REG - ICG-Longbow Senior - Annual Report for the year ended 31 January 2023
22/05/2023 18:30
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RNS Number : 2585A ICG-Longbow Snr Sec UK Prop DebtInv 22 May 2023
ICG-Longbow Senior Secured UK Property Debt Investments Limited
Annual Report And Financial Statements
For the year ended 31 January 2023
All capitalised terms are defined in the Glossary of Capitalised Defined Terms
unless separately defined.
Corporate Summary
Investment Objective
In line with the revised Investment Objective and Policy approved by
shareholders at the Extraordinary General Meeting in January 2021, the Company
is undertaking an orderly realisation of its investments.
Structure
The Company is a non‑cellular company limited by shares and incorporated in
Guernsey on 29 November 2012 under the Companies Law. The Company's
registration number is 55917 and it has been registered with the Guernsey
Financial Services Commission (GFSC) as a registered closed‑ended collective
investment scheme. The Company's Ordinary Shares were admitted to the premium
segment of the Financial Conduct Authority's (FCA) Official List and to
trading on the Main Market of the London Stock Exchange as part of its IPO
which completed on 5 February 2013. The issued share capital comprises the
Company's Ordinary Shares denominated in Pounds Sterling. The Company
previously made investments in its portfolio through ICG‑Longbow Senior Debt
S.A., the Company's wholly owned Luxembourg subsidiary. The Board resolved to
simplify its corporate structure by collapsing the subsidiary company which
acted historically as the lender for the Company's investments. Following this
decision, the subsidiary, ICG Longbow Senior Debt S.A., was dissolved under
Luxembourg Law with effect from 18 January 2022. Following the dissolution,
the Company assumed the assets and liabilities of its former subsidiary.
Investment Manager
The Company has appointed ICG Alternative Investment Limited as external
discretionary investment manager, under the Alternative Investment Fund
Management Directive (AIFMD) within a remit set by the Board.
Financial Highlights
for the year ended 31 January 2023
Portfolio
£67.4 Million((1)) invested in four loans as at 31 January 2023
£62.1 Million invested in four loans as at 22 May 2023
31 January 2023 31 January 2022
Weighted average loan coupon((1)) 7.43% 7.39%
Weighted average loan maturity((1)) 0.31 years 0.97 years
Weighted average loan to value ratio((1)) 80.9% 67.8%
Performance
31 January 2023 31 January 2022
Earnings Per Share 1.62 pence 6.05 pence
Total Income Per Share((1)) 5.99 pence 7.85 pence
NAV Per Share((1)) 63.77 pence 72.35 pence
Declared Dividend per Share ((1)) 3.6 pence 5.6 pence
Capital Distribution per Share ((1)) 6.0 pence 26.0 pence
((1)) These are Alternative Performance Measures
Financial Summary
Performance
· The Company is continuing an orderly realisation of its
assets. During the financial year, the Company returned £7.3 million of
shareholder capital, equating to 6.0 pence per ordinary share.
· NAV of £77.35 million as at 31 January 2023 (31 January 2022:
£87.77 million), equivalent to 63.77 pence per ordinary share (31 January
2022: 72.35 pence per ordinary share).
· Total income for the year ended 31 January 2023 was £7.27
million (31 January 2022: £9.52 million), and profit after tax was £1.96
million (31 January 2022: £7.34 million).
· The Company raised ECL provisions of £3.9 million. £2.3
million in respect of the Southport loan which was classified as Stage 3
following the appointment of an administrator over the borrower, and £1.6
million in respect of the RoyaleLife loan which was downgraded and is in
default.
· Earnings per share of 1.62 pence (31 January 2022: 6.05 pence)
with total dividends paid or declared for the year ended 31 January 2023 of
3.6 pence per share (31 January 2022: 5.6 pence per share).
· After allowing for shareholder capital return, pro forma NAV
per share fell by 2.58 pence in the period.
· Following the year end, the Company returned a further £6.7
million of shareholder capital, equating to 5.5 pence per ordinary share. As
at the date of this report, the Company has now returned 37.5 pence per
ordinary share to shareholders, equating to £45.5 million in total.
Dividend and Capital Distributions
· Total dividends paid or declared for the year ended 31 January
2023 of 3.6 pence per share (31 January 2022: 5.6 pence per share), made up as
follows:
o Interim dividend of 1.1 pence per share paid in respect of quarter ended
30 April 2022
o Interim dividend of 1.0 pence per share paid in respect of quarter ended
31 July 2022
o Interim dividend of 1.0 pence per share paid in respect of quarter ended
31 October 2022
o Interim dividend of 0.5 pence per share paid in respect of quarter ended
31 January 2023
· Total capital distributions paid or declared for the year ended
31 January 2023 of 6.0 pence per share (31 January 2022: 26.0 pence per share)
Investment Portfolio
· The portfolio weighted average LTV was 80.9% (31 January 2022:
67.8%), reflecting revaluations and changes to the composition of the loan
portfolio.
· The portfolio weighted average residual term was 0.31 years (31
January 2022: 0.97 years).
· The Company's Northlands loan was partially repaid following
the year end. As a result of these repayments, the Company's portfolio as at
22 May 2023 comprises four loans with an aggregate principal balance before
impairment of £62.1 million and a pro forma portfolio weighted average LTV of
81.1%.
· A further return of capital will be made following additional
anticipated repayments of the Northlands loan, expected during June 2023.
· Notwithstanding the property valuations received in preparation
of this report, debt and property markets remain challenging and shareholders'
attention is drawn to the risks set out in the accounting policies, the stress
analysis and elsewhere in the notes to the accounts.
· Following the period end, the Company, in conjunction with its
fellow lenders, appointed an administrator over two of the companies providing
security for the RoyaleLife loan. This is also discussed in the stress
analysis and in Note 5 to the accounts.
*Unless stated otherwise, loan balances are stated gross of ECL provisions for
impairment. A comparison to the carrying value of the loans is set out in
Note 5 to the accounts.
Chairman's Statement
Introduction
On behalf of the Board, I now present the tenth Annual Report for the Company,
for the year ended 31 January 2023.
Economic and market conditions in the period were turbulent. Concerns over the
war in Ukraine, double digit inflation and the rising interest rate
environment led to widespread falls in global asset prices. In the UK, the
impact and aftermath of the doomed autumn 'mini-budget' led to a rapid
sell-off in UK Government bonds, amplified by forced selling by UK pension
funds seeking to meet margin calls on their Liability Driven Investment
portfolios. This rapidly resulted in a change of Chancellor and, ultimately,
Prime Minister.
While the appointments of Jeremy Hunt and Rishi Sunak assuaged markets, many
of the after-effects remain and, as the Investment Manager sets out below, the
impact on pricing and liquidity in the property and commercial mortgage
markets was marked. Transactional activity was severely reduced in the
second half of 2022, although there has been a modest improvement in sentiment
in 2023 as UK public finances have largely defied most negative forecasts.
This has narrowed bid-ask spreads and allowed for markets to clear in certain
instances. However, price discovery is still continuing in many sectors and
both sales and refinancing transactions are taking longer to complete than in
the recent past and many are aborting.
In this difficult period, the Company's investments were not immune from the
dislocation. The sale and refinancing processes of a number of the Company's
borrowers stalled, with the result that certain loans have now extended beyond
their original contractual maturity dates. While unwelcome, this has been a
market-wide rather than Company-specific phenomenon and the Investment
Manager's approach of working consensually with borrowers towards exits, while
charging increased coupons and fees, has helped in securing over £10 million
of repayments since the beginning of the calendar year 2023 while also
modestly improving earnings on those loans. More assertive action though has
had to be taken on two of the Company's loans and this is discussed more fully
below and in the Investment Manager's report.
As a result, the Company has continued its capital return programme and, as at
the date of these accounts, the Company has paid capital distributions to
shareholders totalling 37.5 pence per share. During the year, the Board has
also been able to continue to distribute dividends from retained earnings and
cashflow. In the financial year to 31 January 2023, dividends of 3.6 pence
per ordinary share were declared or paid.
The Company's holdings now comprise a small number of remaining investments
and these are undoubtedly those that have been more challenged by market
conditions. The Company placed the Southport hotel into administration during
the period and, following the receipt of bids by the administrator and an
independent surveyor's revaluation, the Board now considers it prudent to
recognise an impairment in respect of this investment of £2.3 million,
equating to 1.8 pence per ordinary share.
The RoyaleLife borrower has faced liquidity issues as a result of Covid-19 and
supply chain constraints delaying its business plan. As a result, the
borrower has been unable to pay interest and the loan was placed in default.
An independent valuation as at 31 December 2022 confirmed the investment
remained secure from a loan to value perspective. However, it appears
unlikely that the loan will repay at its maturity date in October 2023. As a
result, the loan has been downgraded and an ECL provision for interest arrears
and impairment of £1.6 million (1.35 pence per share) has been raised.
The Investment Manager was in discussions to restructure the loan. However, as
a result of working capital challenges, notice of a winding up petition was
filed by a third-party creditor against certain of the vehicles within the
Company's borrower group. As a consequence, on 11 May 2023, the Investment
Manager appointed administrators over these vehicles in order to protect the
Company's position. The borrower itself and other group entities continue to
operate. The administration process creates a less certain outlook for the
Company's loan both in terms of debt service and eventual repayment. As a
result, interest will be recognised on a gross basis and an ECL provision will
be raised, and it is now our expectation that the repayment date may extend
significantly. This is more fully discussed in the Investment Manager's report
and notes to the financial statements
While the Board is satisfied with the net carrying values as at 31 January
2023 included in this report and accounts, we are operating in a market with a
heightened level of risk, reduced credit availability and deteriorating
economics in real estate. Accordingly, shareholders' attention is drawn to
the risks to valuations as discussed in the principal risks, and notes to the
financial statements. The Board believes that the stress analysis gives some
guidance to the possible impact of deterioration in circumstances to the value
of the portfolio, noting that deterioration may not be limited to the examples
given.
The Board and Investment Manager will continue to evaluate any options to
accelerate redemptions.
Portfolio
At 31 January 2023, the portfolio comprised four loans with a total principal
balance outstanding of £67.4 million (before impairment).
During the year the Company received repayment in full of the LBS Properties
Limited (LBS) loan (£6.5 million) and the remaining balance of the Quattro
loan (£6.0 million). In each case the loan repayments were accompanied by
exit and prepayment fees, enhancing shareholder returns. A £0.9 million
partial repayment of the Northlands loan was also received in the period; a
further £5.3 million of this loan repaid after period end, with further
monies anticipated in June.
As highlighted above, while exit processes are underway for the remaining
portfolio loans, some of these may be protracted and the outlook for the
timing of the redemption of the RoyaleLife loan, in particular, is less
certain. Various options are being explored by the administrator and
Investment Manager. The property securing the Affinity loan is being marketed
for sale into what is currently a difficult market and the sponsor is also
pursuing refinance options. The Southport hotel securing our loan is under
conditional offer, following the appointment of an administrator, albeit there
is no assurance this sale will complete. This is discussed further in the
Investment Manager's report.
Dividend
The Company paid dividends equating to 3.6 pence per share during the year
despite the market disruption, the steadily reducing loan portfolio and the
interruptions in interest income in certain of the Company's investments.
The dividend outlook for the Company is more challenging in the near term and
is discussed in the outlook section.
Governance and Management
The orderly wind up of the Company's Luxembourg subsidiary company has helped
reduce operating expenses by approximately £0.1 million in the period. The
Board believes that the management structure of the Company remains
appropriate for the reducing portfolio of investments.
Post Year End Trading
Between March and May 2023, the Company received partial repayments of the
Northlands loan totalling £5.3 million. In May 2023, two companies
connected to the RoyaleLife borrower were placed into administration.
Outlook
The Company remains committed to the timely realisation of its investment
portfolio and intends to continue to return capital to shareholders as funds
become available, taking account of the Company's working capital
requirements.
However, the remaining loans in the portfolio are those where exits are
currently more challenging due to the property and debt market conditions
discussed in both this and the Investment Manager's statements as well as the
specific issues with the Southport and RoyaleLife loans highlighted above.
Moreover, as the portfolio reduces in size, the Company's fixed cost base will
absorb a growing proportion of the portfolio income. As a consequence, the
Board and Investment Manager are exploring the optimum way to manage this cost
base and will consider alternative options for exiting the remaining
positions.
The Board has also considered the Company's ability to pay further quarterly
dividends to shareholders. We have previously signalled that the Company
would seek to distribute an amount equal to an annualised 6% of the prevailing
quarter's net asset value, while it was prudent to do so. Henceforth, the
Board, will distribute dividends from earnings as and when profits and
cashflow prudently allow.
There is no doubt that we are now operating in a more difficult market than
when we reported to you in our last annual and interim reports. The market
correction during the year has been responsible for a deterioration in the
aggregate Loan to Value ratio from 67.8% to 80.9%. While the Board is
satisfied with the net carrying value of our assets at 31 January 2023, we
have in this report discussed the risks attendant to future realisations. We
will continue to work with the Investment Manager to manage those risks and
deliver the best outcome for shareholders in the most realistic timeframe.
Investment Manager's Report
The Investment Manager's Report refers to the performance of the loans and the
portfolio for the year to 31 January 2023, and the general market conditions
prevailing at that date. Any forward-looking statements in this report
reflect the latest information available as at 22 May 2023.
Investment Objective
The investment objective of the Company, as approved by the shareholders of
the Company, is to conduct an orderly realisation of the assets of the
Company.
Fund facts
Fund launch: 5 February 2013 Fund type: Closed ended investment company
Investment Manager: ICG-Longbow Domicile: Guernsey
Base currency: GBP Listing: London Stock Exchange
Issued shares: 121.3 million ISIN code: GG00B8C23S81
Management fee: 1.0% LSE code: LBOW
Website: www.lbow.co.uk (http://www.lbow.co.uk)
Share price & NAV at 31 January 2023 Key portfolio statistics at 31 January 2023
Share price (pence per share): 52.25 Number of investments: 4
NAV (pence per share) ((1)): 63.77 Percentage capital invested((1) (3)): 83.0%
Premium / (Discount) ((1)): (18.1%) Weighted avg. investment coupon: 7.43%
Approved dividend (pence per share)((2)): 0.5 Weighted avg. LTV: 80.9%
Dividend payment date((2)): 4 May 2023
((1) ) These are Alternative Performance Measures
((2) ) For the Quarter ended 31 January 2023
((3) ) Loans advanced at amortised cost/Total Equity attributable to the
owners of the Company.
Summary
At 31 January 2023, the investment portfolio comprised four loans. Principal
activity in the period included:
· Repayment in full of the remaining £6.0 million balance of the
Quattro loan;
· Repayment in full of the £6.5 million LBS loan;
· Partial £0.9 million repayment of the Northlands loan;
· Working capital advance of £0.2 million on the Southport loan.
As a consequence of the above activity, total commitments at period end stood
at £67.4 million* (31 January 2022: £80.9 million) with the par value of the
loan portfolio being £69.9 million (31 January 2022: £80.5 million).
The weighted average loan to value ratio increased to 80.9% (31 January 2022:
67.8%) reflecting revaluations and the changes to the portfolio composition.
The loans carry a contractual weighted average coupon rate of 7.43% (31
January 2022: 7.39%), with returns supplemented by fees and default interest
charges.
At the year end, and as discussed further below, the Company made a £2.29
million provision for impairment against the Southport loan. The Company also
made a £1.6 million ECL provision for impairment against the RoyaleLife
loan. As a result, the current effective weighted average coupon rate is
significantly below the 7.43% per annum stated above.
Following the year end, the Company received further repayments totalling
£5.3 million on the Northlands loan. As a result, as at the date of this
report, the Company's portfolio totals four investments with an aggregate
committed balance of £62.1 million. The weighted average LTV is 81.1%.
Company Performance
During a period of considerable dislocation in property and finance markets,
the Investment Manager has continued to focus on monitoring the credit quality
of the portfolio investments and taking steps to incentivise or deliver exits
of the remaining assets. Certain of the portfolio investments have passed
their contractual maturity dates, and all the lender's rights have been
reserved in respect of these breaches, with default interest being charged.
During the period we appointed administrators over the borrower of the
Southport loan following a breach in the LTV covenant which the borrower
failed to cure. The hotel remains open and continues to trade satisfactorily
and a sales process is ongoing with the property currently under conditional
offer to a national hotel brand. There is however no assurance that any sale
will complete and we consider it prudent to recognise an impairment provision
of £2.3 million to the carrying value of the loan on an EIR basis to reflect
the level of the current offer, costs of administration and sale. The Company
has also recognised interest on a net basis after ECL provision on the loan
with surplus operating cashflows being retained by the administrator as
working capital for the continuing hotel operations. It is anticipated that
surpluses, if any, will form part of the redemption proceeds upon exit.
The RoyaleLife borrower pursued a corporate refinance of its whole business
during the period. However, these discussions fell away in Q4 2022 after a
material change in terms offered by the incoming lender. Following extensive
investment in planning and site infrastructure, the business became cash
constrained as a result of depressed sales momentum during the pandemic and
subsequent supply chain issues hampering completions. We believe the
fundamental business model of the Royale group remains strong and, based on an
independent valuation as at 31 December 2022, the loan capital remains
adequately secured with an updated LTV of 72% (85.5% including outstanding
interest and charges). However, cashflow constraints have affected interest
service and the loan has been downgraded to sub-standard for the purpose of
risk assessment, resulting in an ECL provision for impairment of £1.6 million
reflecting the derecognition of accrued interest and the possibility of loss
for a Stage 2 loan under the Company's IFRS 9 policy.
After period end, these cash constraints on the borrower's business led to
winding up petitions being filed by a third-party creditor against two of the
vehicles within the borrower group both of, which are security providers for
the Company's loan. In response to this, the Company, in conjunction with
its co-lenders, appointed an administrator over these vehicles on 11 May 2023
in order to protect the lenders' position. It is important to highlight
that, as at the date of this report, the borrowing vehicle itself and the
remaining group companies and security providers continue to operate.
The Company's loan to RoyaleLife is part of a larger lending syndication with
other ICG private funds. The Investment Manager is now in discussions with its
syndicate partners and the administrator to consider the next steps for the
loan which, amongst other options, may include the provision of a working
capital facility and extension of the loan beyond its current October 2023
maturity date. Until such time as a satisfactory resolution is reached in
respect of the above, default interest will continue to accrue. However, we
believe cash for interest service will be constrained in the near term and, as
a result, recognition of interest will be recognised on a gross basis and an
ECL provision will be raised.
*Unless stated otherwise, loan balances are stated gross of ECL provisions for
impairment. A comparison to the carrying value of the loans is set out in Note
5 to the accounts.
The property securing the Affinity loan was relaunched for sale in Q1 2023,
following an abortive process in H2 2022 when property markets became severely
dislocated. While the loan has passed its maturity date and default interest
is being charged, the underlying occupational performance remains strong with
occupancy in excess of 90%. In addition to a sale, the Sponsor is also
pursuing refinancing options for the facility. Based on a revaluation in
April 2023, the loan remains adequately secured with an LTV ratio of 85.9% as
at the date of these accounts.
As a result of the repayments received during the year, the Company's loan
commitments at period end stood at approximately £67.4 million, with all
commitments fully drawn. Portfolio LTV was 80.9% on a weighted average
basis, all secured by first ranking mortgage investments. The weighted average
loan coupon of 7.43% is supplemented by default interest and contractual exit
fees.
Portfolio
Portfolio statistics 31 January 2023 31 January 2022
Number of loan investments 4 6
Aggregate principal advanced £67,443,056 £80,543,427
Weighted average LTV 80.9% 67.8%
Weighted average interest coupon 7.43% 7.39%
Weighted average unexpired loan term 0.31 years 0.97 years
Cash held £9,209,494 £4,801,224
Investment Portfolio Summary as at 31 January 2023
Project Region Sector Maturity Balance outstanding (£m)((2)) Current LTV
(%)
Affinity South West Office March 2023 17.30 85.9%
Southport ((1)) North West Hotel Feb 2023 15.20 104.8%
Northlands London Mixed use Oct 2022 9.56 56.5%
RoyaleLife National Residential Oct 2023 25.38 72.4%
Total / weighted average 67.44 80.9%
(1) LTV reflects balance outstanding before provision for impairment.
(2) Balance outstanding excludes accrued interest. A comparison to the
carrying value of the loans is set out in Note 5 to the accounts.
Economy and Financial Market Update
Initial positive market expectations for 2022 were rapidly derailed by the
Russian invasion of Ukraine and an intensifying energy crisis, leading to a
very different year than the recovery period widely expected following the
pandemic. The UK Government's initial forecasts of 7% economic growth and
around 4% inflation were consequently wide of the mark, with GDP growth
essentially flat during the year and the UK economy still below its
pre-pandemic level.
As a result of both global and domestic inflationary pressures, the Bank of
England commenced a programme of successive and rapid increases to the Bank
rate, from 0.25% in January 2022 to 3.50% in January 2023 and 4.25% as at the
date of these accounts. Given the lag in these increases feeding through to
price changes, inflation continues to remain elevated, with CPI rising by
10.1% in the 12 months to end-March 2023.
These difficulties were amplified by the resignation of Boris Johnson in July
2023, and new Prime Minister Liz Truss's ill-fated September mini budget. The
ensuing interest rate shock hit property markets hard, with significantly
reduced transaction volumes as confidence among market participants fell and
price discovery became challenging. During Q4 the benchmark five-year swap
rate, which is a key market barometer, peaked at over 5%, leaving many
borrowers unwilling or unable to transact on new loans.
Occupational Demand/Supply
Offices
Despite continued debate on the effects on offices of the rise in flexible
working, positive occupational dynamics continued across many markets. London
office leasing was 13% up in 2022, and regional office leasing was only 8%
down on previous years, according to Savills, a far better result than many
expected. We have observed that much of this take up has been driven by
corporate occupiers seeking space with greater sustainability and wellbeing
credentials, and this has magnified the distinction between prime and
secondary assets, with the latter being more challenging to lease and sell.
