“Having taken out a policy that was insisted on by the bank to protect my company and the bank’s position I simply do not understand how this situation has been allowed to develop –the total cost of the mortgage now exceeds income expectations detailed in leases…”
"In the FCA's opinion… such information may take on the nature of advice if the circumstances in which it is provided give it the force of a recommendation. For example… (3) a person may provide information on a selected, rather than balanced, basis which would tend to influence the decision of the recipient."
"advice requires an element of opinion on the part of the adviser…"
"ultimately, the conclusion of their Lordships was that there was no single common denominator, with all of the tests operating at a high level of abstraction. However, what each test emphasised was the need to take into account all the relevant facts in the overall determination. As Lord Bingham said: "… It seems to me that the outcomes (or majority outcomes) of the leading cases cited above are in every or almost every instance sensible and just, irrespective of the test applied to achieve that outcome. This is not to disparage the value of and need for a test of liability in tortious negligence, which any law of tort must propound if it is not to become a morass of single instances. But it does in my opinion concentrate attention on the detailed circumstances of the particular case and the particular relationship between the parties in the context of their legal and factual situation as a whole. "
"please treat this letter as written notice that we may, from time to time, provide you with advice for the purposes of clause 2.2 of our Terms"
"where phrases such as "trusted financial adviser" are used in internal documents, or even in correspondence between the parties, the court has to construe their meaning in the relevant context. Such words and phrases may be a mere "slogan" or "buzzword… intended to encourage relationship managers to maintain close relationships with their customers and to understand their business as a whole.""
"I had some difficulty in understanding his commentary and description but he sought to encourage me to seriously consider taking an interest rate swapproduct. The conversation was difficult to follow, as the concept was new to me and I didn't understand much of what was being discussed. I asked him to confirm his descriptions of the derivative products by email and he thereafter sent me an email dated9th May 2008 in which he specifically acknowledged that I wanted tokeep things straightforward and suggested a fixed rate deal to "to keep thingssimple"."
"….I have quoted market prices for five, 10 and 15 years based on the loan facility structure and one decision for you to make would be the period that cover should be taken for and this would be dependent on whether you expect early repayment of the loan."
"You discussing a new facility with Barclays for which hedging solutions canprovide protection against rising interest rates. The ideas and indicative pricing that follow have been based on the offer terms of the lending structure… This paper outlines the following: interest rate swap/fixed rate interest rate cap Interest rate collar,…"
"….we need to talk about the interest rate protection that I think needs to be in place before the loan is drawn"
"…because there is something that Andrew [Marsh of Barclays] has got written into [the deal] that says I’ve got to do something at some stage for the first five years, at least haven't I?"
"yes, there are different ways to take out protection, it's whether we need something to [sort of,] two or three alternatives."
"well I think that it's like we said before, the one that is the simplest isthe one I'll go for… and that's the first option in your email isn't it?"
"Yep. I was going to suggest that anyway to be honest."
“Yeah . I think we should do that….”
"..it will be a case of deciding whether you want to do it for 5 years or a longer period.. 5 year rates are higher than longer term, but it depends if you are looking at keeping the loan for a longer period.” Harrison: "
"Longer. Rates have gone up a fair bit because we don't expect base to come down as it did a few weeks ago. But in the longer term there is a possibility the rates could come down, so I'll just give you the rate actually just quickly to give you an idea. Five years is at 5.39. You've got to add your margin on top of this."
“advice requires an element of opinion on the part of the adviser. In effect it is a recommendation as to a course of action”
"… I think I know where I am at now… But let's go through itagain… So we are looking at this interest rate swap at the current deal as of today, which may change tomorrow is what…?"
"as we speak, 5.68%"
"and that's plus 1.5%?"
