
Originally Posted by
qman
CAP’s property valuation in deal violates IAS — SEC
By Carlo Leo C. Manuel
Monday, 01 31, 2005
College Assurance Plan Philippines Inc. (CAP) has another problem on its hands.
Already besieged by mounting criticisms from the public over concerns that CAP may not be able to service its obligations to planholders, the Securities and Exchange Commission (SEC) said the method used by the pre-need firm in the valuation of the land for equity infusion into CAP may have violated the concepts of the International Accounting Standards (IAS).
According to SEC general accountant Roberto Manabat, the valuation of the land should be based on its fair value, which is defined as the amount for which an asset could be exchanged between knowledgeable, willing parties in an arm's length transaction, per IAS-Investment Property.
“The valuation method as proposed by CAP may now be a serious violation of the concepts behind IAS which became effective recently,” Manabat said in a letter to SEC's Company Registration and Monitoring Department Director Benito Cataran.
CAP said businessman Romeo Roxas, through his corporations Green Circle Properties & Resources Inc. and Green Square Properties Corp., has agreed to transfer properties to CAP as part of a plan to augment CAP's trust fund. In exchange for the property infusion, Roxas would get one or more board seats in CAP.
CAP pegs the value of the properties at P6 billion. The pre-need firm intends to develop the property, located in Quezon, into an educational center.
Manabat explained that ideally, the best evidence of fair value is given by current prices in an active market for similar property in the same location and condition and subject to similar lease and other contracts.
In the absence of current prices in an active market, entity considers information from a variety of sources, including current prices in an active market for properties of different nature, condition or location, adjusted to reflect those differences; recent prices of similar properties based on active markets, with adjustments to reflect any changes in economic conditions since the date of the transactions that occurred at those prices and discounted cash flow (DCF) projections based on reliable estimates of future cash flows, supported by external evidence of any existing lease and other contracts.
“Please note that in using DCF, the fair value of investment property does not reflect future capital expenditure that will improve or enhance the property and does not reflect the related future benefits from this future expenditure,” said Manabat. “The latter concept has been introduced into the new accounting standards…to avoid situations where prepares ventures into dreamland territory by stretching the interpretations of the standards.”
The same concept is found in IAS 36-Impairment of Assets in determining value in use. Paragraph 44 of IAS 36 states “future cash flows shall be estimated for the asset in its current condition. Estimates of future cash flows shall not include estimated future cash inflows or outflows that are expected to arise from a future restructuring to which an entity is not yet committed or improving or enhancing the asset's performance.”
“I had thought that projected income that should be used would be the income that the property would earn as its present state and not based on major improvements or enhancements on the property. However, assuming without granting, that such model has conceptual backing of appraisal purposes, we will find it very difficult to justify for financial reporting purposes,” Manabat said.
Aside from Roxas, CAP said it has already signed an agreement with California-based First American Investments Ltd. for the infusion of a $300-million loan into the pre-need firm, which is essential for its dealer's license to be renewed.
The SEC requires the entry of new investors into CAP to help address its financial problems before renewing its license. CAP's dealer's license expired on Sept. 30, 2004.
CAP said it is also keeping its discussions open with an insurance company based in Canada, which the pre-need company said has shown keen interest in investing $100 million in exchange for equity in the pre-need firm.
Malacaٌang, meanwhile, referred complaints raised against CAP by its clients to the SEC.
During a radio interview over RMN News Manila, Press Secretary and concurrent presidential spokesman Ignacio Bunye said the government cannot just serve a “closure order” on CAP since there are laws which they were adhered to closely follow.
With Sherwin C. Olaes