The demand/supply imbalance of ESG-compliant office space and limited
development pipeline look set to continue to drive rental growth for
best-in-class assets, despite subdued economic conditions.
Industrial
After a golden run for industrial property, industry giant Amazon sent
shockwaves through the sector by returning space in 2022. Despite this, the
market saw over 30 million sq ft in big box Grade A take up for the third year
running, according to JLL. A lower proportion was taken by e-commerce tenants
over the year, as manufacturing tenants increased their share of take up, seen
by some as a response to the supply chain crisis and reshoring moves amid
geopolitical uncertainty. In response to continued demand, prime headline
rents increased by 12.9% and big box space under construction at year end
increased by almost 10 million sq ft relative to the prior year. The wider
industrial market (excluding big box units) mirrored this trend, with Colliers
reporting 10% average rental growth across the sector.
Retail
The past year brought little respite for retail, as the cost of living crisis
put pressure on consumer confidence. Total retail sales outperformed the prior
two years according to Cushman & Wakefield, however this was considered to
be a result of rampant price inflation rather than increasing volumes. At year
end, the pain was somewhat offset for the high street by the proportion of
December online sales (26.5%) being considerably lower than 2021 (30.5%).
Average retail rents are now estimated at 17% below their 2018 peak, according
to Carter Jonas, however retail's subsectors continued to show very disparate
performance, with shopping centres and food stores seeing more pain than high
street shops and retail warehouses in 2022. One green shoot in 2022 was a
softening rate of rental decline, at only 1% over the last 12 months to
January 2023.
Hotels
Average daily room rates in the UK recovered to above 2019 levels and while
occupancy is lagging slightly, revenue per available room (RevPAR, a key
performance metric) has pushed ahead, according to industry monitor STR. A key
headwind for the sector is energy prices. By Q3 2022, it was estimated that
utilities costs were 70% up on 2019 levels, and staff pay pressures are also
rising, putting pressure on profitability.
Property Investment Market
After a gain of 20% during 2021, all property capital values fell by 13.3% in
2022, according to CBRE, reflecting a rapid repricing in the market in the
second half of the year. Particularly affected were tightly priced industrial
assets, which saw capital values drop 21% during the year, despite rental
income growth. The total investment volume of over £52bn represented a fall
from over £63bn in 2021 but remained above 2019 and 2020 levels according to
RCA.
Property yields rose rapidly over the course of H2 2022. Savills estimate an
increase in prime office yields of 75 bps in London and the South East in the
12 months to Jan 2023, and 125 bps in the UK regions. While industrial yields
were estimated to have moved out 125 bps regardless of subsector, prime yields
on retail vary widely, with high streets flat at 6.5%, shopping centres moving
out 50 bps to 8.0% and retail warehousing a more modest 25 bps to 6.0%.
Estimation of yields became increasingly difficult in the latter part of the
year, with little transactional evidence in many markets and a number of
abortive deals including Abrdn's £250m sale of the Churchill Square Shopping
Centre in Brighton and Tesco Pension Fund's sale of £600m of its industrial
assets. The most significant retail transaction of the year, the sale of the
Fenwick's department store in Mayfair, transacted at £430m. This was seen
as a redevelopment opportunity, and skewed sector volumes.
As a result of this market uncertainty and widening bid-ask spreads, several
managers including Schroders, BlackRock and Columbia Threadneedle gated some
of their open-ended property funds in the latter half of the year, as the
market engaged in a period of repricing.
Finance Markets
Outstanding debt in the property markets grew marginally to £173.8bn over the
year to January 2023, according to the Bank of England, however outstanding
debt to development property dropped over 12% in the period.
The ultra-low interest rate environment which had supported low yields and
rising valuations was eroded over the course of the year by the successive
base rate increases to counter rising inflation. The biggest shock came in
September, as gilt yields rose 120 bps in three days in response to the UK
Government's disastrous mini budget. The 1.5% increase in the benchmark
five-year swap rate seen in 2021 paled in comparison with last year's 2.25%
increase in rates, with five year money peaking at over 5% in October 2022.
We observed that both borrowers and lenders were unwilling (or unable) to
transact in this period.
Financing conditions became more conservative in the latter part of the year,
a result of asset repricing and a continued decline in LTV ratios offered by
lenders, according to CBRE. This created particular difficulties for borrowers
seeking refinancing, as we have observed both within our portfolio and across
the wider market. At the end of H1 2022, over £35bn of UK real estate debt
was due for refinancing within the following 12 months, according to the
annual Bayes Commercial Real Estate Lending Survey, and we have seen many
loans extended further or fail to repay at maturity.
Investment Policy
Investment Objective
The investment objective of the Company, as approved by the shareholders, is
to conduct an orderly realisation of the Company's assets.
Investment Policy
The assets of the Company are being realised in an orderly manner, returning
cash to Shareholders at such times and in such manner as the Board may, in its
absolute discretion, determine. The Board will endeavour to realise all the
Company's investments in a manner that achieves a balance between maximising
the net value received from those investments and making timely returns to
Shareholders.
The Company may not make any new investments save that:
· investments may be made to honour commitments
under existing contractual arrangements or to preserve the value of the
underlying property security; and
· cash held by the Company may be invested in
quoted bond and other debt instruments with a final maturity of less than 365
days as well as money market funds for the purposes of cash management
provided any such instrument has a minimum credit rating.
The Company will continue to comply with the restrictions imposed by the
Listing Rules in force from time to time.
Any material change to the Company's published investment policy will be made
only with the prior approval of Shareholders by ordinary resolution at a
general meeting of the Company.
Board of Directors
Jack Perry CBE - Chairman and Non-Executive Independent Director
Appointment: Appointed to the Board and as Chairman in November 2012
Experience: Jack is an independent non-executive board member and adviser to a
number of public and private companies. He is currently Chairman of European
Assets Trust PLC and a director and chairman of the audit committee of the
Witan Investment Trust plc. He previously served as Chief Executive of
Scottish Enterprise, Scotland's enterprise, innovation and investment agency
for six years until November 2009.
Prior to this, he was the managing partner of Ernst & Young in Glasgow. In
addition, he was Regional Industry Leader for Scotland and Northern Ireland
for Ernst & Young's Technology & Communications and Consumer Products
practices.
He is a former non-executive director of FTSE 250 company, Robert Wiseman
Dairies PLC and Capital for Enterprise Ltd. He also served as a member of the
Advisory Committee of Barclays UK & Ireland Private Bank.
Jack is a member of the Institute of Chartered Accountants of Scotland.
Committee Membership: Nomination Committee, Management Engagement Committee,
Remuneration Committee
Stuart Beevor - Non-Executive Independent Director
Appointment: Appointed to the Board in November 2012
Experience: Stuart is an Independent Consultant with various roles advising
clients in real estate fund management, investment, development and asset
management. He is a Trustee Director of the Legal & General UK Senior
Pension Scheme. From 2004 to 2013 he was a non-executive director at Unite
Group Plc and from 2013 to 2020 a non-executive director of Metropolitan
Thames Valley Housing. Furthermore, from 2016 to 2022, he was a non-executive
director of Empiric Student Property plc. From 2002 to 2011 he was Managing
Director of Grosvenor Fund Management Limited and a member of the Board of
Grosvenor Group Limited, the international property group. Prior to joining
Grosvenor, he was Managing Director at Legal and General Property Limited,
having previously held a number of roles at Norwich Union (now Aviva). Stuart
is a Chartered Surveyor with over 40 years' experience in real estate both in
the UK and overseas.
Committee Membership: Audit and Risk Committee, Nomination Committee,
Management Engagement Committee, Remuneration Committee
Fiona Le Poidevin - Non-Executive Independent Director
Appointment: Appointed to the Board in September 2020
Experience: A Chartered Director, Fellow of the Institute of Directors and
Chartered Accountant (FCA), Fiona is a non-executive director with 25 years'
experience working in financial services in both London and the Channel
Islands across the accounting and tax professions with experience in strategy,
marketing, PR and the regulatory and listed company environments. Among her
appointments, Fiona is director of Sequoia Economic Infrastructure Income Fund
Limited, a FTSE 250 company, and Audit Chair of ICG-Longbow Senior Secured UK
Property Debt Investments Limited, both premium listed companies with shares
admitted to trading on the Main Market of the LSE. She is also director and
Chair of Doric Nimrod Air Two Limited and director of Doric Nimrod Air Three
Limited, companies admitted to trading on the Specialist Fund Segment of the
LSE.
Until the end of July 2020, Fiona was Chief Executive Officer of The
International Stock Exchange Group Limited where she was responsible for the
commercial aspects of the listed exchange group's operation. Previously Fiona
was Chief Executive of Guernsey Finance, the promotional body for Guernsey's
finance industry internationally, and prior to this she was an auditor and
latterly tax adviser at PwC (London and Channel Islands) and KPMG (Channel
Islands) for over 13 years. Fiona is a member of the AIC Channel Islands
Committee and non-executive Chairman of a local Sea Scouts group.
Committee Membership: Audit and Risk Committee (Chair), Nomination Committee,
Management Engagement Committee, Remuneration Committee
Paul Meader - Non-Executive Independent Director
Appointment: Appointed to the Board in November 2012
Experience: Paul is an independent director of investment companies, insurers
and investment funds. Until 2012, he was Head of Portfolio Management for
Canaccord Genuity based in Guernsey, prior to which he was Chief Executive of
Corazon Capital. He has over 35 years' experience in financial markets in
London, Dublin and Guernsey, holding senior positions in portfolio management
and trading. Prior to joining Corazon, he was managing director of
Rothschild's Swiss private banking subsidiary in Guernsey. He is currently a
non-executive director of Schroder Oriental Income Fund Limited.
Paul is a Chartered Fellow of the Chartered Institute for Securities &
Investments, a past Commissioner of the Guernsey Financial Services Commission
and past Chairman of the Guernsey International Business Association.
He is a graduate of Hertford College, Oxford. Paul is a resident of Guernsey.
Committee Membership: Audit and Risk Committee, Nomination Committee,
Management Engagement Committee, Remuneration Committee
Report of the Directors
The Directors hereby submit the Annual Report and Financial Statements for the
Company for the year ended 31 January 2023. This Report of the Directors
should be read together with the Corporate Governance Report.
General Information
The Company is a non-cellular company limited by shares incorporated in
Guernsey on 29 November 2012 under the Companies Law. The Company's
registration number is 55917 and it is registered with the GFSC as a
registered closed-ended collective investment scheme. The Company's Ordinary
Shares were admitted to the premium segment of the FCA's Official List and to
trading on the Main Market of the London Stock Exchange on 5 February 2013. As
previously reported, the Board resolved to simplify its corporate structure by
collapsing the Luxembourg subsidiary company which acted historically as the
lender for the Company's investments. These investments have now been
transferred to the Company at par, and in a manner understood to be tax
neutral for the Company. The subsidiary, ICG Longbow Senior Debt S.A., was
dissolved under Luxembourg Law with effect from 18 January 2022.
Principal Activities
In line with the revised Investment Objective and Policy approved by
shareholders at the Extraordinary General Meeting in January 2021, the Company
is now undertaking an orderly realisation of its investments and the Board has
commenced capital distributions.
Business Review
A review of the Company's business and its likely future development is
provided in the Chairman's Statement and in the Investment Manager's Report.
Listing Requirements
Since being admitted on 5 February 2013 to the Official List maintained by the
FCA, the Company has complied with the applicable Listing Rules.
Results and Dividends
The results for the year are set out in the Financial Statements.
During the year, and since the year end, the Directors declared the following
dividends:
Dividend Quarter Ended Date of Declaration Payment Date Amount per Ordinary Share (pence)
Interim dividend 31 January 2022 24 March 2022 29 April 2022 1.1
Interim dividend 30 April 2022 23 June 2022 29 July 2022 1.1
Interim dividend 31 July 2022 21 September 2022 26 October 2022 1.0
Interim dividend 31 October 2022 1 December 2022 5 January 2023 1.0
Interim dividend 31 January 2023 6 April 2023 19 May 2023 0.5
Share Capital
The Company has one class of Ordinary Shares. The issued nominal value of the
Ordinary Shares represents 100% of the total issued nominal value of all share
capital. Under the Company's Articles of Incorporation, on a show of hands,
each shareholder present in person or by proxy has the right to one vote at
Annual General Meetings. On a poll, each shareholder is entitled to one vote
for every share held.
Holders of Ordinary shareholders are entitled to all dividends paid by the
Company and, on a winding up, providing the Company has satisfied all of its
liabilities, the shareholders are entitled to all of the surplus assets of the
Company. The Ordinary Shares have no right to fixed income.
Under Company Articles the Company may, from time to time, issue Redeemable B
Shares in order to return capital to holders of Ordinary Shares. The Company
made one such issuance during the year:
No. B Shares issued Purpose Date of Declaration Payment Date Par Value per Redeemable B Share (pence)
121,302,779 Return of Capital 18 May 2022 13 June 2022 6.0
As set out in the recent RNS announcement, the Directors resolved on 26
January 2023 to return a further 5.5 pence per share with a payment date of 10
February 2023.
Shareholdings of the Directors
The Directors' beneficial interests in the shares of the Company as at 31
January 2023 and 2022 are detailed below:
Director Ordinary Shares % holding at Ordinary Shares % holding at
of £1 each held 31 January 2023 of £1 each held 31 January 2022
31 January 2023 31 January 2022
Mr Perry 108,609 0.09 108,609 0.09
Mr Beevor 30,000 0.02 30,000 0.02
Mr Meader 305,921 0.24 290,766 0.24
Mrs Le Poidevin - 0.00 - 0.00
During the year a person closely associated of Mr Meader ceased to be closely
associated. This person closely associated held 20,766 shares. During the year
an additional 35,921 shares were purchased by another person closely
associated. Mr Perry purchased an additional 22,630 shares after the year end
bringing the total holdings of Mr Meader and Mr Perry at the date of this
report to 305,921 shares and 131,239 shares respectively.
Directors' beneficial interests in the shares of the Company as at 22 May
2023, being the most current information available, are unchanged from those
disclosed above.
Directors' Authority to Buy Back Shares
The Directors believe that the most effective means of minimising any discount
to Net Asset Value which may arise on the Company's share price, is to deliver
strong, consistent performance from the Company's investment portfolio in both
absolute and relative terms. However, the Board recognises that wider market
conditions and other considerations will affect the rating of the shares in
the short term and the Board may seek to limit the level and volatility of any
discount to Net Asset Value at which the shares may trade. The means by which
this might be done could include the Company repurchasing shares. Therefore,
subject to the requirements of the Listing Rules, the Companies Law, the
Articles and other applicable legislation, the Company may purchase shares in
the market in order to address any imbalance between the supply of and demand
for shares or to enhance the Net Asset Value of shares.
In deciding whether to make any such purchases the Directors will have regard
to what they believe to be in the best interests of shareholders and in
accordance with the applicable Guernsey legal requirements which require the
Directors to be satisfied on reasonable grounds that the Company will,
immediately after any such repurchase, satisfy a solvency test prescribed by
the Companies Law and any other requirements in its Memorandum and Articles of
Incorporation. The making and timing of any buybacks will be at the absolute
discretion of the Board and not at the option of the shareholders. Any such
repurchases would only be made through the market for cash at a discount to
Net Asset Value.
Annually the Company passes a resolution granting the Directors general
authority to purchase in the market up to 14.99% of the shares in issue
immediately following Admission at a price not exceeding the higher of (i) 5%
above the average mid-market values of shares for the five business days
before the purchase is made or (ii) the higher of the last independent trade
or the highest current independent bid for shares. The Directors intend to
seek renewal of this authority from the shareholders at the Annual General
Meeting.
Pursuant to this authority, and subject to the Companies Law and the
discretion of the Directors, the Company may purchase shares in the market on
an ongoing basis with a view to addressing any imbalance between the supply of
and demand for shares.
Shares purchased by the Company may be cancelled or held as treasury shares.
The Company may borrow and/or realise investments in order to finance such
share purchases.
The Company has not purchased any shares for treasury or cancellation during
the year or to date. During the year, the Board considered if such a purchase
of shares would be appropriate and concluded that it would not be in the best
interests of shareholders.
Directors' and Officers' Liability Insurance
The Company maintains insurance in respect of Directors' and Officers'
liability in relation to their acts on behalf of the Company.
Substantial Shareholdings
As at 31 January 2023, the Company had been notified, in accordance with
Chapter 5 of the Disclosure and Transparency Rules, of the following
substantial voting rights as shareholders of the Company.
Shareholder Shareholding % holding
Close Brothers Asset Management 21,432,570 17.67%
Almitas Capital 12,943,432 10.67%
Canopius 12,276,107 10.12%
TDC Pensionskasse 10,600,000 8.74%
Premier Miton Investors 10,500,000 8.66%
Intermediate Capital Group 10,000,000 8.24%
Hargreaves Lansdown, stockbrokers (Execution Only) 5,674,988 4.68%
RBC Brewin Dolphin, stockbrokers 5,357,129 4.42%
CG Asset Management 4,882,100 4.02%
Interactive Investor (EO) 3,680,328 3.03%
In addition, the Company also provides the same information as at 24 April
2023, being the most current information available.
Shareholder Shareholding % holding
Close Brothers Asset Management 21,547,570 17.76%
Almitas Capital 12,372,209 10.20%
Canopius 12,276,107 10.12%
TDC Pensionskasse 10,600,000 8.74%
Premier Miton Investors 10,000,000 8.66%
Intermediate Capital Group 6,113,761 8.24%
Hargreaves Lansdown, stockbrokers (Execution Only) 5,165,459 5.04%
RBC Brewin Dolphin, stockbrokers 4,882,100 4.26%
CG Asset Management 3,737,175 4.02%
Interactive Investor (Execution Only) 3,265,430 3.08%
The Directors confirm that there are no securities in issue that carry special
rights with regard to the control of the Company.
Independent External Auditor
Deloitte LLP has been the Company's external auditor since the Company's
incorporation. The Audit and Risk Committee reviews the appointment of the
external auditor, its effectiveness and its relationship with the Company,
which includes monitoring the use of the external auditor for non-audit
services and the balance of audit and non-audit fees paid, as included in Note
14 to the Financial Statements. Following a review of the independence and
effectiveness of the external auditor, a resolution was proposed and accepted
at the 2022 Annual General Meeting to re-appoint Deloitte LLP. Each Director
believes that there is no relevant information of which the external auditor
is unaware. Each had taken all steps necessary, as a director, to be aware of
any relevant audit information and to establish that Deloitte LLP is made
aware of any pertinent information. This confirmation is given and should be
interpreted in accordance with the provisions of Section 249 of the Companies
Law. Further information on the work of the external auditor and reasons for
not putting the audit service out to tender is set out in the Report of the
Audit and Risk Committee.
Articles of Incorporation
The Company's Articles of Incorporation may only be amended by special
resolution of the shareholders.
NMPI Status
The Company will no longer meet the criteria to be an exempt NMPI and the
Company expects to be removed from the AIC list of excluded securities.
AIFMD
The Company is a non-EU domiciled alternative investment fund and appointed
ICG Alternative Investments Limited as its discretionary Investment Manager on
25 November 2020. Prior to this appointment the Company was internally
managed. Any offer of shares to prospective investors within selected member
states of the European Economic Area and the UK will be made in accordance
with the applicable national private placement regime, and the Company will
notify its intention to market to the competent authority in each of the
selected member states for the purposes of compliance with AIFMD.
AEOI Rules
Under AEOI Rules the Company continues to comply with both FATCA and CRS
requirements to the extent relevant to the Company.
The Board is committed to upholding and maintaining a zero-tolerance policy
towards the criminal facilitation of tax evasion.
Change of Control
There are no agreements that the Company considers significant and to which
the Company is party that may affect its control following a takeover bid.
Going Concern
The Directors, at the time of approving the Financial Statements, are required
to consider whether they have a reasonable expectation that the Company has
adequate resources to continue in operational existence for the foreseeable
future and do not consider there to be any threat to the going concern status
of the Company. At the EGM of the Company on 14 January 2021, following a
recommendation from the Board published in a circular on 16 December 2020,
shareholders voted by the requisite majority in favour of a change to the
Company's Objectives and Investment Policy which would lead to an orderly
realisation of the Company's assets and a return of capital to shareholders.
It is intended that the investments will be realised as and when the loans
fall due or a later date by negotiation with the loan sponsor or as a result
of administration processes. Specific actions taken by the Company to
maximise loan recoveries may result in delays to repayment beyond the original
maturity date. Whilst the Directors are satisfied that the Company has
adequate resources to continue in operation throughout the realisation period
and to meet all liabilities as they fall due, given the Company is now in a
managed wind down the Directors considered it appropriate to adopt a basis
other than a going concern in preparing the financial statements, as was the
case for the year ended 31 January 2022. No material adjustments to accounting
policies or the valuation basis have arisen as a result of ceasing to apply
the going concern basis.
Viability Statement
The AIC Code requires that, the Directors make a viability statement in which
they assess the prospects of the Company over a period longer than the 12
months required by the going concern provision.
A change in Investment Policy was approved by the shareholders at the EGM on
14 January 2021 with the resultant intention that the Company undergo an
orderly realisation of assets, returning capital to shareholders.
For this reason, and as discussed above, the Company is preparing the
financial statements on a basis other than going concern due to the Company
being in a managed wind down.
Since the EGM, seven loans have repaid in full and £45.5m of capital has been
returned to Shareholders. Based on the maturity profile of the Company's
investments, the Board expects the wind down of the Company to be completed
within two years, although this cannot be guaranteed.
Cashflow projections have been prepared based on the Board's current intention
to hold all investments to maturity or later estimated date. The Board intends
to return surplus capital to investors following each loan repayment, whilst
it remains prudent to do so and taking into account the commitments,
liabilities and expected duration of the Company at the time.