“….that would be£51,388 …" Harrison: "… If the bank rate changes, if it goes up, what happens?… If it goes to 5.5%" Burgess: "you carry on paying£51,388 … Irrespective of where base goes, if we agree the fixed-rate deal, you carry on paying£51,388 .… Now, this is where the actual, the breakdown of the swap deal comes in, because it’s separated from the loan. This is why it is sometimes better putting it down on paper. I'm trying to think of the best way to explain it over the phone." Harrison: "Right. There's two things that can happen here, the interest rate either increases or decreases… So if the interest rate increases, what happens?" Burgess: "Well, your loan – do it this way round – at the moment, the loan will always continue against base, or continue linked to base. If you separate out the two, you're going to have a base link loan with Andrew, at base of 5% plus your 1.5%… So at 6.5%, you're going to be paying£49,249 to Andrew, and you have a deal with me under the swap which is at 5.68%… So, this month, if base is at 5% under the deal, I will be taking a payment off you of£2,139 because that's the difference between the 7.18% and 6.5%" Harrison: "so tell me that again… " Burgess: "yeah, so that's 5% plus 1.5%. If you did absolutely nothing, no protection, then you'd have a bank loan off Andrew at 5% plus 1.5%”
"… If nothing changed again, nothing changed for the next five years, I'd have to pay you an extra£2500 , whatever it was, a month?"
"yeah£2,139 . If base goes down to 4.5%, then under Andrew’s loan which will now be at 6%… You're going to be paying, let's see,£47,707 , but you're going to have to pay me£3681 each month.… If base goes up to 7%, so Andrew's loan will be at 8.5%, with your margin on top…"
"Right, so you'd pay me to get out of it?… So, what happens if it goes the other way?… I pay you to get out of it?… And you can do that as a one-off payment?… Or do I have an option to pay it monthly?"
"… we could either do a deal to come out of it straight away, and make a one-off payment, either you to me or me to you, or we could just keep on doing the comparison each month, and that, whether it's£1000 to me,£2000 to you, whichever amount it would be each month, comparing base to – the underlying base to the fixed rate that we agreed. We just keep doing that for each month for five years, or we cash settle on the day that you want to come out of the deal."
"… So what he's insisting on is what amounts to an insurance policy, but instead of me paying what I thought I was going to be pay [sic] at£49,249 , I'm actually paying£51,388 … Every month?"
"yes, because if interest rates go to 10%, he doesn't want you to be in a position where you have to pay him£75,000 "
"okay. I understand it."
"… It can be expensive under a swap…"
"… How do you mean it can be expensive?"
"well, again, if the rates move aggressively, if you do a fixed rate at 5.68% and rates move down to say 5% or even 4%… Then it's going to be expensive to come out of, and to give you an example… If you think about it each month, it could be£1000 or£2000 either way.… Multiply that out over five years and if you decide to come out of that position all in one go, we could be looking at£70,000 –£100,000 quite easily on a 1% move… Last year, businesses were walking away with£100,000 on their deals, but this year they could be, they are looking at coming out of it and having to pay£100,000 , because rates have… come down… So you do have the option to either keep paying the£2000 , receiving£2000 or taking the hit or taking the gain. It would be a decision ongoing as and when."
"… Well then, I understand it and I'm still gonna go for the five-yearswap"
"… If you're not 100%, I'm quite happy to get someone to come outand see you tomorrow. I'm not here tomorrow,… Harrison: "no I can sit here and I can say I understand it…"
"… Well then, I understand it and I'm still gonna go for the five-year swap."
"… If you're not 100%, I'm quite happy to get someone to come out and see you tomorrow. I'm not here tomorrow,… Mr Harrison: "no I can sit here and I can say I understand it…"
"Barclays Capital… may from time to time act as manager, co-manager or underwriter of a public offering or otherwise deal in, hold or act as market makers or advisors, brokers or commercial and/or investment bankers in relation to the securities or related derivatives which are the subject of this report."
"This communication is being made available in the UK and Europe to persons who are investment professionals as that term is defined in article 19 of theFinancial Services and Markets Act 2000 (Financial Promotion Order) 2001. It is directed at persons who have professional experience in matters relating to investments..."