Having conducted a robust analysis on this basis, the Directors remain
satisfied that the Company can, in all quarters, meet its liabilities as they
fall due over the period under consideration to January 2025, if the Company
continues in operation up until that date. The Company considers it likely,
given the expected repayment profile of the remaining loans, that it will
operate with a cashflow deficit in some quarters. Cash reserves will be held
to cover this eventuality and will be re-assessed with each loan repayment.
The Company will, on a prudent basis, maintain working capital reserves to
meet all liabilities as they fall due through to the latest expected repayment
date.
Directors' Responsibilities to Stakeholders
Section 172 of the UK Companies Act 2006 applies directly to UK domiciled
companies. Nonetheless, the AIC Code requires that the matters set out in
section 172 are reported on by all companies, irrespective of domicile. This
requirement does not conflict with Guernsey company law.
Section 172 recognises that Directors are responsible for acting in a way that
they consider, in good faith, is the most likely to promote the success of the
Company for the benefit of its shareholders as a whole. In doing so, they are
also required to consider the broader implications of their decisions and
operations on other key stakeholders and their impact on the wider community
and the environment. Key decisions are those that are either material to the
Company or are significant to any of the Company's key stakeholders. The
Company's engagement with key stakeholders and the key decisions that were
made or approved by the Directors during the year are described below.
Stakeholder Group Methods of Engagement Benefits of Engagements
Shareholders
The Company engages with its shareholders through the issue of regular In the financial year the Company issued:
Following the Covid-19 pandemic and the Company share price falling to a deep portfolio updates in the form of RNS announcements and quarterly factsheets.
discount to NAV, shareholders supported a recommendation by the Board to wind
- 2 Portfolio updates by way of RNS
down the Company.
- 4 Quarterly fact sheets.
The Company provides in depth commentary on the investment portfolio,
corporate governance and corporate outlook in its semi-annual and annual
The Company sought to maintain shareholder satisfaction through: financial statements.
The Company has continued to execute the orderly realisation of assets of the
· Transparency of communication Company during the year. Discussions involving Directors, the Investment
Manager and the Company's brokers have been held directly with major
· Capital preservation The Board receives quarterly feedback from its Broker in respect of their shareholders during the year.
investor engagement and investor sentiment.
· Payment of regular and sustainable dividends for as long as
Engagement with shareholders through regular announcements and fact sheets
considered prudent and enables shareholders to take informed decision as to the winding up process
and timetable.
· Return of capital on loan repayments The engagement with shareholders,
including the AGM, will continue through
the wind down period as capital is
returned to investors.
Borrowers
The Company's principal clients are its Borrowers to whom the Company provides The Company engages with its Borrowers through its Investment Manager. During the course of the year, the
term finance.
Investment Manager has undertaken and
The Investment Manager forms and maintains a close working relationship with the Board has reviewed four monitoring
The Board believes that the Company and its Investment Manager have a duty to Borrowers through the ongoing quarterly monitoring of loans over their
act fairly in respect of its Borrowers and that strong engagement with respective terms. reports and the Investment Manager provides additional updates to the Board as
Borrowers drives favourable outcomes for stakeholders and Borrowers
required.
themselves.
The Board monitors the timeliness and
The Investment Manager has regularly engaged with all its borrowers during the
quality of these engagements through its year in order to drive timely exits from the remaining loan positions.
During the period, this led to two full loan repayments and one partial
regular engagement with the Investment repayment.
Manager.
The Investment Manager works closely with borrowers to support the delivery of
their business plans.
Service Providers
The Company does not have any direct employees; however, it works closely with The Company's Management Engagement Committee has identified its key service The feedback given by the service providers is used to review the Company's
a number of service providers (the Investment Manager, Administrator, Company providers. On an annual basis it undertakes a review of performance based on a policies, controls, and procedures to ensure open lines of communication,
Secretary, Broker and other professional service providers) whose interests questionnaire through which it also seeks feedback. operational efficiency, robustness and, appropriate pricing for services
are aligned to the success of the Company.
provided.
Furthermore, the Board and its sub-committees engage regularly with its
The quality and timeliness of their service provision is critical to the service providers on both a formal and informal basis.
success of the Company.
The Management Engagement Committee will also regularly review all material
contracts for service quality and value.
Community & Environment
As an investment company whose purpose is the provision of and investment in Within its investment strategy, the environmental and social impact of the In the year to 31 January 2023, the Company made no new loans, but previous
commercial real estate debt, the Company's direct engagement with the local properties on which the Company's loans are secured was an important loans included substantial capital expenditure facilities, generally to be
community and the environment is limited. consideration when it had made its investments. applied towards the refurbishment of existing properties which has a
substantially lower environmental impact than demolition and redevelopment.
Such refurbishments generally seek to improve the energy performance of the
However, the Board recognises the role the Company can play in terms of the target properties as well as providing improved working or living environments
environment by supporting and guiding Borrowers to find environmentally for their occupiers.
friendly sustainable solutions in the maintenance of their properties and
delivery of their business plan objectives more generally.
The ESG report provides further information on the Investment Manager's
approach to this important subject.
The Company engages with its shareholders through the issue of regular
portfolio updates in the form of RNS announcements and quarterly factsheets.
The Company provides in depth commentary on the investment portfolio,
corporate governance and corporate outlook in its semi-annual and annual
financial statements.
The Board receives quarterly feedback from its Broker in respect of their
investor engagement and investor sentiment.
The engagement with shareholders,
including the AGM, will continue through
the wind down period as capital is
returned to investors.
In the financial year the Company issued:
- 2 Portfolio updates by way of RNS
- 4 Quarterly fact sheets.
The Company has continued to execute the orderly realisation of assets of the
Company during the year. Discussions involving Directors, the Investment
Manager and the Company's brokers have been held directly with major
shareholders during the year.
Engagement with shareholders through regular announcements and fact sheets
enables shareholders to take informed decision as to the winding up process
and timetable.
Borrowers
The Company's principal clients are its Borrowers to whom the Company provides
term finance.
The Board believes that the Company and its Investment Manager have a duty to
act fairly in respect of its Borrowers and that strong engagement with
Borrowers drives favourable outcomes for stakeholders and Borrowers
themselves.
The Company engages with its Borrowers through its Investment Manager.
The Investment Manager forms and maintains a close working relationship with
Borrowers through the ongoing quarterly monitoring of loans over their
respective terms.
The Board monitors the timeliness and
quality of these engagements through its
regular engagement with the Investment
Manager.
The Investment Manager works closely with borrowers to support the delivery of
their business plans.
During the course of the year, the
Investment Manager has undertaken and
the Board has reviewed four monitoring
reports and the Investment Manager provides additional updates to the Board as
required.
The Investment Manager has regularly engaged with all its borrowers during the
year in order to drive timely exits from the remaining loan positions.
During the period, this led to two full loan repayments and one partial
repayment.
Service Providers
The Company does not have any direct employees; however, it works closely with
a number of service providers (the Investment Manager, Administrator, Company
Secretary, Broker and other professional service providers) whose interests
are aligned to the success of the Company.
The quality and timeliness of their service provision is critical to the
success of the Company.
The Company's Management Engagement Committee has identified its key service
providers. On an annual basis it undertakes a review of performance based on a
questionnaire through which it also seeks feedback.
Furthermore, the Board and its sub-committees engage regularly with its
service providers on both a formal and informal basis.
The Management Engagement Committee will also regularly review all material
contracts for service quality and value.
The feedback given by the service providers is used to review the Company's
policies, controls, and procedures to ensure open lines of communication,
operational efficiency, robustness and, appropriate pricing for services
provided.
Community & Environment
As an investment company whose purpose is the provision of and investment in
commercial real estate debt, the Company's direct engagement with the local
community and the environment is limited.
However, the Board recognises the role the Company can play in terms of the
environment by supporting and guiding Borrowers to find environmentally
friendly sustainable solutions in the maintenance of their properties and
delivery of their business plan objectives more generally.
Within its investment strategy, the environmental and social impact of the
properties on which the Company's loans are secured was an important
consideration when it had made its investments.
In the year to 31 January 2023, the Company made no new loans, but previous
loans included substantial capital expenditure facilities, generally to be
applied towards the refurbishment of existing properties which has a
substantially lower environmental impact than demolition and redevelopment.
Such refurbishments generally seek to improve the energy performance of the
target properties as well as providing improved working or living environments
for their occupiers.
The ESG report provides further information on the Investment Manager's
approach to this important subject.
Key Decisions
Key decisions are defined as both those that are material to the Company but
also those that are significant to any of our key stakeholders as discussed
above.
In making the following key decisions, the Board considered the outcome from
its stakeholder engagement as well as the need to maintain a reputation for
high standards of business conduct and the need to act fairly between the
members of the Company:
During the year the Board decided to pay a dividend at 1.1 pence per share for
the first quarter, a dividend of 1.0 pence per share in respect of both
quarter two and three, and a dividend of 0.5 pence per share in respect of the
final quarter, during which the portfolio was being transitioned.
Given that some of the Company's loans were fully repaid, the Board approved
one distribution of capital equating to a total of 6.0 pence per share for the
year. A second distribution equivalent to 5.5 pence per Ordinary Share was
approved after the year end.
Following a breach of LTV covenant, a failed sales process, and continuing
default, the Company appointed an administrator in respect of the Southport
hotel and provided a £0.2 million working capital loan to maintain its
ongoing operation and preserve shareholder value.
The Board considered and reviewed the valuations, using third-party advisors
and market evidence, of properties securing all loans together with the
prospect of repayment at maturity given the dislocation in property and debt
markets in 2022. In line with its IFRS 9 policy, the Board has raised a
provision for the expected credit loss in respect of the Stage 3 Southport
hotel and in respect of potential loss and unpaid interest on the Stage 2
RoyaleLife loan. The Board has permitted the extension of some loans, or a
period of forbearance, during this period of market dislocation to maximise
the potential for shareholder returns as compared to taking more aggressive
action.
The Board has reviewed prospective cashflows under each loan and, as a result,
determined to recognise interest on a net basis after allowance for ECL on the
Stage 3 Southport loan. An ECL provision has also been raised against
interest due on the Stage 2 RoyaleLife loan. Interest due on both loans will
continue to be applied in accordance with the accounting policies set out in
note 2, until such time as it is received.
The Board reviewed the performance of the Investment Manager which was
considered to be satisfactory. Accordingly, the Investment Manager's
reappointment was confirmed.
Financial Risk Management Policies and Procedures
Financial Risk Management Policies and Procedures are disclosed in Note 11 to
the Financial Statements.
Principal Risks and Uncertainties
Principal Risks and Uncertainties are discussed in the Corporate Governance
Report.
Subsequent Events
Significant subsequent events have been disclosed in Note 17 to the Financial
Statements.
Alternative Performance Measures
The Directors believe that the performance indicators detailed in the
Financial Highlights and Financial Summary, which are typical for entities
investing in real estate debt, will provide shareholders with sufficient
information to assess how effectively the Company is meeting its objectives.
Annual General Meeting
The AGM of the Company will be held at 12:00 BST on 20 June 2023 at Floor 2,
Trafalgar Court, Les Banques, St Peter Port, Guernsey, GY1 4LY. Details of the
resolutions to be proposed at the AGM, together with explanations of the AGM
arrangements, will appear in the Notice of Meeting to be distributed to
shareholders.
Members of the Board will be in attendance at the AGM and will be available to
answer shareholder questions.
By order of the Board
Jack Perry
Chairman
22 May 2023
Directors' Responsibilities Statement
The Directors are responsible for preparing the Annual Report and Financial
Statements in accordance with applicable law and regulations.
The Companies Law requires the Directors to prepare Financial Statements for
each financial year. Under that law the Directors are required to prepare
the Financial Statements in accordance with IFRS. Under the Companies Law, the
Directors must not approve the Financial Statements unless they are satisfied
that they give a true and fair view of the state of affairs of the Company and
of the profit or loss of the Company for that period. In preparing these
Financial Statements, the Directors are required to:
· select suitable accounting policies in accordance with IAS 8:
Accounting Policies, Changes in Accounting Estimates and Errors and then apply
them consistently;
· make judgements and estimates that are reasonable and prudent;
· present information, including accounting policies, in a manner
that provides relevant, reliable, comparable and understandable information;
· provide additional disclosures when compliance with the specific
requirements in IFRS are insufficient to enable users to understand the impact
of particular transactions, other events and conditions on the Company's
financial position and financial performance;
· state that the Company has complied with IFRS, subject to any
material departures disclosed and explained in the Financial Statements; and
· prepare the Financial Statements on a going concern basis unless
it is inappropriate to presume that the Company will continue in business.
The Directors confirm that they have complied with the above requirements in
preparing the Financial Statements.
The Directors are responsible for keeping proper accounting records, which
disclose with reasonable accuracy at any time, the financial position of the
Company and enable them to ensure that the Financial Statements comply with
Companies Law. They are also responsible for safeguarding the assets of the
Company and hence for taking reasonable steps for the prevention and detection
of fraud, error and non-compliance with law and regulations.
The Directors are responsible for ensuring that the Annual Report and
Financial Statements, taken as a whole, is fair, balanced and understandable
and provides the information necessary for shareholders to assess the
Company's performance, business model and strategy.
The Directors are also responsible under the AIC Code to promote the success
of the Company for the benefit of its members as a whole and in doing so have
regard for the needs of wider society and other stakeholders.
As part of the preparation of the Annual Report and Financial Statements the
Directors have received reports and information from the Company's
Administrator and Investment Manager. The Directors have considered,
reviewed and commented upon the Annual Report and Financial Statements
throughout the drafting process in order to satisfy themselves in respect of
the content.
The Directors are responsible for the maintenance and integrity of the
corporate and financial information included on the website (www.lbow.co.uk).
Legislation in Guernsey governing the preparation and dissemination of the
Financial Statements may differ from legislation in other jurisdictions.
Responsibility Statement of the Directors in Respect of the Annual Report
under the Disclosure and Transparency Rules
Each of the Directors confirms to the best of their knowledge and belief that:
· the Financial Statements, prepared in accordance with IFRS, give
a true and fair view of the assets, liabilities, financial position and profit
or loss of the Company taken as a whole;
· the Annual Report includes a fair review of the development and
performance of the business and the position of the Company, together with a
description of the principal risks and uncertainties faced.
Responsibility Statement of the Directors in Respect of the Annual Report
under the Corporate Governance Code
The Directors are responsible for preparing the Annual Report and Financial
Statements in accordance with applicable law and regulations. Having taken
advice from the Audit and Risk Committee, the Directors consider the Annual
Report and Financial Statements, taken as a whole, as fair, balanced and
understandable and that it provides the information necessary for shareholders
to assess the Company's performance, business model and strategy.
By order of the Board
Jack Perry Fiona Le Poidevin
Chairman Director
22 May 2023 22 May 2023
Corporate Governance Report
As a UK premium listed Company, ICG-Longbow Senior Secured UK Property Debt
Investment Limited's governance policies and procedures are based on the
principles of the Corporate Governance Code as required under the Listing
Rules. The Corporate Governance Code is available on the Financial Reporting
Council's website, www.frc.org.uk.
The Company became a member of the AIC effective 27 February 2013 and has
therefore put in place arrangements to comply with the AIC Code of Corporate
Governance (''AIC Code'') and thereby complies with the UK Corporate
Governance Code. The Directors recognise the importance of sound corporate
governance, particularly the Principles and Provisions addressed within the
AIC Code. The AIC Code is available on the AIC's website www.theaic.co.uk
(http://www.theaic.co.uk) .
The Company is subject to the GFSC Code, which applies to all companies
registered as collective investment schemes in Guernsey. The GFSC has also
confirmed that companies which report against the UK Corporate Governance Code
or AIC Code are deemed to meet the GFSC Code.
The AIC Code addresses all the principles set out in the UK Corporate
Governance Code, as well as setting out additional principles and
recommendations on issues that are of specific relevance to investment
companies such as the Company. The Board considers that reporting against the
principles and recommendations of the AIC Code provides appropriate
information to shareholders.
The Board monitors developments in corporate governance to ensure the Board
remains aligned with best practice.
Throughout the year ended 31 January 2023, the Company has complied with the
recommendations of the AIC Code and the relevant provisions of Section 1 of
the Corporate Governance Code, except as set out below.
The Corporate Governance Code includes provisions relating to:
· the role of the chief executive;
· executive directors' remuneration; and
· the need for an internal audit function.
For the reasons set out in the AIC Code, and as explained in the UK Corporate
Governance Code, the Board considers that the above provisions are not
currently relevant to the position of the Company, which delegates most
day-to-day functions to third parties.
The Directors have access to the services provided by the Company Secretary,
Ocorian Administration (Guernsey) Limited, who ensure statutory obligations of
the Company are achieved.
As an investment company, the Company has no employees, all Directors are
non-executive and independent of the Investment Manager and, therefore, the
Directors consider the Company has no requirement for a Chief Executive or
Senior Independent Director and the Board is satisfied that any relevant
issues can be properly considered by the Board. The absence of an internal
audit function is discussed in the Report of the Audit and Risk Committee.
Environmental Social and Governance Report
As an investment company, the Company's activities only have a limited direct
impact on the environment.
Following the change in Investment Objective and Policy approved by
shareholders in January 2021, the Company is now conducting an orderly
realisation of its investments. As such, the opportunity to implement material
ESG changes across its portfolio is relatively limited and ESG considerations
are expected to be limited to monitoring the existing investments for their
own performance in this area.
Nonetheless, the Board continues to believe that it is in shareholders'
interests to consider environmental, social and governance factors in
monitoring its investments. The parent of the Investment Manager is a
longstanding signatory to the UN Principles for Responsible Investment and has
a fully formalised and embedded Responsible Investing Policy which is applied
to all investment decisions and the monitoring of each investment opportunity.
The parent of the Investment Manager continues to develop its ESG policies and
procedures. Its responsible investment policy is available to view at: ICG
Website
(https://www.icgam.com/~/media/Files/I/ICGAM-V2/responsible-investing-documents/2021-icg-responsible-investing-policy-2.pdf)
The Board relies on the Investment Manager to apply its Responsible Investment
Policy and any associated ESG considerations to the investments of the
Company. As a lender to, rather than direct owner of, real estate assets, the
Company is generally in a position only to influence rather than control the
ESG impacts of its borrowers. Moreover, as the Company will no longer make any
new investments, and is actively seeking to realise the remaining assets in
its portfolio, it is considered unlikely there will be significant
opportunities to support borrowers in ESG matters outside of the delivery of
existing business plans.
Culture and Values
The Board recognises that its tone and culture is important and will greatly
impact its interactions with shareholders and service providers as well as the
development of long-term shareholder value. The importance of sound ethical
values and behaviours is crucial to the ability of the Company to achieve its
objectives successfully.
The Board individually and collectively seeks to act with diligence, honesty
and integrity. It encourages its members to express differences of perspective
and to challenge but always in a respectful, open and cooperative fashion. The
Board encourages diversity of thought and approach and chooses its members
with this approach in mind. The governance principles that the Board has
adopted are designed to ensure that the Company delivers long term value to
its shareholders and treats all shareholders equally. All shareholders are
encouraged to have an open dialogue with the Board.
The Board recognises that the Company will take risks in order to achieve its
objectives, but these risks are monitored and managed. The Company seeks to
avoid excessive risk-taking in pursuit of returns. A large part of the Board's
activities are centred upon what is necessarily an open and respectful
dialogue with the Investment Manager. The Board believes that it has a very
constructive relationship with the Investment Manager whilst holding them to
account and challenging the choices and recommendations made by them.
The Board
The Company is led and controlled by a Board of Directors, which is
collectively responsible for the remaining realisation period of the Company.
It does so by acting in the interests of the Company, creating and preserving
value and has as its foremost principle to act in the interests of
shareholders.
The Company believes that the composition of the Board is a fundamental driver
of its success as the Board must provide strong and effective leadership of
the Company. The current Board was selected, as their biographies illustrate,
to bring a breadth of knowledge, skills and business experience to the
Company. All Directors are members of professional bodies and serve on other
boards, which ensures that they are kept abreast of the latest technical
developments in their areas of expertise. The Directors details, which set out
their range of investment, financial and business skills and experience
represented. In terms of gender balance, the Board has 25% female and 75% male
representation. Fiona Le Poidevin is the Chair of the Audit and Risk
Committee.
The Chairman leads the Board and is responsible for its overall effectiveness
in directing the Company. The Chairman must be independent and is appointed
in accordance with the Company's Articles of Incorporation. In considering the
independence of the Chairman, the Board took note of the provisions of the AIC
Code relating to independence and has determined that Mr Perry is an
independent Director.
The Board meets at least four times a year and, in addition, there is regular
contact between the Board, the Investment Manager and the Administrator. At
each meeting the Board follows a formal agenda that covers the business to be
discussed. Directors meet regularly with the senior management employed by the
Investment Manager both formally and informally to ensure the Board remains
regularly updated on all issues. Ordinarily, the Board also has regular
contact with the Administrator and the Board is supplied in a timely manner
with information by the Investment Manager, the Company Secretary and other
advisers in a form and of a quality to enable it to discharge its duties.
The Company has adopted a share dealing code which is complied with by the
Directors of ICG Longbow Senior Secured UK Property Debt Investments Limited
and relevant personnel of the Investment Manager.
Board Tenure and Re-election
Three of the four remaining Directors were appointed in November 2012 and
Fiona Le Poidevin was appointed on 1 September 2020. Therefore, three of the
four members of the Board have served for longer than nine years to date. The
issue with respect to long tenure has arisen and, in accordance with the AIC
Code, when and if any Director shall have been in office (or on re-election
would have at the end of that term of office) for more than nine years, the
Company will consider further whether there is a risk that such a Director
might reasonably be deemed to have lost independence through such long
service.
The Nomination Committee takes the lead in any discussions relating to the
appointment or re-appointment of Directors and gives consideration to Board
rotation in advance of the nine-year tenure limit. The Board recognises that
Directors serving nine years or more may appear to have their independence
impaired. However, the Board nonetheless considers the Directors to remain
independent as noted further below. In addition, the Board believes it is
beneficial for shareholders that there is continuity of Board leadership
during this final managed realisation phase before placing the Company in
liquidation.
Directors are appointed under letters of appointment, copies of which are
available at the registered office of the Company. The Board considers its
composition and succession planning on an ongoing basis. The Company's
Articles of Incorporation specify that at each annual general meeting of the
Company all Directors shall retire from office and may offer themselves for
election or re‐election by the Members. Mr Perry, Mr Beevor,
Mr Meader and Mrs Le Poidevin will retire as Directors of the Company in
accordance with the Articles and will be put forward for re-election at the
forthcoming AGM.
Any Director who is elected or re-elected at that meeting is treated as
continuing in office throughout. If they are not elected or re-elected, they
shall retain office until the end of the meeting or (if earlier) when a
resolution is passed to appoint someone in their place or when a resolution to
elect or re-elect the Director is put to the meeting and lost.
The Board remains confident that its membership respects the spirit of the
Code regarding Board composition, diversity, particularly with respect to
gender, and how effectively members work together to achieve the Company's
objectives.
The Company's policy on Chair tenure is that the Chair should not normally
serve longer than nine years as a Director and/ or Chair unless it is
determined to be in the best interests of the Company, its shareholders and
stakeholders.
On 14 January 2021, the Company's shareholders voted for the orderly
realisation of the Company's assets and the return of capital to shareholders.
As the Company now has a finite remaining operating life, not expected to
exceed one year from the date of this report, it is considered in the best
interests of shareholders and stakeholders to maintain the continuity and
experience of the existing Board. In addition, it is considered impractical to
attract, recruit and induct new Board members for such a short period of time.
Accordingly, the current Chair of the Company, barring unforeseen
circumstances, is expected to remain in office until the Company is placed
into liquidation. In practice this means that his tenure will continue to
exceed the recommended nine-year term. Similarly, Mr Beevor and Mr Meader will
also continue to exceed the recommended nine-year term for the reasons stated,
until the Company is placed in liquidation.
Directors' Remuneration
The level of remuneration of the Directors reflects the time commitment and
responsibilities of their roles. The Chairman is entitled to annual
remuneration of £50,000 (31 January 2022: £50,000). The Chair of the Audit
and Risk Committee is entitled to annual remuneration of £40,000 (31 January
2022: £40,000). The other independent Directors are entitled to annual
remuneration of £35,000 (31 January 2022: £35,000). These levels of
remuneration have remained unchanged since July 2017.
During the year ended 31 January 2023 and the year ended 31 January 2022, the
Directors' remuneration was as follows:
Expected fees 1 February 2023 to 31 January 2024 1 February 2022 to 31 January 2023 1 February 2021 to 31 January 2022
Director £ £ £
Jack Perry 50,000 50,000 50,000
Paul Meader 35,000 35,000 35,000
Stuart Beevor 35,000 35,000 35,000
Fiona Le Poidevin(1) 40,000 40,000 38,024
Patrick Firth(2) - - 16,466
(1) Fiona Le Poidevin appointed 1 September 2020 and was appointed
Audit and Risk Committee Chair on 28 June 2021
(2) Patrick Firth retired 28 June 2021
The Company Directors' fees for the year amounted to £160,000 (31 January
2022: £171,375) with outstanding fees of £31,250 due to the Directors at 31
January 2023 (31 January 2022: £31,250) (see Note 8).
All of the Directors are non-executive and are each considered independent for
the purposes of Chapter 15 of the Listing Rules.
Duties and Responsibilities
The Board has overall responsibility for maximising the Company's success by
directing and supervising the affairs of the business and meeting the
appropriate interests of shareholders and relevant stakeholders, while
enhancing the value of the Company and also ensuring the protection of
investors. The Board has adopted a Schedule of Matters which sets out the
particular duties of the Board. Such reserved powers include the following:
• strategic matters;
• risk assessment and management including reporting,
compliance, governance, monitoring and control and financial reporting;
• statutory obligations and public disclosure;
• declaring Company dividends;
• managing the Company's advisers;
• appointment of a liquidator; and
• other matters having a material effect on the Company.
The Directors have access to the advice and services of the Administrator, who
is responsible to the Board for ensuring that Board procedures are followed
and that it complies with Companies Law and applicable rules and regulations
of the GFSC and the London Stock Exchange. Where necessary, in carrying out
their duties, the Directors may seek independent professional advice and
services at the expense of the Company. The Company maintains appropriate
Directors' and Officers' liability insurance in respect of legal action
against its Directors, should this occur.
The Board's responsibilities for the Annual Report are set out in the
Directors' Responsibility Statement. The Board is also responsible for issuing
appropriate Interim Reports and other price-sensitive public reports.
One of the key criteria the Company uses when selecting non-executive
Directors, is their confirmation prior to their appointment that they will be
able to allocate sufficient time to the Company to discharge their
responsibilities in a timely and effective manner. The Board assesses the
training needs of Directors on an annual basis.
The Board formally met four times during the year and ad-hoc Board meetings
were called in relation to specific events or to issue approvals, often at
short notice and did not necessarily require full attendance. Each Board
member receives a comprehensive Board pack at least five days prior to each
meeting which incorporates a formal agenda together with supporting papers for
items to be discussed at the meeting. Directors are encouraged when they are
unable to attend a meeting to give the Chairman their views and comments on
matters to be discussed, in advance. Representatives of the Investment Manager
attend relevant sections of the Board meetings by invitation and the Directors
also liaise with the Investment Manager whenever required and there is regular
contact outside the Board meeting schedule.
Attendance is further set out below:
Director Scheduled Board Ad-hoc Board Audit and Risk Committee Ad-hoc
Meetings Meetings Meetings Committee
4 3 4 Meetings Management Engagement
4 Nomination Committee Remuneration
Committee Meeting Committee
Meeting 1 Meeting
1 1
Stuart Beevor 4 3 4 3 1 1 1
Paul Meader 4 3 4 4 1 1 1
Jack Perry(1) 4 3 - 4 1 1 1
Fiona Le Poidevin 4 3 4 4 1 1 1
(1) Mr Perry has a standing invitation to Audit and Risk Committee
meetings, however his attendance at the meetings is as an observer only and is
not recorded.
The quorum for any Board meeting is two directors but attendance by all
Directors at each meeting is encouraged.
Conflicts of interest
A Director has a duty to avoid a situation in which he or she has, or can
have, a direct or indirect interest that conflicts, or possibly may conflict,
with the interests of the Company. The Board requires Directors to declare all
appointments and other situations that could result in a possible conflict of
interest and has adopted appropriate procedures to manage and, if appropriate,
approve any such conflicts. The Board is satisfied that there is no compromise
to the independence of those Directors who have appointments on the boards of,
or relationships with, companies outside the Company.
Committees of the Board
The Board believes that it and its committees have an appropriate composition
and blend of backgrounds, skills and experience to discharge their duties
effectively. The Board is of the view that no one individual or small group
dominates decision-making. The Board keeps its membership, and that of its
committees, under review to ensure that an acceptable balance is maintained
and that the collective skills and experience of its members continue to be
refreshed. It is satisfied that all Directors have sufficient time to devote
to their roles and that undue reliance is not placed on any individual.
Each committee of the Board has written terms of reference, approved by the
Board, summarising its objectives, remit and powers and are reviewed on an
annual basis. Each committee has access to such external advice as it may
consider appropriate.
All committee members are provided with an appropriate induction on joining
their respective committees, as well as ongoing access to training. Minutes of
all meetings of the committees are made available to all Directors and
feedback from each of the committees is provided to the Board by the
respective committee Chairs at the next Board meeting.
The Board and its committees are supplied with regular, comprehensive, and
timely information in a form and of a quality that enables them to discharge
their duties effectively. All Directors are able to make further enquiries of
the Investment Manager and Administrator whenever necessary and have access to
the services of the Company Secretary.
Audit and Risk Committee
The Audit and Risk Committee is chaired by Mrs Le Poidevin who was appointed
Chair on 28 June 2021, after Mr Firth's retirement on 28 June 2021. The
Committee also comprises Mr Beevor and Mr Meader, who held office throughout
the year. Mr Perry has a standing invitation to attend meetings. However, his
attendance at these meetings is as an observer only. The Chair of the Audit
and Risk Committee, the Investment Manager and the external auditor, Deloitte
LLP, have held discussions regarding the audit approach and identified risks.
The external auditors attend Audit and Risk Committee meetings and a private
meeting is held routinely with the external auditor to afford them the
opportunity of discussions without the presence of the Investment Manager or
Administrator. The Audit and Risk Committee's activities are contained in the
Report of the Audit and Risk Committee.
Management Engagement Committee
The Management Engagement Committee is chaired by Mr Perry and also comprises
Mr Meader, Mr Beevor and Mrs Le Poidevin, all of whom held office throughout
the year. The Management Engagement Committee meets not less than once a year
pursuant to its terms of reference, which are available on the Company's
website.
The Management Engagement Committee's main function is to review and make
recommendations in relation to the Company's service providers. The Management
Engagement Committee will review, in particular, any proposed amendment to the
Investment Management Agreement and will keep under review the performance of
the Investment Manager (including effective and active monitoring and
supervision of the activities of the
Investment Manager) in its role as investment manager to the Company as well
as the performance of other principal service providers to the Company. The
Audit and Risk Committee also reports on its relationship with the external
auditor.
Nomination Committee
The Nomination Committee is chaired by Mr Perry and also comprises Mr Beevor,
Mr Meader and Mrs Le Poidevin, all of whom held office throughout the year.
Given that the Company is in orderly wind-down and that there is no
expectation for the Committee/Board composition to change for the reasons
provided in this Report, it was no longer deemed necessary for the committee
to meet at least once a year. Therefore, the terms of reference were updated
during the period to reflect that the committee is only required to meet as
and when required, having last met on 22 June 2022. The Nomination Committee's
remit is to review regularly the structure, size and composition of the Board,
to give full consideration to succession planning for Directors, to keep under
review the leadership needs of the Company and be responsible for identifying
and nominating, for the approval of the Board, candidates to fill Board
vacancies as and when they arise.
Board Performance Evaluation
In accordance with Provision 26 of the AIC Code, the Board is required to
undertake a formal and rigorous evaluation of its performance on an annual
basis. The Board believes that annual evaluations are helpful and provide a
valuable opportunity for continuous improvement. Such an evaluation of the
performance of the Board as whole, the Audit and Risk Committee, the
Nomination Committee, the Management Engagement Committee, the Remuneration
Committee, individual Directors and the Chairman is carried out and the
results are considered by the whole Board.
The internal evaluation conducted by the Board during the year took the form
of self-appraisal questionnaires and discussion to determine effectiveness and
performance as well as the Directors' continued independence. The responses
were consolidated and anonymised and common themes identified in order for the
Board to determine key actions and next steps for improving Board and
Committee effectiveness and performance.
The evaluation concluded that the Board is performing satisfactorily and is
acquitting its responsibilities well in the areas reviewed which incorporated:
investment matters; Board composition and independence; relationships and
communication; shareholder value; knowledge and skills; Board processes; and
the performance of the Chairman. The Board believes that the current mix of
skills, experience and knowledge of the Directors is appropriate to the
requirements of the Company.
The Nominations Committee has also reviewed the composition, structure and
diversity of the Board, the independence of the Directors and whether each of
the Directors has sufficient time available to discharge their duties
effectively. The Committee and the Board confirm that they believe that the
Board has an appropriate mix of skills and backgrounds and that all Directors
should be considered as independent in accordance with the provisions of the
AIC Code and have the time available to discharge their duties effectively.
Accordingly, the Board recommends that shareholders vote in favour of the
re-election of all Directors at the forthcoming AGM.
Succession Planning
The Board recognises that Directors serving nine years or more may appear to
have their independence impaired. However, the Board may nonetheless consider
Directors to remain independent. The Board considers it beneficial for
shareholders that there is continuity of Board leadership during this final,
managed realisation phase before placing the Company in liquidation.
Therefore, the Board has determined that, barring any unforeseen
circumstances, the present complement of Directors will continue in office
until the appointment of a liquidator.
Remuneration Committee
The Remuneration Committee is chaired by Mr Perry and comprises of Mr Meader
and Mr Beevor who have held office from 12 December 2019, when the
Remuneration Committee was formed, and Mrs Le Poidevin who was appointed to
the Committee on 10 December 2020. The Remuneration Committee is responsible
for recommending and monitoring the level and structure of remuneration for
all the Directors, including any compensation payments, taking into account
the time commitments and responsibilities of Directors and any other factors
which it deems necessary, including the recommendations of the AIC Code.
There had been no changes to the Director fees since they were set on 1 July
2017 and they were not expected to change, subject to any unforeseen
circumstances, so an annual meeting was no longer deemed necessary. As such,
the terms of reference were updated in the period to reflect that the
committee is only required to meet as and when required, having last met on 22
June 2022. It was agreed that there will be no increase to fees during the
realisation period subject to any unforeseen circumstances. No change in
remuneration is proposed for the year to 31 January 2024.
Internal Control and Financial Reporting
The Directors acknowledge that they are responsible for establishing and
maintaining the Company's system of internal controls and reviewing its
effectiveness. Internal control systems are designed to manage rather than
eliminate the failure to achieve business objectives and can only provide
reasonable but not absolute assurance against material misstatements or loss.
The Directors can confirm they have carried out a robust assessment of the
principal risks facing the Company, including those that would threaten its
business model, future performance, solvency or liquidity. The key
procedures which have been established to provide internal control are:
• the Board has delegated the day-to-day operations of the
Company to the Administrator and Investment Manager, however it remains
accountable for all functions it delegates;
• the Board clearly defines the duties and responsibilities of
the Company's agents and advisers, and appointments are made by the Board
after due and careful consideration. The Board monitors the on-going
performance of such agents and advisers and continues to do so through the
Management Engagement Committee;
• the Board monitors the actions of the Investment Manager at
regular Board meetings and is also given frequent updates on developments
arising from the operations and strategic direction of the underlying
borrowers; and
• the Administrator provides administration and corporate
secretarial services to the Company. The Administrator maintains a system of
internal controls on which it reports to the Board.
The Board has reviewed the need for an internal audit function and has decided
that the systems and procedures employed by the Administrator and Investment
Manager, including their own internal controls and procedures, provide
sufficient assurance that an appropriate level of risk management and internal
control, which safeguards shareholders' investment and the Company's assets,
is maintained. An internal audit function specific to the Company is therefore
considered unnecessary.
Internal controls over financial reporting are designed to provide reasonable
assurance regarding the reliability of financial reporting and the preparation
of financial statements for external reporting purposes. The Administrator and
Investment Manager both operate risk-controlled frameworks on a continual
ongoing basis within a regulated environment. The Administrator undertakes an
ISAE 3402: Assurance Report on Controls at a Service Organisation audit which
is provided to the Board when finalised. The Administrator also formally
reports to the Board quarterly through a compliance report. The Investment
Manager formally reports to the Board quarterly, including relevant updates
regarding their policies and procedures, and also engages with the Board on
an ad-hoc basis as required. No major weaknesses or failings within the
Administrator or Investment Manager have been identified.
The systems of control referred to above are designed to ensure effectiveness
and efficient operation, internal control and compliance with laws and
regulations. In establishing the systems of internal control, regard is paid
to the materiality of relevant risks, the likelihood of costs being incurred
and costs of control. It follows, therefore, that the systems of internal
control can only provide reasonable but not absolute assurance against the
risk of material misstatement or loss. This process has been in place for the
year under review and up to the date of approval of this Annual Report and
Financial Statements. It is reviewed by the Board and is in accordance with
the FRC's internal control publication: Guidance on Risk Management, Internal
Control and Related Financial and Business Reporting.
The Company has delegated the provision of services to external service
providers whose work is overseen by the Management Engagement Committee at its
regular scheduled meetings. Each year a detailed review of performance
pursuant to their terms of engagement is undertaken by the Management
Engagement Committee. An on-site review of the Investment Manager was
undertaken by the Directors in January 2022 as part of the internal control
environment, however, given the expected remaining life of the Company, it was
not deemed necessary to undergo a visit in 2023. The conclusions of these
reviews have been highly satisfactory, providing assurance to the Board. In
addition, the Company maintains a website which contains comprehensive
information, including regulatory announcements, share price information,
financial reports, investment objectives and strategy, investor contacts and
information on the Board.
Investment Management Agreement
The Company has entered into an agreement with the Investment Manager. This
sets out the Investment Manager's key responsibilities, this includes being
responsible to the Board for all issues relating to the maintenance and
monitoring of existing investments.
In accordance with Listing Rule 15.6.2(2) R and having formally appraised the
performance and resources of the Investment Manager, in the opinion of the
Directors the continuing appointment of the Investment Manager on the terms
agreed is in the interest of the shareholders as a whole.
Whistleblowing
The Board has considered the AIC Code recommendations in respect of
arrangements by which staff of the Investment Manager or Administrator may, in
confidence, raise concerns within their respective organisations about
possible improprieties in matters of financial reporting or other matters.
It has concluded that adequate arrangements are in place for the proportionate
and independent investigation of such matters and, where necessary, for
appropriate follow-up action to be taken within their organisation.
Principal risks and uncertainties
During the year the Board has overseen the Company's risk management framework
and risk culture. The Audit and Risk Committee undertook a robust assessment
of the Company's principal risks and associated risk appetite, taking into
account changes in the business and the external environment. Determination of
the risk appetite allows the Company to assess the nature and extent of
principal risks that it is exposed to and/or willing to take to achieve
objectives.
The Board considers the process for identifying, evaluating and managing any
significant risks faced by the Company on an ongoing basis and these risks are
reported and discussed at Board meetings. This ensures that effective controls
are in place to mitigate these risks and that a satisfactory compliance regime
exists to ensure all applicable local and international laws and regulations
are adhered to.
The Board can confirm that it has undertaken a robust assessment of the
principal risks facing the Company. The risks set out below represent a
snapshot of the Company's current principal risk profile. These risks have
been ranked considering the magnitude of potential impact, probability and
taking into account the effectiveness of existing controls. This is not an
exhaustive list of all risks the Company faces. As the macro environment
changes and country and industry circumstances evolve, new risks may arise or
existing risks may recede or the rankings of these risks may change.
For each material risk, the likelihood and potential impact are identified.
The Company's financial instrument risks are discussed in Note 11 to the
Financial Statements.
The Directors have identified the following as the key risks faced by the
Company:
Description Nature of Risk Potential Impact Mitigation
Inability to secure sales or refinancing of underlying properties to As market and economic conditions are currently volatile, the Company's This could result in delayed repayment of loans and therefore delayed The Company has the ability to extend loans where its borrowers are unable to
facilitate timely capital repayments borrowers may find it challenging to secure sales or refinancing of underlying repayment of capital to the Company's investors which could, as a consequence, sell or refinance properties due to a market dislocation. The Investment
properties. impact its share price. Manager maintains an active dialogue with all remaining borrowers and keeps
the Board and shareholders informed of any issues arising. Loans are monitored
on at least a quarterly basis to identify any deterioration and look for signs
of underperformance or distress.
All loans include covenants which give the Company the opportunity to
intervene and take protective action at an early stage if the value of the
underlying property or the income profile reduces materially. The Investment
Manager remains an active participant in the UK CRE financing market and as
such is continually monitoring property and finance market conditions, meaning
it is well placed to anticipate any issues.
Delays are being experienced with the Affinity loan repayment and the
borrowers for the RoyaleLife loan and the Southport loans are in
administration. Impairment provisions have been raised against the Southport
and RoyaleLife loans which will likely result in a deferral of repayment. The
Board recognises that such uncertainty may cause concern amongst shareholders
and ultimately share price weakness.
Non-payment of interest Economic conditions or other challenges may mean that some businesses, Should a material number of the tenants in the properties securing the The Board and the Investment Manager work pro-actively with borrowers to
including tenants of the Company's borrowers, are unwilling or unable to pay Company's investments fail to pay rents, the Company may, consequently, monitor, mitigate and manage any issues and, where appropriate, will
rents when due. experience a shortfall in receipts of interest over the coming quarters. capitalise interest and/or reserve its rights.
Currently, the Southport hotel is in administration and therefore the Company
is not receiving interest. The RoyaleLife loan is behind on interest payments
and the borrower faces liquidity issues, with certain of the borrower group
companies placed into administration after period end. Both of these
developments are being monitored closely by the Investment Manager and the
Board. Given these developments and the diminishing portfolio, the Company
will recognise interest on the above two loans on a receipts basis only, and
has amended its working capital forecasts and dividend policy accordingly, to
ensure the Company is able to meet its liabilities as they fall due.
Fall in collateral values, and accuracy of valuations Commercial property values are typically linked to a property's ability to This may impact the Company's ability to accurately determine collateral The current volatile market conditions make the accuracy of valuations
generate cashflows. The property industry may not therefore be able to value values, to test financial covenants and to appropriately consider the somewhat less reliable. All the loans are now due for repayment or will be due
accurately certain UK commercial real estate assets. Economic and market permanent impairment of any particular investment. within 6 months of the date of this report, with only 4 loans outstanding. As
volatility create material uncertainty in terms of property valuations.
things stand at the time of review, the market for refinancing loans or the
sale of underlying properties is uncertain and constrained.
Portfolio Diversification As loans repay and capital is returned to shareholders over time, the value of As the loan portfolio reduces, the effect on the Company of any challenges As part of the orderly realisation, the Investment Manager and the Board have
the Company's assets has reduced and is concentrated in fewer holdings. experienced on the remaining investments (such as non-payment of interest or stepped up monitoring of the individual investments and the Investment Manager
inability to refinance or sell) will be magnified and could lead to increased provides updates to the Board on at least a quarterly basis.
volatility in cashflows or net asset values.