"please treat this letter as written notice that we may, from time to time, provide you with advice for the purposes of clause 2.2 of our Terms"
"2.1 Non-advised services:Except as set out in clause 2.2 below, we will not provide any advice to you in relation to a Transaction.… 2.2 Advice: Notwithstanding clause 2.1 above, we may provide you with advice in relation to Transactions, where we have notified you in writing that we will do so. If we do give such advice, you confirm that the information that you have provided and provide from time to time to allow us to assess the suitability of the activities and services we are providing to you is accurate and complete."
"Hedging and derivatives were completely new to me, and it is not something I have ever come across or had any experience of previously. I placed considerable trust in the bank, whether it was Marsh, Burgess or anybody else that I spoke with.… I was always under the impression that the people I was dealing with were advising me either in my personal capacity or as director of the company, and recommending a product that was suitable.…"
"Stephen Your help please. We are financing a new commercial property for Jim and Emma Harrison via their development co namely Thornbridge TL is for£5.652 million against a purchase price of£6.650 million , with fees and derivative the deal is worth in excess of£100,000 VAPM year one. The deposit is being made from a third-party vendor taking a second charge over a property mortgaged to the Woolwich… The third-party lender requires Woolwich consent to do so, the lawyers have requested this on a number of occasions over the past four weeks, with no response. The customer has tried to resolve direct with Premier with no success The customer has phoned this morning and registered a formal complaint, theupshot of which is that unless we can resolve by tomorrow the deal will goelsewhere. Can you please help ASAP."
“At no stage would I have introduced Mr Burgess to Mr Harrison as someone who was able to provide advice.”
"It is common to include in certain kinds of contracts an express acknowledgement by each of the parties that they have not been induced to enter the contract by any representations other than those contained in the contract itself. The effectiveness of a clause of that kind may be challenged on the grounds that the contract as a whole, including the clause in question, can be avoided if in fact one or other party was induced to enter into it by misrepresentation. However, I can see no reason in principle why it should not be possible for parties to an agreement to give up any right to assert that they were induced to enter into it by misrepresentation, provided that they make their intention clear, or why a clause that kind, if properly drafted, should not give rise to a contractual estoppel of the kind recognised in Colchester Borough Council v Smith…"
"the fact that some statements are expressed in the language of representation or acknowledgement cannot, in my view, make any difference to the analysis that the statements give rise to a contractual estoppel."
"I do not regard either the Confidentiality Agreement or the IM as in substance an attempt to exclude or restrict any liability to which RBS might be subject by reason of a misrepresentation made by it before the Syndication Agreement was made. On the contrary they contain, as it seems to me, the agreement of the parties as to the basis upon which the confidential information was to be given, namely that it was not to be regarded as a representation of fact on which RBS intended that RZB should rely or upon which it was entitled to rely; and that any statements made in, for instance, the IM were not to be regarded as complete.…” At 317: "
“ In view of the consistent judicial recognition that the effectiveness of provisions such as [the representations] to give rise to contractual estoppel, the suggestion by Mr White that in some way that provision should be struck down as unreasonable under ss 3 and 11 of theUnfair Contract Terms Act 1977 is hopeless…”
"in my judgement, he came under a duty to explain fully and accurately the nature and effect of the products in respect of which he chose to volunteer an explanation, but I do not think he came under a duty to explain fully other products that Crestsign might have wanted to purchase but which he did not wish to sell, such as an interest rate product."
"it seems to me that Mr Gillard's duty was to explain fully only those products which he wished to sell to Crestsign."