The Board also continues to closely monitor the Company's costs, to ensure
Furthermore, some of the Company's costs are fixed and will therefore comprise best value is obtained during the realisation of the portfolio.
a greater proportion of the Company's revenues which may impact the amount of
funds available for distribution to shareholders.
However, with only 4 loans outstanding, the portfolio's concentration risk has
increased significantly and will continue to increase as loans are repaid.
Liquidation process and timeliness of final capital distribution The Company's liquidation is expected to follow repayment of the final loan Liquidation may be delayed and the Company may continue to operate with high The performance of all loans and timings of repayment is monitored closely.
and the discharge of all creditors and claims, timings of which is uncertain fixed costs relative to the remaining income streams.
for the reasons set out above.
The Board and Investment Manager will continue to weigh the merits of
accelerated exits versus orderly repayment to maximise shareholder returns
where possible.
Potential claims and liabilities will be identified and addressed in advance
wherever possible.
The Company's principal risk factors are fully set out in the Company's 2018
Prospectus available on the Company's website (www.lbow.co.uk) and should be
reviewed by shareholders, together with the supplemental prospectus issued in
2019, albeit in the context that the Company has now adopted a new Investment
Policy and is in managed wind down which has changed the nature of the
principal risk factors to some extent, as described above.
Emerging risks are regularly considered to assess any potential impact on the
Company and to determine whether any actions are required. Emerging risks
include those related to regulatory/legislative change, the Ukrainian Crisis,
and macroeconomic and political change.
In summary, the above risks are mitigated and managed by the Board through
continual review, policy setting and updating of the Company's detailed risk
matrix to ensure that procedures are in place with the intention of minimising
the impact of the above-mentioned risks. The Board relies on periodic reports
provided by the Investment Manager and Administrator regarding risks that the
Company faces. When required, experts will be employed to gather information,
including property surveyors, tax managers, legal managers or environmental
managers as appropriate.
By order of the Board
Jack Perry Fiona Le Poidevin
Chairman Director
22 May 2023 22 May 2023
Report of the Audit and Risk Committee
The Audit and Risk Committee, chaired by Mrs Le Poidevin, operates within
clearly defined terms of reference (which are available from the Company's
website) and includes all matters indicated by Disclosure and Transparency
Rule 7.1, the AIC Code and the UK Code. Its other members are Mr Beevor and Mr
Meader.
Only independent Directors can serve on the Audit and Risk Committee. Members
of the Audit and Risk Committee must be independent of the Company's external
auditor and Investment Manager. The Audit and Risk Committee will meet no less
than twice a year, and at such other times as the Audit and Risk Committee
Chair shall require.
The Committee members have considerable financial and business experience and
the Board has determined that the membership as a whole has sufficient recent
and relevant sector and financial experience to discharge its
responsibilities. The Board has taken note of the requirement that at least
one member of the Audit and Risk Committee should have recent and relevant
financial experience and is satisfied that the Audit and Risk Committee is
properly constituted in that respect, with all members being highly
experienced and, in particular, with one member having a background as a
chartered accountant.
The duties of the Audit and Risk Committee in discharging its responsibilities
include reviewing the Annual Report and Financial Statements and the Interim
Report, the system of internal controls, and the terms of appointment of the
Company's independent auditor together with their remuneration. It is also the
formal forum through which the auditor will report to the Board of Directors.
The objectivity of the auditor is reviewed by the Audit and Risk Committee
which will also review the terms under which the external auditor is appointed
to perform non-audit services and the fees paid to them or their affiliated
firms overseas.
Responsibilities
The main duties of the Audit and Risk Committee are:
• reviewing and monitoring the integrity of the Financial
Statements of the Company and any formal announcements relating to the
Company's financial performance, reviewing significant financial reporting
judgements contained in them;
• reporting to the Board on the appropriateness of the
Company's accounting policies and practices including critical judgement
areas;
• reviewing any draft impairment reviews of the Company's
investments prepared by the Investment Manager, and making a recommendation to
the Board on any impairment in the value of the Company's investments;
• meeting regularly with the external auditor to review their
proposed audit plan and the subsequent audit report and assess the
effectiveness of the audit process and the levels of fees paid in respect of
both audit and non-audit work;
• making recommendations to the Board in relation to the
appointment, re-appointment or removal of the external auditor and approving
their remuneration and the terms of their engagement;
• monitoring and reviewing annually the auditor's
independence, objectivity, expertise, resources, qualification and non-audit
work;
• considering annually whether there is a need for the Company
to have its own internal audit function;
• monitoring the internal financial control and risk
management systems on which the Company is reliant;
• reviewing and considering the UK Code, the AIC Code and the
FRC Guidance on Audit and Risk Committees; and
• reviewing the risks facing the Company and monitoring the risk
matrix.
The Audit and Risk Committee is required to report its findings formally to
the Board, identifying any matters on which it considers that action or
improvement is needed, and make recommendations on the steps to be taken.
The external auditor is invited to attend the Audit and Risk Committee
meetings as the Directors deem appropriate and the Audit and Risk Committee
has the opportunity to meet the external auditor without representatives of
the Investment Manager or the Administrator being present at least once per
year.
Financial Reporting
The primary role of the Audit and Risk Committee in relation to the financial
reporting is to review with the Administrator, Investment Manager and the
auditor the appropriateness of the Annual Report and Financial Statements,
concentrating on, amongst other matters:
• the quality and acceptability of accounting policies and
practices;
• the clarity of the disclosures and compliance with financial
reporting standards and relevant financial and governance reporting
requirements;
• material areas in which significant judgements have been
applied or where there has been discussion with the external auditor including
the going concern status and viability statement;
• whether the Annual Report and Financial Statements, taken as
a whole, is fair, balanced and understandable and provides the information
necessary for shareholders to assess the Company's performance, business model
and strategy; and
• any correspondence from regulators in relation to the
Company's financial reporting.
To aid its review, the Audit and Risk Committee considers reports from the
Administrator and Investment Manager and also reports from the auditor on the
outcome of their annual audit. The Audit and Risk Committee supports the
external auditor and recognises the necessary professional scepticism their
role requires.
Meetings
During the year ended 31 January 2023, the Audit and Risk Committee met
formally on four occasions. The matters discussed at those meetings included:
• review of the terms of reference of the Audit and Risk
Committee for approval by the Board;
• review of the accounting policies and format of the
Financial Statements;
• detailed review of the Annual Report and Financial
Statements, Interim Report and recommendation for approval by the Board
including the basis other than that of a going concern and the viability
statement;
• detailed review and updating of the Company's risk matrix;
• review and approval of the audit plan and final Audit and
Risk Committee report of the auditor;
• discussion and approval of the fee for the external audit;
• assessment of the independence of the external auditor;
• assessment of the effectiveness of the external audit
process as described below; and
• review of the Company's key risks and internal controls.
Primary Area of Judgement
The Audit and Risk Committee determined that the key risk of misstatement of
the Company's Financial Statements relates to the valuation and recoverability
of the loans, in the context of the judgements necessary to evaluate any
related impairment of the loans and associated credit loss.
The Company's loans are the key value driver for the Company's NAV and
interest income. Judgements over the level of any impairment and
recoverability of loan principal and interest could significantly affect the
NAV.
The Board reviews the compliance of all loans with terms and covenants at each
Board meeting. The Board also receives updates from the Investment Manager
regarding the trading performance for each borrower, the borrower's
performance under the loans and on the general UK property market. As a
result, the Board seeks to determine the level, if any, of impairment to the
loans.
The Audit and Risk Committee notes that critical judgements have been made in
relation to the assessment of the staging of the loans together with the
estimation of the probability of default and also the loss given default.
The incorrect treatment of any arrangement, exit and prepayment fees and the
impact of loan impairments in the effective interest rate calculations may
significantly affect the level of income recorded in the year thus affecting
the level of distributable income.
The Audit and Risk Committee focused their work on disclosures required in the
Annual Report following requirements under the AIC Code, consideration of
emerging risks, environmental, social and governance matters and on subsequent
event disclosures.
The Audit and Risk Committee also focused on IFRS 9 and in particular the
assessment of the credit risk changes, probability of default and loss given
default in relation to the loan portfolio. The Audit and Risk Committee has
reviewed detailed impairment analysis and current loan performance reports
prepared by the Investment Manager together with the consideration of the
current collateral values underpinning the loan portfolio.
The Audit and Risk Committee considered the potential for impairment of the
portfolio in the longer term, in accordance with IFRS 9, based on an agreed
credit rating methodology which is benchmarked against the Investment
Manager's previous experience in managing senior debt and whole loan
portfolios.
The Audit and Risk Committee also reviewed the income recognition and the
treatment of arrangement and exit fees which were based on effective interest
rate calculations prepared by the Investment Manager and the Administrator.
The internal credit rating of each loan as at 31 January 2023 was reviewed.
Whilst past due, and in default, the Northlands loan was considered to be
Stage 1, with no risk of loss, given the advanced stage of realisation through
sales. Two loans, Affinity and RoyaleLife were identified as Stage 2 and as
such have an ECL over a twelve-month period of £0.61 million together with a
provision against accrued and unpaid interest of £1.03 million. The Southport
loan has been identified as Stage 3 as the Company has appointed an
administrator in respect of this loan and considers it prudent to recognise an
impairment provision of £2.3 million on that investment. All loans were
discussed at the Audit and Risk Committee meeting to review the Annual Report,
with the Investment Manager, the Administrator and Auditor. In line with
requirements of IFRS as set out in the accounting policies, interest accruing
and unpaid on Stage 3 loans is not recognised as income in the Statement of
Comprehensive Income, whilst interest accrued and unpaid on the Stage 2 loan
RoyaleLife has been recognised as income and impaired as an ECL provision.
The Audit and Risk Committee has reviewed the judgements and estimations in
determining the fair value of prepayment options embedded within the contracts
for loans advanced. The key factors considered in the valuation of prepayment
options include the exercise price, the interest rate of the host loan
contract, differential to current market interest rates, the risk-free rate of
interest, contractual terms of the prepayment option, and the expected term of
the option. In response to these factors, it has been evaluated that the
probability of exercise by the borrower is low and the timing of exercise is
indeterminable. As a result, the Audit and Risk Committee has concluded that
it is appropriate no value is attributed to embedded prepayment options.
Risk Management
The Company's risk assessment process and the way in which significant
business risks are managed is a key area of focus for the Audit and Risk
Committee. The work of the Audit and Risk Committee is driven primarily by the
Company's assessment of its principal risks and uncertainties as set out in
the Corporate Governance Report, and it receives reports from the Investment
Manager and Administrator on the Company's risk evaluation process and reviews
changes to significant risks identified. Furthermore, the Investment Manager
monitors the risks associated with the investments and the compliance of the
investment portfolio with the investment restrictions of the Company.
Internal Audit
The Audit and Risk Committee continues to review the need for an internal
audit function and has decided that the systems and procedures employed by the
Administrator and the Investment Manager, including their own internal
controls and procedures, provide sufficient assurance that an appropriate
level of risk management and internal control, which safeguards shareholders'
investment and the Company's assets, is maintained. Furthermore, the visit to
the Investment Manager's London office in January 2022 gave the board
assurance around the Investment Manager's internal controls and included a
discussion with the Investment Manager's head of internal audit. An internal
audit function specific to the Company is therefore considered unnecessary.
External Audit
Deloitte LLP has been the Company's external auditor since the Company's
inception. This is the tenth audit period and therefore the Company is obliged
to consider tendering for a new audit firm. As the Company is in a managed
realisation, the Audit and Risk Committee has determined that Deloitte LLP
should remain as auditor until the Company has wound up.
The external auditor is required to rotate the audit partner every five years.
The current Deloitte LLP lead audit partner, Mr David Becker, started his
tenure in 2020 (in respect of the year ended 31 January 2020) and his current
rotation will end with the audit of the 2024 Annual Report and Financial
Statements. The Audit and Risk Committee has considered the re-appointment of
the auditor and decided not to put the provision of the external audit out to
tender, given the limited life of the Company.
The objectivity of the auditor is reviewed by the Audit and Risk Committee
which also reviews the terms under which the external auditor may be appointed
to perform non-audit services. The Audit and Risk Committee reviews the scope
and results of the audit, its cost effectiveness and the independence and
objectivity of the auditor, with particular regard to any non-audit work that
the auditor may undertake. In order to safeguard auditor independence and
objectivity, the Audit and Risk Committee ensures that any other advisory
and/or consulting services provided by the external auditor do not conflict
with its statutory audit responsibilities. Advisory and/or consulting services
will generally only cover reviews of Interim Reports and capital raising work.
Any non-audit services conducted by the auditor outside of these areas will
require the consent of the Audit and Risk Committee before being initiated.
The external auditor may not undertake any work for the Company in respect of
the following matters - preparation of the Financial Statements, provision of
investment advice, taking management decisions or advocacy work in adversarial
situations.
The Committee reviews the scope and results of the audit, its cost
effectiveness and the independence and objectivity of the auditor, with
particular regard to the level of non-audit fees.
The Committee regularly monitors non-audit services being provided by the
external auditor to ensure there is no impairment to their independence or
objectivity.
Notwithstanding such services, the Audit and Risk Committee considers Deloitte
LLP to be independent of the Company and that the provision of such non-audit
services is not a threat to the objectivity and independence of the conduct of
the audit as appropriate safeguards are in place.
To fulfil its responsibility regarding the independence of the auditor, the
Audit and Risk Committee will consider:
• discussions with or reports from the auditor describing its
arrangements to identify, report and manage any conflicts of interest; and
• the extent of non-audit services provided by the auditor and
arrangements for ensuring the independence, objectivity, robustness and
perceptiveness of the auditor and their handling of key accounting and audit
judgements.
To assess the effectiveness of the auditor, the Audit and Risk Committee will
review:
• the auditor's fulfilment of the agreed audit plan and
variations from it;
• discussions or reports highlighting the major issues that
arose during the course of the audit;
• feedback from other service providers evaluating the
performance of the audit team;
• arrangements for ensuring independence and objectivity;
• the robustness of the auditor in handling key accounting and
audit judgements; and
• a summary of the FRC's Audit Quality Review report for
Deloitte and discuss the findings with the audit partner to determine if any
of the indicators in that report had particular relevance to this year's audit
of the Company. Specifically, the Audit and Risk Committee discuss the extent
of the auditor's challenge of key estimates and assumptions in key areas of
judgement, including asset valuations and impairment testing and the quality
of the firm's audit of revenue.
The Audit and Risk Committee is satisfied with Deloitte LLP's effectiveness
and independence as auditor having considered the degree of diligence and
professional scepticism demonstrated by them. Having carried out the review
described above and having satisfied itself that the auditor remains
independent and effective, the Audit and Risk Committee has recommended to the
Board that Deloitte LLP be reappointed as auditor for the year ending 31
January 2024.
The Board's recommendation to shareholders on the re-appointment of Deloitte
LLP as external auditor will be put to shareholders at the Annual General
Meeting.
The Chair of the Audit and Risk Committee will be available at the Annual
General Meeting to answer any questions about the work of the Committee.
On behalf of the Audit and Risk Committee
Fiona Le Poidevin
Chair of the Audit and Risk Committee
22 May 2023
INDEPENDENT AUDITOR'S REPORT TO THE MEMBERS OF ICG-LONGBOW SENIOR SECURED UK
PROPERTY DEBT INVESTMENTS LIMITED
Report on the audit of the financial statements
1. Opinion
In our opinion the financial statements of ICG-Longbow Senior Secured UK
Property Debt Investments Limited (the 'Company'):
· give a true and fair view of the state of the company's affairs
as at 31 January 2023 and of its profit for the year then ended;
· have been properly prepared in accordance with United Kingdom
adopted international accounting standards; and
· have been prepared in accordance with the requirements of the
Companies (Guernsey) Law, 2008.
We have audited the financial statements which comprise:
· the statement of comprehensive income;
· the statement of financial position;
· the statement of changes in equity;
· the statement of cash flows; and
· the related notes 1 to 17.
The financial reporting framework that has been applied in their preparation
is applicable law and United Kingdom adopted international accounting
standards.
2. Basis for opinion
We conducted our audit in accordance with International Standards on Auditing
(UK) (ISAs (UK)) and applicable law. Our responsibilities under those
standards are further described in the auditor's responsibilities for the
audit of the financial statements section of our report.
We are independent of the company in accordance with the ethical requirements
that are relevant to our audit of the financial statements in the UK,
including the Financial Reporting Council's (the 'FRC's') Ethical Standard as
applied to listed public interest entities, and we have fulfilled our other
ethical responsibilities in accordance with these requirements. We confirm
that we have not provided any non-audit services prohibited by the FRC's
Ethical Standard to the company.
We believe that the audit evidence we have obtained is sufficient and
appropriate to provide a basis for our opinion.
3. Emphasis of matter - Financial statements prepared other than on a
going concern basis
We draw attention to Note 2b) of the financial statements, which indicates
that the financial statements have been prepared on a basis other than that of
a going concern. Our opinion is not modified in respect of this matter.
4. Summary of our audit approach
Key audit matters The key audit matters that we identified in the current year were:
· The assessment of expected credit losses (ECL) on loans advanced; and
· Income recognition.
Within this report, key audit matters are identified as follows:
Newly identified
Increased level of risk
Similar level of risk
Decreased level of risk
Materiality The materiality that we used in the current year was £1.6 million which was
determined on the basis of approximately 2% of the forecast net asset value.
Scoping We preformed a full scope audit to respond to the risks of material
misstatement.
Significant changes in our approach As described in in note 2a), the Company has taken responsibility for the
remaining assets and liabilities of its previous sole subsidiary. Our approach
has been adapted to the extent required to reflect the fact that the Company
no longer prepares consolidated financial statements.
Materiality
The materiality that we used in the current year was £1.6 million which was
determined on the basis of approximately 2% of the forecast net asset value.
Scoping
We preformed a full scope audit to respond to the risks of material
misstatement.
Significant changes in our approach
As described in in note 2a), the Company has taken responsibility for the
remaining assets and liabilities of its previous sole subsidiary. Our approach
has been adapted to the extent required to reflect the fact that the Company
no longer prepares consolidated financial statements.
5. Key audit matters
Key audit matters are those matters that, in our professional judgement, were
of most significance in our audit of the financial statements of the current
period and include the most significant assessed risks of material
misstatement (whether or not due to fraud) that we identified. These matters
included those which had the greatest effect on: the overall audit strategy,
the allocation of resources in the audit; and directing the efforts of the
engagement team.
These matters were addressed in the context of our audit of the financial
statements as a whole, and in forming our opinion thereon, and we do not
provide a separate opinion on these matters.
5.1. The assessment of expected credit losses (ECL) on loans advanced
Key audit matter description As at 31 January 2023, the aggregate value of loans advanced at amortised cost
amounted to £69.0 million (2022: £83.3 million) representing 89% of total
assets (2022: 94%).
As described in the Report of the Audit and Risk Committee, the Company's
loans are the key value driver for the net asset value and income from loans.
Judgements over the level of potential impairment of loan values using the
expected credit losses (ECL) model under IFRS 9, and the recoverability
thereof, has been identified as a key audit matter.
As the contractual maturity of all loans is within the next 12 months, a key
source of estimation uncertainty within in the ECL model is the determination
of the loss given default ('LGD'), which is made with reference to collateral
asset values and net proceeds receivable from the sale or refinance of those
assets. Management may seek to manipulate the assumptions adopted to influence
key performance indicators. As such, there is an incentive to overstate the
value of loans and we identified this as a potential area for fraud.
The estimate also considers the impact of loan-specific matters included in
the loan monitoring reports such as:
· movement in loan to value and interest cover ratios since date of
initial recognition (i.e. deterioration in assets security);
· covenant breaches;
· delinquency in contractual payments including unexpected
modifications to contractual cash flows;
· a borrower's actual performance in relation to its business plan;
· changes to the contractual documentation that could indicate
financial stress on the part of the borrower; and
· other signs of financial stress.
This matter is explained further in the Report of the Audit and Risk
Committee. Note 2(k) and note 3 to the financial statements set out the
associated accounting policy and disclosure in respect of critical judgements
and key sources of estimation uncertainty, note 5 set out the composition of
the debt portfolio as well as the stress analysis and note 11 sets out details
of the associated risk factors, including credit risk.
How the scope of our audit responded to the key audit matter We have:
· Obtained an understanding of relevant controls relating to the
loan loss provisioning review process;
· Challenged the estimated net proceeds receivable for the
underlying collateral of loans. For realised disposals, this was performed
with reference to actual proceeds received. For unrealised disposals, we
involved our internal valuation specialists to challenge assumptions made by
management in respect of the collateral valuation;
· In light of the above procedure and with the involvement of our
internal credit specialists, challenged the estimation of LGD by performing
scenario analysis, including the impact of discounting, and recalculating the
headroom or deficit to carrying value;
· With the involvement of our internal credit specialists,
challenged the judgments (including evaluation of qualitative and quantitative
criteria) related to the categorisation of loans into the various credit
stages required under IFRS 9. We considered this in the context of
management's definition of Significant Increase in Credit Risk and performed
an assessment of the Loan Monitoring Reports to assess evidence of changes
in credit risk;
· Obtained evidence to assess the reasonableness of estimates
applied to determine the Probability of Default and Exposure at Default for
each stage within which loans are classified and their compliance with IFRS 9
requirements;
· Tested the clerical accuracy of the expected credit loss
provision based on the above inputs; and
· Evaluated the appropriateness of disclosures made in the
financial statements in light of the requirements of IFRS 9.
Key observations Having carried out the procedures, we concluded that the resulting ECL
provision was appropriately accounted for.
5.2. Income recognition
Key audit matter description Interest income from loans advanced totalled £7.1 million for the year ended
31 January 2023 (2022: £9.3 million), with other fee income from loans of
£0.1 million (2022: £0.2 million). Management applies the effective interest
rate ('EIR') method to amortise any premium/discount over the loan asset life
with further assumptions made as to these loan assets' future cash flows.
There is a risk that revenue may be recognised in the incorrect period due to
differences in the timing between cash receipts of interest and investment
principal repayments, and the application of the EIR method. In addition the
existence of prepayments and exits arising from early repayments in the period
will have an impact on the recorded income and may not be correctly recorded
in accordance with the EIR requirements set out in IFRS 9.
The timing of recognition of these one-off fees including the consideration of
any contractual restriction is considered a potential fraud risk given the
involvement of management judgement.
The key accounting policies related to this key audit matter can be found in
note 2(e), 2(f) and note 3 to the financial statements. This matter is also
described in the Report of the Audit and Risk Committee.
How the scope of our audit responded to the key audit matter We have:
· Obtained an understanding of and tested the relevant controls
relating to the recognition of income from loans advanced;
· Assessed management's judgements in respect of the inclusion of
the upfront fees and exit fees in the EIR calculation;
· Recalculated the interest income from loans accrued under the EIR
method, taking into account any prepayments on the investments and the impact
on interest income recognised;
· Evaluated the impact of any loan loss provisioning on the
recognition and valuation of interest income recorded in the period;
· Evaluated the impact of any prepayments or exit fees from early
repayments on the interest income recorded in the period; and
· Agreed cash receipts in the year to and from the bank statements.
Key observations Having carried out the procedures, we determined that interest income and loan
related fees are appropriately accounted for in the financial
statements.
6. Our application of materiality
6.1. Materiality
We define materiality as the magnitude of misstatement in the financial
statements that makes it probable that the economic decisions of a reasonably
knowledgeable person would be changed or influenced. We use materiality both
in planning the scope of our audit work and in evaluating the results of our
work.
Based on our professional judgement, we determined materiality for the
financial statements as a whole as follows:
Materiality £1.6 million (2022: £1.8 million)
Basis for determining materiality 2% (2022: 2%) of net asset value
Rationale for the benchmark applied We believe net asset value is the most appropriate benchmark as it is
considered one of the principal considerations in assessing financial
performance.
Furthermore, as the focus of the Company is on the realisation of its loan
investments and expected to be the key driver of future distributions to
investors, we no longer consider it necessary to apply a lower threshold to
loan interest income and expenses.
6.2. Performance materiality
We set performance materiality at a level lower than materiality to reduce the
probability that, in aggregate, uncorrected and undetected misstatements
exceed the materiality for the financial statements as a whole. Performance
materiality was set at 70% of materiality for the 2023 audit (2022: 70%). In
determining performance materiality, we considered the following factors:
· our risk assessment, including our assessment of the overall
control environment; and
· our past experience of the audit, which has indicated a low
number of corrected and uncorrected misstatements identified in prior periods.
6.3. Error reporting threshold
We agreed with the Audit and Risk Committee that we would report to the
Committee all audit differences in excess of £80,000 (2022: £87,000), as
well as differences below that threshold that, in our view, warranted
reporting on qualitative grounds. We also report to the Audit and Risk
Committee on disclosure matters that we identified when assessing the overall
presentation of the financial statements.
7. An overview of the scope of our audit
7.1. Scoping
Our audit was scoped by obtaining an understanding of the company and its
environment, including internal control, and assessing the risks of material
misstatement of the company. We performed a full scope audit.
7.2. Our consideration of the control environment
The Company is administered by a third party Guernsey regulated service
provider. As part of our audit, we obtained an understanding of relevant
controls established at the service provider.
8. Other information
The other information comprises the information included in the annual report,
other than the financial statements and our auditor's report thereon. The
directors are responsible for the other information contained within the
annual report.
Our opinion on the financial statements does not cover the other information
and we do not express any form of assurance conclusion thereon.
Our responsibility is to read the other information and, in doing so, consider
whether the other information is materially inconsistent with the financial
statements or our knowledge obtained in the course of the audit, or otherwise
appears to be materially misstated.
If we identify such material inconsistencies or apparent material
misstatements, we are required to determine whether this gives rise to a
material misstatement in the financial statements themselves. If, based on the
work we have performed, we conclude that there is a material misstatement of
this other information, we are required to report that fact.
We have nothing to report in this regard.
9. Responsibilities of directors
As explained more fully in the directors' responsibilities statement, the
directors are responsible for the preparation of the financial statements and
for being satisfied that they give a true and fair view, and for such internal
control as the directors determine is necessary to enable the preparation of
financial statements that are free from material misstatement, whether due to
fraud or error.
In preparing the financial statements, the directors are responsible for
assessing the company's ability to continue as a going concern, disclosing as
applicable, matters related to going concern and using the going concern basis
of accounting unless the directors either intend to liquidate the company or
to cease operations, or have no realistic alternative but to do so.
10. Auditor's responsibilities for the audit of the financial statements
Our objectives are to obtain reasonable assurance about whether the financial
statements as a whole are free from material misstatement, whether due to
fraud or error, and to issue an auditor's report that includes our opinion.
Reasonable assurance is a high level of assurance, but is not a guarantee that
an audit conducted in accordance with ISAs (UK) will always detect a material
misstatement when it exists. Misstatements can arise from fraud or error and
are considered material if, individually or in the aggregate, they could
reasonably be expected to influence the economic decisions of users taken on
the basis of these financial statements.
A further description of our responsibilities for the audit of the financial
statements is located on the FRC's website at:
www.frc.org.uk/auditorsresponsibilities
(http://www.frc.org.uk/auditorsresponsibilities) . This description forms part
of our auditor's report.
11. Extent to which the audit was considered capable of detecting irregularities, including fraud
Irregularities, including fraud, are instances of non-compliance with laws and
regulations. We design procedures in line with our responsibilities, outlined
above, to detect material misstatements in respect of irregularities,
including fraud. The extent to which our procedures are capable of detecting
irregularities, including fraud is detailed below.
11.1. Identifying and assessing potential risks related to irregularities
In identifying and assessing risks of material misstatement in respect of
irregularities, including fraud and non-compliance with laws and regulations,
we considered the following:
· the nature of the industry and sector, control environment and
business performance including the design of the company's remuneration
policies, key drivers for directors' remuneration, bonus levels and
performance targets;
· the company's own assessment of the risks that irregularities may
occur either as a result of fraud or error that was approved by the board on 1
December 2022;
· results of our enquiries of management and the Audit and Risk
Committee about their own identification and assessment of the risks of
irregularities,
· any matters we identified having obtained and reviewed the
company's documentation of their policies and procedures relating to:
o identifying, evaluating and complying with laws and regulations and
whether they were aware of any instances of non-compliance;
o detecting and responding to the risks of fraud and whether they have
knowledge of any actual, suspected or alleged fraud;
o the internal controls established to mitigate risks of fraud or
non-compliance with laws and regulations;
· the matters discussed among the audit engagement team and
relevant internal specialists, including credit specialists, regarding how and
where fraud might occur in the financial statements and any potential
indicators of fraud.
As a result of these procedures, we considered the opportunities and
incentives that may exist within the organisation for fraud and identified the
greatest potential for fraud in the following areas:
· The assessment of expected credit losses (ECL) on loans advanced;
and
· Income recognition.
In common with all audits under ISAs (UK), we are also required to perform
specific procedures to respond to the risk of management override.
We also obtained an understanding of the legal and regulatory frameworks that
the Company operates in, focusing on provisions of those laws and regulations
that had a direct effect on the determination of material amounts and
disclosures in the financial statements. The key laws and regulations we
considered in this context included the Companies (Guernsey) Law, 2008, the
Listing Rules and relevant tax legislation.
In addition, we considered provisions of other laws and regulations that do
not have a direct effect on the financial statements but compliance with which
may be fundamental to the Group's ability to operate or to avoid a material
penalty. These included the Company's regulatory licences and The Protection
of Investors (Bailiwick of Guernsey) Law, 2020.
11.2. Audit response to risks identified
As a result of performing the above, we identified the assessment of ECL on
loans advanced and income recognition as key audit matters related to the
potential risk of fraud. The key audit matters section of our report explains
the matters in more detail and also describes the specific procedures we
performed in response to those key audit matters.
In addition to the above, our procedures to respond to risks identified
included the following:
· reviewing the financial statement disclosures and testing to
supporting documentation to assess compliance with provisions of relevant laws
and regulations described as having a direct effect on the financial
statements;
· enquiring of management and the Audit and Risk Committee
concerning actual and potential litigation and claims;
· performing analytical procedures to identify any unusual or
unexpected relationships that may indicate risks of material misstatement due
to fraud;
· reading minutes of meetings of those charged with governance and
reviewing correspondence with Guernsey Financial Services Commission; and
· in addressing the risk of fraud through management override of
controls, testing the appropriateness of journal entries and other
adjustments; assessing whether the judgements made in making accounting
estimates are indicative of a potential bias; and evaluating the business
rationale of any significant transactions that are unusual or outside the
normal course of business.
We also communicated relevant identified laws and regulations and potential
fraud risks to all engagement team members including internal specialists, and
remained alert to any indications of fraud or non-compliance with laws and
regulations throughout the audit.
Report on other legal and regulatory requirements
12. Corporate Governance Statement
The Listing Rules require us to review the directors' statement in relation to
going concern, longer-term viability and that part of the Corporate Governance
Statement relating to the company's compliance with the provisions of the UK
Corporate Governance Code specified for our review.
Based on the work undertaken as part of our audit, we have concluded that each
of the following elements of the Corporate Governance Statement is materially
consistent with the financial statements and our knowledge obtained during the
audit:
· the directors' statement with regards to the appropriateness of
adopting the going concern basis of accounting and any material uncertainties
identified;
· the directors' explanation as to its assessment of the company's
prospects, the period this assessment covers and why the period is
appropriate;
· the directors' statement on fair, balanced and understandable;
· the board's confirmation that it has carried out a robust
assessment of the emerging and principal risks;
· the section of the annual report that describes the review of
effectiveness of risk management and internal control systems; and
· the section describing the work of the Audit and Risk Committee.
13. Matters on which we are required to report by exception
13.1. Adequacy of explanations received and accounting records
Under the Companies (Guernsey) Law, 2008 we are required to report to you if,
in our opinion:
· we have not received all the information and explanations we
require for our audit; or
· proper accounting records have not been kept by the parent
company; or
· the financial statements are not in agreement with the accounting
records.
We have nothing to report in respect of these matters.
14. Other matters which we are required to address
14.1. Auditor tenure
Following the recommendation of the Audit and Risk Committee, we were
re-appointed by board on 9 May 2023 to audit the financial statements for the
year ending 31 January 2023. The period of total uninterrupted engagement
including previous renewals and reappointments of the firm is 10 years,
covering the years ending 31 January 2014 to 31 January 2023.
14.2. Consistency of the audit report with the additional report to the Audit
and Risk Committee
Our audit opinion is consistent with the additional report to the Audit and
Risk Committee we are required to provide in accordance with ISAs (UK).
15. Use of our report
This report is made solely to the Company's members, as a body, in accordance
with Section 262 of the Companies (Guernsey) Law, 2008. Our audit work has
been undertaken so that we might state to the Company's members those matters
we are required to state to them in an auditor's report and for no other
purpose. To the fullest extent permitted by law, we do not accept or assume
responsibility to anyone other than the Company and the Company's members as a
body, for our audit work, for this report, or for the opinions we have formed.
David Becker
For and on behalf of Deloitte LLP
Recognised Auditor
St Peter Port, Guernsey
22 May 2023
Statement of Comprehensive Income
For the year ended 31 January 2023
1 February 2022 to 1 February 2021 to
Notes 31 January 2023 31 January 2022
£ £
Income
Income from loans 2 e) 7,136,574 9,310,030
Other fee income from loans 2 f) 133,051 207,739
Income from cash and cash equivalents 2,864
-
Total income 7,272,489 9,517,769
Expenses
Investment Management fees 13 761,047 1,165,922
Directors' remuneration 12 160,000 171,375
Audit fees for the Company 14 42,353 46,454
Finance cost 16 - 63,351
Reorganisation Costs - 129,941
ECL provision on financial assets 5 3,940,181 -
Other expenses 15 409,085 594,049
Total expenses 5,312,666 2,171,092
Profit for the year before tax 1,959,823 7,346,677
Taxation charge 4 - 10,912
Profit for the year after tax 1,959,823 7,335,765
Total comprehensive income for the year 1,959,823 7,335,765
Basic and diluted Earnings per Share (pence) 9 1.62 6.05
All items within the above statement have been derived from discontinuing
activities on the basis of the orderly realisation of the Company's assets.
The Company had no recognised gains or losses for either period other than
those included in the results above.
The accompanying notes from 1 to 17 form an integral part of these Financial
Statements.
Statement of Financial Position
As at 31 January 2023
Notes 31 January 2023 31 January 2022
£ £
Assets
Current Assets
Loans advanced at amortised cost 5 68,963,675 83,257,529
Trade and other receivables 6 43,435 502,485
Cash and cash equivalents 7 9,209,494 4,801,224
Total current assets 78,216,604 88,561,238
Total assets 78,216,604 88,561,238
Liabilities
Current Liabilities
Trade and other payables 8 861,653 793,223
Total current liabilities 861,653 793,223
Total liabilities 861,653 793,223
Net assets 77,354,951 87,768,015
Equity
Share capital 10 80,298,419 87,576,589
Retained (loss) / earnings (2,943,468) 191,426
Total equity attributable to the owners of the Company 77,354,951 87,768,015
Number of Ordinary Shares in issue at year end 10 121,302,779 121,302,779
Net Asset Value per Ordinary Share (pence) 9 63.77 72.35
The Financial Statements were approved by the Board of Directors on 22 May
2023 and signed on their behalf by:
Jack Perry Fiona Le Poidevin
Chairman Director
22 May 2023 22 May 2023
The accompanying notes from 1 to 17 form an integral part of these Financial
Statements.
Statement of Changes in Equity
For the year ended 31 January 2023
Number Ordinary Share B Share Retained
Notes of shares capital capital (loss) / earnings Total
£ £ £ £
As at 1 February 2022 121,302,779 87,576,589 - 191,426 87,768,015
Total comprehensive income - - - 1,959,823 1,959,823
Dividends paid 10 - - - (5,094,717) (5,094,717)
B Shares issued May 2022 10 121,302,779 (7,278,170) 7,278,170 - -
B Shares redeemed & cancelled May 2022 10 (121,302,779) - (7,278,170) - (7,278,170)
As at 31 January 2023 121,302,779 80,298,419 - (2,943,468) 77,354,951
For the year ended 31 January 2022
Number Ordinary Share B Share Retained
Notes of shares capital capital earnings Total
£ £ £ £
As at 1 February 2021 121,302,779 119,115,310 133,829 119,249,139
Total comprehensive income - - - 7,335,765 7,335,765
Dividends paid 10 - - - (7,278,168) (7,278,168)
B Shares issued Sept 2021 10 121,302,779 (6,671,651) 6,671,651 - -
B Shares redeemed & 10 (121,302,779) - (6,671,651) - (6,671,651)
cancelled Sept 2021
B Shares issued Dec 2021 10 121,302,779 (7,884,681) 7,884,681 - -
B Shares redeemed & 10 (121,302,779) - (7,884,681) - (7,884,681)
cancelled Dec 2021
B Shares issued Jan 2022 10 121,302,779 (16,982,389 ) 16,982,389 - -
B Shares redeemed & 10 (121,302,779) - (16,982,389) - (16,982,389)
cancelled Jan 2022
As at 31 January 2022 121,302,779 87,576,589 - 191,426 87,768,015
The accompanying notes from 1 to 17 form an integral part of these Financial
Statements.
Statement of Cash Flows
For the year ended 31 January 2023
1 February 2022 to 1 February 2021 to
Notes 31 January 2023 31 January 2022
£ £
Cash flows generated from operating activities
Profit for the year 1,959,823 7,335,765
Adjustments for non-cash items and working capital movements:
Movement in other receivables 459,050 731,350
Movement in other payables and accrued expenses 68,430 (675,545)
Movement in tax payable - (1,679)
Loan amortisation 1,193,484 (1,321,983)
3,680,787 6,067,908
Loans advanced less arrangement fees (487,610) (1,643,473)
Arrangement fees received 64,740 -
Loans repaid at par 13,523,240 30,420,038
Net loans repaid less arrangement fees 13,100,370 28,776,565
Net cash generated from operating activities 16,781,157 34,844,473
Cash flows used in financing activities
Dividends paid 10 (5,094,717) (7,278,168)
Return of Capital paid 10 (7,278,170) (31,538,721)
Net cash (used in) financing activities (12,372,887) (38,816,889)
Net increase / (decrease) in cash and cash equivalents 4,408,270 (3,972,416)
Cash and cash equivalents at the start of the year 4,801,224 8,773,640
Cash and cash equivalents at the end of the year 9,209,494 4,801,224
The accompanying notes from 1 to 17 form an integral part of these Financial
Statements.
1. General information
ICG-Longbow Senior Secured UK Property Debt Investments Limited is a
non-cellular company limited by shares and was incorporated in Guernsey under
the Companies Law on 29 November 2012 with registered number 55917 as a
closed-ended investment company. The registered office address is Floor 2, PO
Box 286, Trafalgar Court, Les Banques, St Peter Port, Guernsey, GY1 4LY.
The Company's shares were admitted to the Premium Segment of the Official List
and to trading on the Main Market of the London Stock Exchange on 5 February
2013.
In line with the revised Investment Objective and Policy approved by
shareholders in the Extraordinary General Meeting in January 2021, the Company
is now undertaking an orderly realisation of its investments. As sufficient
funds become available the Board intends to return capital to shareholders,
taking account of the Company's working capital requirements and funding
commitments.
ICG Alternative Investment Limited is the external discretionary investment
manager. The Board resolved to simplify its corporate structure by collapsing
the Luxembourg subsidiary company which has historically acted as the lender
for the Company's investments. The subsidiary was dissolved on 18 January
2022. Under Luxembourg Law, and as sole shareholder, the Company has taken
responsibility for the remaining assets and liabilities of its subsidiary
following its dissolution.
2. Accounting policies
a) Basis of preparation
The Financial Statements for the year ended 31 January 2023 have been prepared
in accordance with UK adopted IFRS and the Companies (Guernsey) Law, 2008.
Prior to its dissolution on 18 January 2022, the Subsidiary (ICG Longbow
Senior Debt S.A.), was consolidated into the Company's accounts and the
Company's financial statements were prepared on a consolidated basis, as the
Group existed for the majority of the financial year ended 31 January 2022.
The financial statements for the year ended 31 January 2023 have been prepared
for the Company only, with comparative information comprising the results of
the Group. Since the Company has taken responsibility for the remaining assets
and liabilities of its subsidiary following its dissolution, the Directors
consider these comparatives to be appropriate.
Other than as set out above, the same accounting policies and methods of
computation have been followed in the preparation of these Financial
Statements as in the Annual Report and Financial Statements for the year ended
31 January 2022.
At the date of approval of these Financial Statements, the Company has
reviewed the following new and revised IFRS standards and interpretations that
have been issued and are now effective:
The adoption of these standards and interpretations has had no impact on the
Financial Statements of the Company.
Effective for periods commencing
IFRS 3 Business Combinations (Amendments regarding updating references to the 01 January 2022
Conceptual Framework for Financial Reporting)
IFRS 9 Financial Instruments (Amendments regarding fees to be included in the 10% 01 January 2022
test for derecognition of financial liabilities)
IAS 16 Property, Plant and Equipment (Amendments prohibiting a company from deducting 01 January 2022
from the cost of property, plant and equipment amounts received from selling
items produced while the company is preparing the asset for its intended use)
IAS 37 Provisions, Contingent Liabilities and Contingent Assets (Amendments regarding 01 January 2022
the costs to include when assessing whether a contract is onerous)
The following new and revised IFRS standards and interpretations that have
been issued and are not yet effective. The Company intends to adopt these new
and amended standards and interpretations, if applicable, when they become
effective.
Effective for periods commencing
IFRS 17 Insurance Contracts (Amendments to address concerns and implementation 01 January 2023
challenges that were identified after IFRS 17 was published (includes a
deferral of the effective date to annual periods beginning on or after 1
January 2023))
IAS 1 Presentation of Financial Statements (Amendments regarding the classification 01 January 2024
of liabilities)
IAS 1 Presentation of Financial Statements (Amendments regarding the classification 01 January 2024
of debt with covenants)
IAS 8 Accounting Policies, Changes in Accounting Estimates and Errors (Amendments 01 January 2023
regarding the definition of accounting estimates)
IAS 12 Income Taxes (Amendments regarding deferred tax on leases and decommissioning 01 January 2023
obligations
b) Going concern
The Directors, at the time of approving the Financial Statements, are required
to satisfy themselves that they have a reasonable expectation that the Company
has adequate resources to continue in operational existence for the
foreseeable future and whether there is any threat to the going concern status
of the Company. At the EGM of the Company on 14 January 2021, following a
recommendation from the Board published in a circular on 16 December 2020,
shareholders voted by the requisite majority in favour of a change to the
Company's Objectives and Investment Policy which would lead to an orderly
realisation of the Company's assets and a return of capital to shareholders.
It is intended that the investments will be realised as and when the loans
fall due and the Directors expect that the investments will be held to
maturity with the last loan currently due for repayment by the end of 2023.