"the judge observed, rightly in my view, although I paraphrase his language, that the Hedley Byrne duty does not comprise a duty to give information unless without it a relevant statement made within the context of the assumption of responsibility is misleading. Thus in so far as COB 2.1.3R refers to a duty to take reasonable steps not to mislead, this is comprised within the common law duty, but in so faras it refers to a duty to take reasonable steps to communicate clearly or fairly, thisintroduces notions going beyond the accuracy of what is said which is thetouchstone of the Hedley Byrne duty. The duty imposed by COB 5.4.3R to takereasonable steps to ensure that the counterparty to a transaction understands itsnature the judge regarded, again rightly in my view, as well outside any notion ofa duty not to misstate, as he characterised the Hedley Byrne duty to be.…"
"this Agreement and all transactions are subject to Applicable Regulations. If there is any conflict between this Agreement and any Applicable Regulations the latter will prevail. Further, if there is any conflict between this Agreement and the terms of any Transaction, the latter will prevail." "
"Applicable Regulations" means each of the following, as in force from time to time: (a) FSA Rules or any other rules of a relevant regulatory authority; (b) the Rules of the relevant Market; and (c) all other applicable laws, rules and regulations."
"it is the duty of an employer, in considering whether some precautions should be taken against a foreseeable risk, to weigh, on the one hand, the magnitude of the risk, the likelihood of an accident happening and the possible seriousness of the consequences if an accident does happen, and, on the other hand, the difficulty and expense and any other disadvantage of taking the precaution."
"My understanding of break costs was based on the alternative of just continuing to pay the extra few thousand pounds per month. Had I known or understood the actual level of potential break costs then I would have wanted to stay well away from the swap."
"Certainly, and there were many different views, although I have to say I think there was a strong view amongst many participants in the market that interest rates would go up." 162. Mr Coleman referred to Mr Croft’s report at paragraph 12 where he stated: "
"even amongst the people who thought interest rates would go lower, I very much doubt that there were any that thought it could go to one and then half a percent."
"before a hedge can be put in place the Bank's policy was that the Relationship Director needed to ensure that Credit was willing to allow the Bank to take on the risk of a hedge. The Bank accepted a degree of risk by entering into a hedging product with a customer as, if the customer becomes insolvent and defaults on its hedge payments and at the same time interest rates have moved against the customer, the Bank may be left to bear the mark to market costs to terminate the hedge known as a breakage cost"
"I don't have a detailed understanding of what this CEE limit is, or indeed, more the point, how it is calculated. Because the bank had assumed a position, we were given a number by Barclays Capital and we had to communicate that internally. But it was an internal measure that still to this day I don't fully understand."
"I'm not saying there's no connection because clearly in extremis you can have situations where the break cost, as we know, was actually higher than the CE limit but it's not meant to be a measure on day one or an estimate of the breakage costs.” He was asked whether it provided any indication of the claimant's potential exposure to break costs albeit in extreme circumstances. Mr Rainford replied "an indication, I think, in the sense that the size and duration of a transaction will partly determine how big a CE then it is."
"well I mean well it's true .. I mean this thing was put in place, the swap was put in place to protect Barclays if you like against and my business against interest rate rises which meant that the company wouldn't be able to afford the mortgage based on the rental income because the rental income is fixed and Andrew said well we need to put this in place in case interest rates rise in which case we covered off when in actual fact it's costing me an absolute bloody fortune.” JB: "yeah because interest rates have gone down."
"I know, it's something that at the time there was quite a lot of concern about inflation which was the complete opposite to what actually was going on in the economy."
"certainly as part of the dialogue that would have been explored. I would expect it to have been explored."
"a cap might be attractive to a customer for reasons that have no connection at all with the slight difference between the fixed rate and the base rate. Is that not right? R: Yes. There could be lots of other reasons. C: For example, the customer might prefer a cap because he can take advantage of the falling interest rates. R: Yes C: “..and the other advantages which we were talking about earlier. None of those other advantages that we were talking about earlier are mentioned as potential considerations on this page, are they? R: “… I am saying yes, you are correct and my answer is yes, they are not but, again, I don't know what conversations happened in the buildup to John preparing this document for the customer."