The Company may take actions with the consequence of accelerating or delaying
repayment in order to optimise shareholder's returns in the context of the
Company's size. Whilst the Directors are satisfied that the Company has
adequate resources to continue in operation throughout the realisation period
and to meet all liabilities as they fall due, given the Company is now in a
managed wind down, the Directors consider it appropriate to adopt a basis
other that of going concern in preparing the financial statements. In the
absence of a ready secondary market in real estate loans by which to assess
market value, the basis of valuation for investments is amortised cost net of
impairment, recognising the realisable value of each investment in the orderly
wind down of the Company. In accordance with the Company's IFRS 9 Policy there
has been a change in the carrying value of some investments following the need
for a lifetime ECL allowance on two Stage two loans and a lifetime ECL on one
Stage three loan, as detailed in note 5. No material adjustments have arisen
solely as a result of ceasing to apply the going concern basis.
c) Functional and presentation currency
The Financial Statements are presented in Pounds Sterling, which is the
functional currency as well as the presentation currency as all the Company's
investments and most transactions are denominated in Pounds Sterling.
d) Foreign currencies
Transactions in foreign currencies are translated at the foreign exchange rate
ruling at the date of the transaction. Monetary assets and liabilities
denominated in foreign currencies at the reporting date are translated at the
foreign exchange rate ruling at that date. Foreign exchange differences
arising on translation are recognised in the Statement of Comprehensive
Income.
e) Interest income
In accordance with IFRS 9 interest income is recognised when it is probable
that the economic benefits will flow to the Company and the amount of revenue
can be measured reliably. Interest income is accrued on a time basis, by
reference to the principal outstanding and at the effective interest rate
applicable, which is the rate that exactly discounts estimated future cash
receipts through the expected life of the financial asset to that asset's net
carrying amount on initial recognition. Arrangement and exit fees which are
considered to be an integral part of the contract are included in the
effective interest rate calculation.
For financial assets in stage 3, interest is recognised on a net basis after
allowance for ECL. For financial assets in Stage 2, where the Company
considers that the quantum or timeliness of the economic benefit cannot be
measured reliably, in accordance with IFRS, interest will be recognised on a
gross basis and an ECL provision will be raised.
Interest on cash and cash equivalents is recognised on an accruals basis.
f) Other fee income
Other fee income includes prepayment and other fees due under the contractual
terms of the debt instruments. Such fees and related cash receipts are not
considered to form an integral part of the effective interest rate and are
accounted for on an accruals basis.
g) Operating expenses
Operating expenses are the Company's costs incurred in connection with the
ongoing management of the Company's investments and administrative costs.
Operating expenses are accounted for on an accruals basis.
h) Taxation
The Company is exempt from Guernsey taxation under the Income Tax (Exempt
Bodies) (Guernsey) Ordinance 1989 for which it pays an annual fee of £1,200
which is included within other expenses. The Company is required to apply
annually to obtain exempt status for the purposes of Guernsey Taxation.
i) Dividends
Dividends payable are recognised as distributions in the financial statements
when the Company's obligation to make payment has been established. Dividends
paid during the year are disclosed in the Statement of Changes in Equity.
Dividends declared post year end are disclosed in Note 17.
j) Segmental reporting
Operating segments are reported in a manner consistent with the internal
reporting provided to the chief operating decision-maker. The chief operating
decision-maker, who is responsible for allocating resources and assessing
performance of the operating segments, has been identified as the Board of
Directors, as a whole. The key measure of performance used by the Board to
assess the Company's performance and to allocate resources is the total return
on the Company's Net Asset Value, as calculated under IFRS, and therefore no
reconciliation is required between the measure of profit or loss used by the
Board and that contained in the Financial Statements.
For management purposes, the Company is organised into one main operating
segment, being the provision of a diversified portfolio of UK commercial
property backed senior debt investments.
The majority of the Company's income is derived from loans secured on
commercial and residential property in the United Kingdom.
Due to the Company's nature, it has no employees.
k) Financial instruments
Financial assets and financial liabilities are recognised in the Company's
Statement of Financial Position when the Company becomes a party to the
contractual provisions of the instrument. Financial assets and financial
liabilities are only offset and the net amount reported in the Statement of
Financial Position and Statement of Comprehensive Income when there is a
currently enforceable legal right to offset the recognised amounts and the
Company intends to settle on a net basis or realise the asset and liability
simultaneously.
Financial Assets
All financial assets are recognised and de-recognised on a trade date where
the purchase or sale of a financial asset is under a contract whose terms
require delivery of the financial asset within the timeframe established by
the market concerned, and are initially measured at fair value, plus
transaction costs, except for those financial assets classified as at fair
value through profit or loss, which are initially measured at fair value.
Financial assets are classified into the following specified categories:
financial assets at fair value through profit or loss, financial assets at
fair value through Other Comprehensive Income or financial assets at amortised
cost.
The classification depends on the nature and purpose of the financial assets
and is determined at the time of initial recognition.
The Company's financial assets currently comprise loans, trade and other
receivables and cash and cash equivalents.
i) Loans and receivables
These assets are non-derivative financial assets with fixed or determinable
payments that are not quoted in an active market. They comprise loans and
trade and other receivables.
They are initially recognised at fair value plus transaction costs that are
directly attributable to the acquisition, and subsequently carried at
amortised cost using the effective interest rate method, less allowance for
Expected Credit Loss (ECL). The effect of discounting on trade and other
receivables is not considered to be material.
ii) Cash and cash equivalents
Cash and cash equivalents comprise cash on hand and demand deposits and other
short-term highly liquid investments with an original maturity of three months
or less that are readily convertible to a known amount of cash and are subject
to an insignificant risk of changes in value.
iii) Effective interest rate method
The effective interest rate method is a method of calculating the amortised
cost of a debt instrument and of allocating interest income over the relevant
period. The effective interest rate is the rate that exactly discounts
estimated future cash receipts (including all fees paid or received that form
an integral part of the effective interest rate, transaction costs and other
premiums or discounts) through the expected life of the debt instrument, or,
where appropriate, a shorter period, to the net carrying amount on initial
recognition.
iv) Impairment of financial assets
The Company recognises a loss allowance for ECL on trade receivables and loan
receivables. The amount of ECL is updated at each reporting date to reflect
changes in credit risk since initial recognition of the respective financial
instrument. The Company always recognises 12-month ECL for trade receivables
and loan receivables that fall under stage 1 assets. For stage 2 assets, the
Company recognises lifetime ECL when there has been a significant increase in
credit risk since initial recognition. The ECL on these financial assets are
estimated using a provision matrix based on the Investment Manager's
historical credit loss experience, adjusted for factors that are specific to
the debtors, general economic conditions and an assessment of both the current
as well as the forecast direction of conditions at the reporting date,
including time value of money where appropriate. The Company has adopted a
simplified model for trade receivables where lifetime ECL is estimated and
does not materially differ from the twelve-month ECL.
v) Significant increase in credit risk
In assessing whether the credit risk on a financial instrument has increased
significantly since initial recognition, the Company compares the risk of a
default occurring on the financial instrument at the reporting date with the
risk of a default occurring on the financial instrument at the date of initial
recognition. In making this assessment, the Company considers both
quantitative and qualitative information that is reasonable and supportable,
including historical experience and forward-looking information that is
available without undue cost or effort. Forward-looking information considered
includes the future prospects of the industries in which the Company's debtors
operate, obtained from economic expert reports, financial analysts,
governmental bodies, relevant think‑tanks and other similar organisations,
as well as consideration of various external sources of actual and forecast
economic information that relate to the Company's core operations.
In particular, the following information is taken into account when assessing
whether credit risk has increased significantly since initial recognition:
• an actual or expected significant deterioration in the financial
instrument's external (if available) or internal credit rating;
• significant deterioration in external market indicators of credit risk for
a particular financial instrument,
e.g. a significant increase in the credit spread, the credit default swap
prices for the debtor, or the length of time or the extent to which the fair
value of a financial asset has been less than its amortised cost;
• existing or forecast adverse changes in business, financial or economic
conditions that are expected to cause a significant decrease in the debtor's
ability to meet its debt obligations;
• any actual or expected significant deterioration in the operating results
of the debtor;
• significant increases in credit risk on other financial instruments of the
same debtor; or
• an actual or expected significant adverse change in the regulatory,
economic, or technological environment of the debtor that results in a
significant decrease in the debtor's ability to meet its debt obligations.
Despite the foregoing, the Company assumes that the credit risk on a financial
instrument has not increased significantly since initial recognition if the
financial instrument is determined to have low credit risk at the reporting
date. A financial instrument is determined to have low credit risk if:
(1) The financial instrument has a low risk of default;
(2) The debtor has a strong capacity to meet its contractual cash flow
obligations in the near term; and
(3) Adverse changes in economic and business conditions have not, or will not
in the foreseeable future, reduce the ability of the borrower to fulfil its
contractual cash flow obligations. Where the ability to meet cashflow
obligations, including payment of interest, are impacted the risk associated
with the financial instrument may be considered to have increased.
The Company considers a financial asset to have low credit risk when the asset
has external credit rating of 'investment grade' in accordance with the
globally understood definition or if an external rating is not available, the
asset has an internal rating of 'performing'. Performing means that the
counterparty has a strong financial position and there are no past due
amounts.
The Company regularly monitors the effectiveness of the criteria used to
identify whether there has been a significant increase in credit risk and
revises them as appropriate to ensure that the criteria are capable of
identifying significant increase in credit risk before the amount becomes past
due.
vi) Definition of default
The Company considers the following as constituting an event of default for
internal credit risk management purposes as historical experience indicates
that financial assets that meet either of the following criteria may not be
fully recoverable:
• when there is a breach of financial covenants by the debtor which has not
be waived or where the lender's rights have not be reserved pending action by
the borrower; or
• information developed internally or obtained from external sources
indicates that the debtor is unlikely to pay its creditors, including the
Company, in full (without taking into account any collateral held by the
Company).
There is a rebuttable presumption that where loans are past due or interest is
unpaid for more than 30 days, this leads to a significant increase in credit
risk or that if unpaid for more than 90 days this leads to an event of
default. However, the Company may elect to waive the default or give a period
of forbearance and reserve its rights in respect of the default to enhance
returns and hence may rebut the presumption that there is a significant
increase in credit risk or an event of default.
vii) Credit-impaired financial assets
A financial asset is credit‑impaired when one or more events that have a
detrimental impact on the estimated future cash flows of that financial asset
have occurred. Evidence that a financial asset is credit‑impaired includes
observable data about the following events:
(a) significant financial difficulty of the issuer or the borrower;
(b) a breach of contract, such as a default or past due event (see (vi));
(c) the lenders to the borrower, for economic or contractual reasons relating
to the borrower's financial difficulty having granted to the borrower
concessions that the lenders would not otherwise consider;
(d) it is becoming probable that the borrower will enter bankruptcy or other
financial reorganisation; or
(e) the disappearance of an active market for that financial asset because of
financial difficulties.
viii) Write-off policy
The Company writes off a financial asset when there is information indicating
that the debtor is in severe financial difficulty and there is no realistic
prospect of recovery, e.g. when the debtor has been placed under liquidation
or has entered into bankruptcy proceedings, or in the case of loan
receivables, when the amounts are over two years past due, whichever occurs
sooner. Financial assets written off may still be subject to enforcement
activities under the Company's recovery procedures, taking into account legal
advice where appropriate. Any recoveries made are recognised in profit or
loss.
ix) Measurement and recognition of ECL
The measurement of ECL is a function of the probability of default, loss given
default (i.e. the magnitude of the loss if there is a default) and the
exposure at default. The assessment of the probability of default and loss
given default is based on historical data adjusted by forward‑looking
information as described above. As for the exposure at default, for financial
assets, this is represented by the asset's gross carrying amount at the
reporting date.
For financial assets, the ECL is estimated as the difference between all
contractual cash flows that are due to the Company in accordance with the
contract and all the cash flows that the Company expects to receive,
discounted at the original effective interest rate.
If the Company has measured the loss allowance for a financial instrument at
an amount equal to lifetime ECL in the previous reporting period but
determines at the current reporting date that the conditions for lifetime ECL
are no longer met, the Company measures the loss allowance at an amount equal
to 12‑month ECL at the current reporting date, except for assets for which a
simplified approach was used.
The Company's measurement of ECL reflects an unbiased and probability-weighted
amount that is determined by evaluating the range of possible outcomes as well
as incorporating the time value of money. The Company has also considered
reasonable and supportable information from past events, current conditions
and reasonable and supportable forecasts for future economic conditions when
measuring ECL.
· Stage 1 covers financial assets that have not deteriorated
significantly in credit risk since initial recognition;
· Stage 2 covers financial assets that have significantly
deteriorated in credit quality since initial recognition; and
· Stage 3 covers financial assets that have objective evidence of
impairment at the reporting date.
Twelve-month ECL are recognised in stage 1, while lifetime ECL are recognised
in stages 2 and 3. The Company's remaining loan book has a residual
contractual maturity of less than one year and as a result 12 month and
lifetime ECL will be the same.
x) Modification of cash flows
Having performed adequate due diligence procedures, the Company may negotiate
or otherwise modify the contractual cash flows of loans to customers, usually
as a result of loan extensions. When this happens, the Company assesses
whether or not the new terms are substantially different to the original
terms.
If the terms are not substantially different, the renegotiation or
modification does not result in derecognition, and the Company recalculates
the gross carrying amount based on the revised cash flows of the financial
asset and recognises a modification gain or loss in profit or loss. The new
gross carrying amount is recalculated by discounting the modified cash flows
at the original effective interest rate.
If terms are substantially different the original asset is derecognised and a
new financial asset is recognised. It is assumed that the terms are
substantially different if the discounted present value of the cash flows
under the new terms, including any fees paid net of any fees received and
discounted using the original effective rate is at least 10 per cent different
from the discounted present value of the remaining cash flows of the original
financial asset. If the modification is not substantial, the difference
between: (1) the carrying amount of the liability before the modification; and
(2) the present value of the
cash flows after modification is recognised in profit or loss as the
modification gain or loss within other gains and losses as explained in
paragraph above.
xi) Derecognition of financial assets
The Company derecognises a financial asset only when the contractual rights to
the cash flows from the asset expire, or when it transfers the financial asset
and substantially all the risks and rewards of ownership of the asset to
another entity. If the Company neither transfers nor retains substantially all
the risks and rewards of ownership and continues to control the transferred
asset, the Company recognises its retained interest in the asset and an
associated liability for amounts it may have to pay. If the Company retains
substantially all the risks and rewards of ownership of a transferred
financial asset, the Company continues to recognise the financial asset and
also recognises a collateralised borrowing for the proceeds received.
On derecognition of a financial asset measured at amortised cost, the
difference between the asset's carrying amount and the sum of the
consideration received and receivable, is recognised in profit or loss.
Financial liabilities
The classification of financial liabilities at initial recognition depends on
the purpose for which the financial liability was issued and its
characteristics.
All financial liabilities are initially recognised at fair value net of
transaction costs incurred. All purchases of financial liabilities are
recorded on a trade date, being the date on which the Company becomes party to
the contractual requirements of the financial liability. Unless otherwise
indicated the carrying amounts of the Company's financial liabilities
approximate to their fair values.
The Company's financial liabilities consist of only financial liabilities
measured at amortised cost.
i) Financial liabilities measured at amortised cost
These include trade payables and other short-term monetary liabilities, which
are initially recognised at fair value and subsequently carried at amortised
cost using the effective interest rate method.
ii) Derecognition of financial liabilities
The Company derecognises financial liabilities when, and only when, the
Company's obligations are discharged, cancelled or have expired. The
difference between the carrying amount of the financial liability derecognised
and the consideration paid and payable is recognised in profit or loss.
l) Equity instruments
An equity instrument is any contract that evidences a residual interest in the
assets of an entity after deducting all of its liabilities. Equity instruments
issued by the Company are recognised as the proceeds received, net of direct
issue costs.
3. Critical accounting judgements and estimates in applying the Company's
accounting policies
The preparation of the Financial Statements under IFRS requires management to
make judgements, estimates and assumptions that affect the application of
policies and reported amounts of assets and liabilities, income and expenses.
The estimates and associated assumptions are based on historical experience
and other factors that are believed to be reasonable under the circumstances,
the results of which form the basis of making judgements about carrying values
of assets and liabilities that are not readily apparent from other sources.
Actual results may differ from these estimates.
The estimates and underlying assumptions are reviewed on an on-going basis.
Revisions to accounting estimates are recognised in the period in which the
estimate is revised if the revision affects only that period or in the period
of the revision and future periods if the revision affects both current and
future periods.
Critical judgements
In assessing the ECL, the Board have made critical judgements in relation to
the staging of the loans and assessments which impact the loss given
default. In assessing whether the loans have incurred a significant increase
in credit risk the Investment Manager, on behalf of the Board, assesses the
credit risk attaching to each of the loans. The Company has adopted the
Investment Manager's internal credit rating methodology and has used its loss
experience to benchmark investment performance and potential impairment for
Stage 1, Stage 2 and Stage 3 loans under IFRS 9 considering both probability
of default and loss given default. The judgement applied in allocating each
investment to Stage 1, 2 or 3 is key in deciding whether losses are considered
for the next 12 months or over the residual life of the loan. It is noted that
the Company's remaining loans all have a residual contractual maturity of less
than one year. The Investment Manager and the Board will also take into
consideration the likely repayment term of loans that have become past due,
and of actions taken to repay such loans. Consequently a loan which is past
due, but otherwise performing, may continue to be assessed as Stage 1 where
there is an active repayment plan in place, or supporting evidence that the
loan can be repaid in full and the Company has given a period of forbearance
whilst reserving its rights to, or charging, default interest.
The Board identified three of the remaining loans as having shown evidence of
heightened credit risk since origination reflecting the prolonged impacts of
Covid-19 on the property markets and, more recently, the increase in UK
interest rates. In considering the staging of loans with heightened credit
risk the Board, advised by the Investment Manager, has made assumptions,
supported by third party valuation evidence, regarding the realisable
collateral value and headroom over the principal loan amounts as well as the
residual term of the loans. Two of these loans have been identified as Stage
2 assets, one as a Stage 3 asset. Whilst all loans have a residual contractual
maturity of less than one year the 12 months and lifetime assessment of ECL
shall be the same.
The Board has also considered the likelihood and timeliness of future interest
payments under all remaining loans. For Stage 3 loans interest will be
recognised on a net basis after allowance for ECL, where payment is likely to
be sourced from any surplus on the realisation of the loan. In the case of
the Stage 2 RoyaleLife loan, the Board recognises that interest payments are
unlikely in the near term and has, and will continue to, raise ECL provisions
against accrued interest which in its judgement is unlikely to be received in
the near term.
Critical accounting estimates
The measurement of both the initial and ongoing ECL allowance for loan
receivables measured at amortised cost is an area that requires the use of
significant assumptions about credit behaviour such as likelihood of borrowers
defaulting and the resulting losses. In assessing the probability of default,
the Board has taken note of the experience and loss history of the Investment
Manager which may not be indicative of future losses. The default
probabilities are based on a number of factors including rental income trends,
interest cover and LTV headroom and sectoral trends which the Investment
Manager believes to be a good predictor of the probability of default, in
accordance with recent market studies of European commercial real estate
loans.
In line with the Company's investment strategy at the time, most benefited
from significant LTV headroom at origination, with business plans designed to
deliver further value increases over time. This combined with tight covenants
have, to date, enabled the Investment Manager to manage risk over the term of
the loans. Following the change in Investment Strategy to one of orderly wind
down, the Investment Manager and the Board have placed greater emphasis on the
source and delivery of repayment over the residual term of each loan when
assessing valuation and the risk of capital loss.
Inflation rates in the UK, and the fiscal and monetary tightening that has
followed, remain a concern for the portfolio given its short residual duration
and the Company's intention to wind down. The UK base rate increased from 0.1%
during Covid-19 to 4.25% as at the date of this report and is now forecast to
remain higher for longer. Higher interest rates are having a material impact
on refinancing and property sales and hence the timing of repayment of the
Company's remaining loans. Property values have fallen generally, as the cost
of finance impacts investor returns and LTV headroom in the remaining loans
has been eroded as a result.
However, the Stage 1 and Stage 2 loans continue to benefit from a lower but
still adequate equity buffers. No loss allowance has been recognised based on
12-month expected credit losses for the loan in Stage 1. A £1,651,530 (31
January 2022: £nil) provision for lifetime losses has been recognised for the
in Stage 2 loans which includes a provision for the non-receipt of accrued
interest in the case of the RoyaleLife loan. The Southport loan has been
assessed as Stage 3 following the appointment of an administrator over the
hotel, which continues to trade, and a provision for impairment of £2,288,651
(31 January 2022: £nil) has been recognised, reflecting the estimated net
present value of the sales proceeds expected from the current offer to
purchase the hotel, less the Company's estimate of sales and administrative
costs.
Revenue recognition is considered a significant accounting judgement and
estimate that the Directors make in the process of applying the Company's
accounting policies (see Notes 2e) and 2 f)). In view of the trading
conditions of the Southport hotel and liquidity challenges facing the
RoyaleLife loan, the Directors consider it prudent to recognise interest on a
net basis after allowance for ECL in respect of the Stage 3 Southport loan,
and to make a provision against the potential non-receipt of accrued interest
in respect of the Stage 2 RoyaleLife loan. In both cases interest on these
loans will be recognised in the Statement of Comprehensive Income as set out
in Accounting Policies Note 2 above. Following the period end, certain of
the companies providing security to the RoyaleLife loan were placed into
administration by the lenders, however an independent valuation undertaken at
31 December 2022 confirms that the aggregate property values continue to
exhibit an equity buffer above the carrying value of the Company's loan
participation. The assumptions and sensitivities in assessing ECL of the
loan portfolio are set out in note 5 below.
4.
Taxation
The tax charge of £10,912 for the previous year ended 31 January 2022
consisted of taxes levied on Luxco, before it was dissolved. As a result, no
tax was chargeable for the current year ended 31 January 2023. The net wealth
tax charge, set at a rate of 0.5% for the year ended 31 January 2022 on
Luxco's global assets (net worth), was determined as at the 1 January of each
calendar year before dissolution of Luxco.