"no, because this is just one part of the sales process and, again, you know, I'd find it would be very surprising if John hadn't had the conversation with the customer about the different products.” C: "we are dealing with the evidence we have got. Let us just assume that there was nothing else in the conversations and that this represents effectively a complete statement. R: “If this was the only thing the salesperson had showed the customer and there was no other dialogue, then yes, it's incomplete and unfair.… As a document on its own with no context as to the end to end to sales process it would be unfair because it has clearly not gone through enough detail…"
"Repayment shall be made in 180 instalments of principal (together with interest) of£50,069 .75 payable monthly commencing one month after first drawdown with interest debited to loan account.… Where relevant, the instalment amounts specified above are subject to adjustment under condition 3.” The figure of£50,069 .75 comprises both principal and interest. Under the heading "
"Interest shall be payable in accordance with condition 5. The bank’s margin in respect of the Facility (the "
"I think it's just it's just fallen out of line because … the interest rate moves had not been adjusted on the loan."
"it isn't a mis-sell because in placing the swap we have managed his interest costs for five years and now we need to agree with him how he wants to manage his cash flows after the unforeseen aggressive interest rate movements because it would be impossible to manage these flows until knowing retrospectively when base had moved. The problem with swaps is always going to be that the cash flows can only be calculated based on the fixed rate or base rate when the deal is placed."… I believe that he already understands the position that in straightforward terms, as base falls lower, he is paying capital off the loan at a faster pace without the offset to the reset payments under the swap deal. This is not at a cost, but is a cash flow issue and the discussion needs to take place on how he wants this to happen going forward should the level of base change again.… I understand the issues that he currently faces because in January he will see a loan charge of£39,326 and a swap reset of approximately£19,000 and so a monthly gross cost of approx.£58,000 . The question to Jim is whether he wants to eat into the capital now with a loan repayments set at£39,326 or should the loan repayment be reduced to offset the swap payment currently being charged in preparation for 2013 when the swap falls away when you can increase the loan repayments to ensure that the loan is repaid to nil at maturity? So in other words, Jim is looking at paying an extra£6000 for the next 4 1/2 years at a fixed rate and then if rates stay constant until maturity of the loan he will see a loan cost of£39,326 – does he want this to match income flows? A change to the loan cash flows would need credit approval but with the swap already booked a restructure of the deal as an alternative could get more complicated as would be way off market or involve a break fee"
"having now been told how a cap works, that would certainly seem to me, to be the most straightforward of the options that would have been available to the Bank.…” Paragraph 58: "if the cap been explained in greater detail, in comparison to thepotential downside risks of the swap then I would have taken out the cap. I had the funds readily available to pay the premium that was quoted for a cap, upfront if required, .… As far as I understood, under the swap I was paying an extra few thousand pounds per month for an insurance policy, and so if the swap and cap had been presented and sufficiently discussed, paying a premium for a cap would not have put me off."
"Burgess also attached a presentation document entitled "
"From Burgess’s initial email of9th May 2008 onwards, I considered that he was advising me to take the swap. On the back of this, I didn'teven give any thought to the other products that may have been available, not that I was really aware of any, and Burgess certainly didn't bring these to my attention or discuss them in any detail…"
"I didn't even give any thought to the other products that may have been available, not that I was really aware of any" and in answer to the question "the email was directing you to a swap and that because of that, when you came to look at the presentation, although you read page 2, you considered that the direction from Mr Burgess was just to the swap and so you did not give… any thought to the other products. Have I got it right?"
"I took his advice on which one of the recommendations that we should be looking at. So we were focused straightaway on that page 2.” Mr Mitchell put it to him: "
"My understanding of break costs was based on the alternative of just continuing to pay the extra few thousand pounds per month. Had I known or understood the actual level of potential break costs then I would have wanted to stay well away from the swap."
“I’d entered into a process looking for protection against interest rate rises”
“Mr Harrison thinking rates might go up might also have wanted to have a bet both ways and the benefit of a cap if it went down.”
“if the cap been explained in greater detail, in comparison to the potential downside risks of the swap then I would have taken out the cap”