1 February 2022 to 31 January 2023 1 February 2021 to 31 January 2022
£ £
Net wealth tax - current year - 7,199
Net wealth tax - prior year - 3,713
- 10,912
5. Loans advanced at amortised cost
(i) Loans advanced
1 February 2022 to 31 January 2023 1 February 2021 to 31 January 2022
£ £
Loans Advanced: 72,903,856 83,257,529
Less: Expected Credit Losses (3,940,181) -
68,963,675 83,257,529
31 January 2023 31 January 2023 31 January 2022 31 January 2022
Principal advanced At amortised cost Principal advanced At amortised cost
£ £ £ £
Northlands 9,561,076 9,829,286 10,431,143 10,548,056
Quattro* - - 5,956,304 5,984,263
Affinity 17,299,963 17,774,436 17,299,963 17,706,033
Southport 15,200,000 15,988,651 15,000,000 15,348,830
RoyaleLife 25,382,017 29,311,483 25,382,017 27,145,110
LBS* - - 6,474,000 6,525,237
67,443,056 72,903,856 80,543,427 83,257,529
*repaid in full during the period
(ii) Valuation considerations
As noted above the Company is now in the process of an orderly wind down. It
remains the intention of the Investment Manager and Directors to hold loans
through to their repayment date. The Directors consider that the carrying
value amounts of the loans, recorded at amortised cost in the Financial
Statements, are approximately equal to their fair value. For further
information regarding the status of each loan and the associated risks see the
Investment Manager's Report.
Amortised cost is calculated using the effective interest rate method which
takes into account all contractual terms (including arrangement and exit fees)
that are an integral part of the loan agreement. As these fees are taken into
account when determining initial net carrying value, their recognition in
profit or loss is effectively spread over the life of the loan.
The Company's investments are in the form of bilateral loans, and as such are
illiquid investments with no readily available secondary market. Whilst the
terms of each loan includes repayment and prepayment fees, in the absence of a
liquid secondary market, the Directors do not believe a willing buyer would
pay a premium to the par value of the loans to recognise such terms and as
such the amortised cost is considered representative of the fair value of the
loans.
Each property on which investments are secured was subject to an independent,
third-party valuation at the time the investment was entered into and updated
valuations are obtained as deemed appropriate. All investments are made on a
hold to maturity basis. Each investment is monitored on a quarterly basis, in
line with the underlying property rental cycle, including a review of the
performance of the underlying property security. Other than the Stage 3
Southport loan, no market or other events have been identified through this
review process which would result in a fair value of the investments
significantly different to the carrying value after allowance for expected
credit losses as set out in this note. The Board now considers it prudent to
recognise an impairment in respect of the Southport loan of £2.28 million
(31 January 2022: £nil) representing accrued outstanding interest and the net
present value of the expected net sales proceeds.
(iii) IFRS 9 - Impairment of Financial Assets
Whilst the UK economy has largely recovered from the immediate impacts of
Covid-19, supply pressures, exacerbated by the impact of the devasting war in
Ukraine, have led to spiralling inflation in the energy, food and raw material
sectors and consequently The Bank of England has, in line with most central
banks, embarked upon a policy of monetary tightening in an attempt to reduce
inflation, with base rate now at 4.25% and inflation forecast to remain above
the 2% target through to 2025. The Investment Manager has reviewed the plans
in place and prospects for repayment of each loan over its residual term, and
whilst the prospect of a recession looks less unlikely, the economic outlook
is less certain than at 31 January 2022, impacting property values. However,
with respect to the Stage 1 and Stage 2 loans, the balance outstanding in each
case remains at an adequate discount to the value of the underlying real
estate on which they are secured. The Southport loan has been subject to an
ECL allowance of £0.53 million in respect of arrears of interest and £1.75
million in respect of the expected loss as set out in the table below.
Whilst the RoyaleLife loan remains Stage 2 reflecting the level of equity
surplus in the independent property valuation, the loan's credit rating has
been downgraded to substandard resulting in an ECL provision of £0.61 million
against the loan and £1.03 million against the unpaid accrued interest. The
Directors do not currently consider any loan, other than Southport and
RoyaleLife, to be subject to specific impairment, or for there to be an
immediate risk of not achieving full repayment, including arrears of interest,
over the residual term of each loan.
On 11 May 2023 the Company, acting together with its co-lenders, appointed an
administrator over two of the companies providing security to the RoyaleLife
loan. This was a defensive measure following the filing of winding up
petitions, against these two group companies, by a third-party creditor.
Whilst the appointment was a post balance sheet event and the 31 December 2022
property valuation pointed to there being an adequate equity buffer above the
carrying value of the Company's participation in the loan, the Board and the
Investment Manager have considered the potential impact of administration on
the Company's investment, and this is discussed further in the sensitivity
analysis below.
The internal credit rating of each loan as at 31 January 2023 has been
reviewed. Of the two loans identified as Stage 2 assets at 31 January 2022,
one has since repaid in full while the other is now identified as Stage 3,
with an ECL provision of £2,288,651 (31 January 2022: £nil). Two other loans
that were identified as Stage 1 assets showed deterioration and are considered
as Stage 2 assets with an ECL over a twelve-month period of £1,651,530 (31
January 2022: £nil).
As at 31 January 2023
Stage 1 Stage 2 Stage 3 Total
Principal advanced 9,561,076 42,681,981 15,200,000 67,443,056
Gross carrying value 9,829,286 47,085,919 15,988,651 72,903,856
Less ECL allowance - (1,651,530) (2,288,651) (3,940,181)
9,829,286 45,434,389 13,700,000 68,963,675
As at 31 January 2022
Stage 1 Stage 2 Stage 3 Total
Principal advanced 59,587,122 20,956,304 - 80,543,426
Gross carrying value 61,924,436 21,333,093 - 83,257,529
Less ECL allowance - - - -
61,924,436 21,333,093 - 83,257,529
Two loans were considered as Stage 2 loan as at 31 January 2023 (31 January
2022: two loans).
The Quattro loan, identified as Stage 2 as at 31 January 2022, was repaid in
full in April 2022, following the combination of property sales and a
refinance by the borrower.
Southport, the second Stage 2 loan as at 31 January 2022, has been recognised
as Stage 3 as at 31 January 2023. This follows an unsuccessful sales process
by the borrower and the subsequent appointment of an administrator by the
Company. The administrator has remarketed the property on behalf of the
creditors, of which the Company is the first ranking senior secured creditor,
and is progressing a conditional offer for sale at £14.5 million. The
administrator and advisors are working with the prospective purchaser to
satisfy the conditions to completion of the sale.
The Affinity loan has been identified as Stage 2 as at 31 January 2023
following a fall in its internal credit rating reflecting a reduction in the
underlying property value in line with the wider UK property market.
The RoyaleLife Loan has been identified as Stage 2, following a 13% fall in
the valuation of the underlying properties reflecting lower expected profits
on the sale of residential units and a higher discount rate being applied to
the long-term income they generate.
The LBS loan, identified as stage 1 as at 31 January 2022, was repaid in full
in January 2023 following a refinancing of the property securing the loan.
The Northlands loan has shown no material deterioration since inception or
over the course of the financial period and has been significantly de-risked
following the financial year end through the sale of a number of properties,
with further sales contracted which are expected to repay the loan in full
together with interest and fees. The Northlands loan, whilst past due, is
considered as Stage 1 asset with no ECL over a twelve-month period reflecting
the advanced sales process.
A reconciliation of the ECL allowance is presented as follows:
Expected Credit Loss Allowances
£
Affinity 12,702
Southport 2,288,651
RoyaleLife 1,638,828
3,940,181
(iv) IFRS 9 Impairment - Stress Analysis
As discussed above, the Company's ECL is a function of the probability of
default ("PD") and loss given default ("LGD"), where PD is benchmarked against
ICG Real Estate's internal credit rating model and LGD is based on ICG Real
Estate's track record of over £5.7 billion of senior and whole loans which
would satisfy the Company's investment parameters.
Other than Southport, loans are currently expected to be capable of repayment
in full in due course at their carrying value. The Company, together with its
co-lenders and the administrator, is considering its next steps in respect of
the RoyaleLife loan, however it is anticipated an extended period will be
required to allow for realisation.
In respect of its Stage 1 and Stage 2 assets, the Company has performed stress
analysis on its expected credit loss by considering the impact of a one, two
and three grade deterioration in the credit rating and considered the impact
of impairment over the life of the loans.
As discussed above the recent rise in UK interest rates and worsening near
term economic outlook have impacted the UK property market in most sectors,
reducing value and liquidity. As a consequence, the Company's equity buffer
has been eroded. However, based on the latest market valuations all loans,
except the Southport loan, could withstand a further 10% fall in property
values before the Company faced risk of loss. Notwithstanding the valuation of
the underlying collateral represents the most significant judgement, any
delays in realising this collateral or increases in the costs of realisation
could also impact on the eventual proceeds from each loan position.
Within ICG's benchmark portfolio the Covid-19 pandemic, and its impact on
valuation of retail sector properties in particular, lowered ICG's recovery
expectations for non‑performing loans. As a result, the application of
stress tests in accordance with the Company's policy results in a
significantly higher risk profile than pre Covid-19, reflecting ICG's loss
experience. It should be noted that the Company has very limited exposure to
the retail sector.
Stress test impact on Expected Credit Loss at 31 January 2023
Stage 1 and Stage 2 Loans 31 January 2023 31 January 2022
One grade deterioration in credit rating £3,286,000 £166,000
Two grade deterioration in credit rating £5,072,000 £654,000
Three grade deterioration in credit rating £5,412,000 £3,137,000
In addition to the standard stress tests described above, the Company has
considered the potential impact of the post balance sheet appointment of an
administrator over two of the RoyaleLife group companies. The Company has
considered a number of scenarios with respect to timeframe for repayment and
potential net realisable value relative to the latest valuation as well as
ability to service debt during that period. The downside outcomes of those
scenarios fall within the bounds of the standard stress test impacts set out
above.
The Southport loan has been recognised as a Stage 3 asset with a provision for
impairment of £2,288,651 based on the current conditional offer for sale
being progressed by the administrator. A further 10% fall in the property
value, would result in an additional ECL of £1,450,000.
The current performance of each loan is discussed in the Investment Manager's
report.
6. Trade and other receivables
31 January 2023 31 January 2022
£ £
Other receivables 43,435 502,485
Other receivables include accrued interest on loans receivable. There were no
factors to indicate significant increase in credit risk or objective evidence
of impairment or default at year end, hence no lifetime ECL was recognised on
the balances. Please see comments in note 5 above in respect of the loan
portfolio.
The Company has management policies in place to ensure that all receivables
are received within the credit time frame. The Directors consider that the
carrying amount of all receivables approximates to their fair value.
During the period we appointed administrators over the borrower of the
Southport loan following a breach in the LTV covenant. While, the hotel
remains open and continues to trade with a sale process ongoing, it was
decided to recognise interest on a net basis after allowance for ECL.
Following the date of this report an administrator was appointed over two of
the companies providing security for the RoyaleLife loan. Payment of the
accrued interest receivable to date is likely to be delayed due to the
administration process. Whilst the loan will continue to accrue default
interest, such interest income will be subject to ongoing ECL provisions for
impairment and recognised as and when received.
7. Cash and cash equivalents
Cash and cash equivalents comprise cash held by the Company and short-term
bank deposits held with maturities of twelve months or less. The carrying
amounts of these assets approximate their fair value.
The table shows the Company's cash balances and the banks in which they are
held:
31 January 2023 31 January 2022
£ £
Royal Bank of Scotland Global Banking (Luxembourg) S.A. - 1,266,096
Lloyds Bank International Limited 581,954 396,016
Barclays Bank plc 581,983 396,056
Butterfield Bank (Guernsey) Limited 582,571 396,076
Royal Bank of Scotland International Limited 7,462,986 2,346,980
9,209,494 4,801,224
8. Trade and other payables
31 January 2023 31 January 2022
£ £
Investment Management fees (see Note 13) 517,343 289,107
Directors' remuneration (see Note 12) 31,250 31,250
Administration fees (see Note 13) 43,283 22,188
Broker fees - 51,650
Audit fees (see note 14) 50,138 29,723
Other expenses 40,465 44,419
Trade creditors 179,174 324,886
861,653 793,223
Trade creditors comprise amounts payable to borrowers. The Company has
management policies in place to ensure that all payables are paid within the
credit time frame. The Directors consider that the carrying amount of all
payables approximates to their fair value.
9. Earnings per share and Net Asset Value per share
Earnings per share
1 February 2022 to 1 February 2021 to
31 January 2023 31 January 2022
Profit for the year (£) 1,959,823 7,335,765
Weighted average number of Ordinary Shares in issue 121,302,779 121,302,779
Basic and diluted EPS (pence) 1.62 6.05
Adjusted basic and diluted EPS (pence) 1.50 5.25
The calculation of basic and diluted earnings per share is based on the profit
for the year and on the weighted average number of Ordinary Shares in issue in
for the year ended 31 January 2023.
There are no dilutive shares in issue at 31 January 2023 (31 January 2022:
none).
Net Asset Value per share
31 January 2023 31 January 2022
NAV (£) 77,354,951 87,768,015
Number of Ordinary Shares in issue 121,302,779 121,302,779
NAV per share (pence) 63.77 72.35
The calculation of NAV per share is based on Net Asset Value and the number of
Ordinary Shares in issue at the year end.
10. Share capital
The authorised share capital of the Company is represented by an unlimited
number of Ordinary Shares with or without a par value which, upon issue, the
Directors may designate as (a) Ordinary Shares; (b) B Shares; and (c) C
Shares, in each case of such classes and denominated in such currencies as the
Directors may determine.
31 January 2023 31 January 2022
Number of shares Number of shares
Authorised
Ordinary Shares of no par value Unlimited Unlimited
B Shares of no par value Unlimited Unlimited
Total No Total No
Ordinary Shares 121,302,779 121,302,779
B Shares
B Shares issued September 2021 - 121,302,779
B Shares redeemed and cancelled September 2021 - (121,302,779)
B Shares issued December 2021 - 121,302,779
B Shares redeemed and cancelled December 2021 - (121,302,779)
B Shares issued January 2022 - 121,302,779
B Shares redeemed and cancelled January 2022 - (121,302,779)
B Shares issued May 2022 121,302,779 -
B Shares redeemed and cancelled May 2022 (121,302,779) -
- -
£ £
Share capital brought forward 87,576,589 119,115,310
Repaid in the year (7,278,170) (31,538,721)
Share capital carried forward 80,298,419 87,576,589
Dividends
Dividends are recognised by the Company in the quarterly NAV calculation
following the declaration date. A summary of the dividends declared and/or
paid during the year ended 31 January 2023 and 31 January 2022 are set out
below:
Dividend per share Total dividend
1 February 2022 to 31 January 2023 Pence £
Interim dividend in respect of quarter ended 31 January 2022 1.10 1,334,331
Interim dividend in respect of quarter ended 30 April 2022 1.10 1,334,331
Interim dividend in respect of quarter ended 31 July 2022 1.00 1,213,028
Interim dividend in respect of quarter ended 31 October 2022 1.00 1,213,027
4.20 5,094,717
Dividend per share Total dividend
1 February 2021 to 31 January 2022 Pence £
Interim dividend in respect of quarter ended 31 January 2021 1.50 1,819,542
Interim dividend in respect of quarter ended 30 April 2021 1.50 1,819,542
Interim dividend in respect of quarter ended 31 July 2021 1.50 1,819,542
Interim dividend in respect of quarter ended 31 October 2021 1.50 1,819,542
6.00 7,278,168
As two of the remaining investments have significant ECL provisions, there is
projected to be a significantly reduced level of operating cashflow in the
next two quarters, and no forecast cash inflows thereafter until investments
repay. This will have a considerable impact on the Company's ability to pay a
dividend.
The Company has a predictable cost base and the ability to hold back capital
from the imminent (contracted) and prospective future repayments to meet costs
and preserve working capital over the medium to long-term. However, it is no
longer considered appropriate to distribute a regular dividend until and
unless profits and cashflow prudently allow.
Return of Capital
Return of Capital is recognised by the Company in the quarterly NAV
calculation following the declaration date.
The Directors announced one return in the year and have returned a total
amount of 6 pence per Ordinary Share to shareholders, being 121,302,779 in
total based on the current number of Ordinary Shares in issue. This return of
capital was effected by way of an issue of redeemable B Shares to existing
shareholders pro rata to their shareholding on the record date set out below
and the subsequent redemption of those B Shares.
Return of Capital per share Total Return of Capital
1 February 2022 to 31 January 2023 Pence £
Return of Capital May 2022 6.00 7,278,170
6.00 7,278,170
1 February 2021 to 31 January 2022 Pence £
Return of Capital September 2021 5.50 £ 6,671,651
Return of Capital December 2021 6.50 £ 7,884,681
Return of Capital January 2022 14.00 £ 16,982,389
26.00 £ 31,538,721
Rights attaching to Shares
The Company has a single class of Ordinary Shares which are not entitled to a
fixed dividend. The company had one issue of redeemable B shares which were
redeemed throughout the year on a Return of Capital payment to shareholders of
the redeemable B shares. At any General Meeting of the Company each Ordinary
Shareholder is entitled to have one vote for each share held. The Ordinary
Shares also have the right to receive all income attributable to those shares
and participate in distributions made and such income shall be divided pari
passu among the holders of Ordinary Shares in proportion to the number of
Ordinary Shares held by them.
The Company's Articles include a B Share mechanism for returning capital to
Shareholders and following Shareholder approval on 14 January 2021, the
Company has and will continue to utilise this mechanism in future. When the
Board determines to return capital to Shareholders, the Company has issued B
Shares, paid up out of
the Company's assets, to existing Shareholders pro rata to their holding of
Ordinary Shares at the time of such issue. The amount paid up on the B Shares
will be equal to the cash distribution to be made to Shareholders via the B
Share mechanism. The B Shares shall be redeemable at the option of the Company
following issue and the redemption proceeds (being equal to the amount paid up
on such B Shares) paid to the holders of such B Shares
on such terms and in such manner as the Directors may from time to time
determine. It is therefore expected that the B Shares will only ever be in
issue for a short period of time and will be redeemed for cash shortly after
their issue in order to make the return of capital to Shareholders.
It is intended that following each return of capital the Company will publish
a revised estimated Net Asset Value and Net Asset Value per Ordinary Share
based on the prevailing published amounts adjusted to take into account the
return of capital. The number of Ordinary Shares in issue will remain
unchanged.
11. Risk Management Policies and Procedures
The Company through its investment in senior loans is exposed to a variety of
financial risks, including market risk (including currency risk and interest
rate risk), credit risk and liquidity risk. The Company's overall risk
management procedures focus on the unpredictability of operational performance
of the borrowers and on property fundamentals and seek to minimise potential
adverse effects on the Company's financial performance.
The Directors are ultimately responsible for the overall risk management
approach within the Company. The Directors have established procedures for
monitoring and controlling risk. The Company has investment guidelines that
set out its overall business strategies, its tolerance for risk and its
general risk management philosophy.
In addition, the Investment Manager monitors and measures the overall risk
bearing capacity in relation to the aggregate risk exposure across all risk
types and activities. Further details regarding these policies are set out
below:
Market risk
Market risk includes market price risk, currency risk and interest rate risk.
If a borrower defaults on a loan and the real estate market enters a downturn
it could materially and adversely affect the value of the collateral over
which loans are secured. This risk is considered by the Board to be as a
result of credit risk as it relates to the borrower defaulting on the loan.
Market risk is moderated through a careful selection of loans within specified
limits. The Company's overall market position is monitored by the Investment
Manager and is reviewed by the Directors on an ongoing basis.
Currency risk
The Company's currency risk exposure is considered to be immaterial as all
investments have been and will be made in Pounds Sterling.
Interest rate risk
Interest rate risk is the risk that the value of financial instruments and
related income from cash and cash equivalents will fluctuate due to changes in
market interest rates.
The majority of the Company's financial assets are loans advanced, which are
at a fixed rate of interest, and cash and cash equivalents. The Company's
interest rate risk is limited to interest earned on cash deposits.
The following table shows the portfolio profile of the material financial
assets as at 31 January 2023 and 31 January 2022:
31 January 2023 31 January 2022
£ £
Floating rate
Cash 9,209,494 4,801,224
Fixed rate
Loans advanced at amortised cost, net of ECL allowance 68,968,675 83,257,529
78,178,169 88,058,753
Credit risk
Credit risk is the risk that a counterparty will be unable to pay amounts in
full when due. The Company's main credit risk exposure are on the loans
advanced, where the Company invests in secured senior debt, and in respect of
monies held with banks.
Outside of its investment portfolio, discussed, in order to minimise credit
risk, the Company has adopted a policy, where possible, of only dealing with
creditworthy counterparties as a means of mitigating the risk of financial
loss from defaults. The Company only transacts with entities that are rated
the equivalent of investment grade and investments in these instruments,
including bills of exchange, debentures and redeemable notes, where the
counterparties have minimum BBB- credit rating, are considered to have low
credit risk for the purpose of impairment assessment. The credit rating
information is supplied by independent rating agencies where available and, if
not available, the Company uses other publicly available financial information
and its own trading records to rate its major customers. The Company's
exposure and the credit ratings of its counterparties are continuously
monitored and the aggregate value of transactions concluded is spread amongst
approved counterparties.
With respect to its loan portfolio the Company has adopted the Investment
Manager's internal credit rating methodology to assess and monitor the
creditworthiness of each loan and resultant credit risk, PD and LGD. The model
takes into account factors below such as:
· financial risk of the borrower - considers the financial position
of the borrower in general and considers LTV, ICR and amortisation
profile/debt maturity;
· property risk - where the property location, quality
(specification, condition) and letting risk are considered;
· income risk - the income risk category considers, tenant
diversity, tenant credit quality and lease length ratio, sector diversity and
geographical diversity; and
· borrower/structure risk - where factors such as history of the
borrower/sponsor, loan control (security package) and covenants are
considered.
The credit rating methodology is dynamic and recognises the interplay between
diversity and quality as a risk mitigant. The Company's current credit risk
grading framework comprises the following categories and portfolio weightings:
Grade Description Maximum credit risk exposure 2023 Maximum credit risk exposure 2022
AAA, AA+ Virtually no risk - -
AA to A Low risk - -
BBB Moderate risk 9,595,622 10,548,056
BB Average risk 17,182,749 49,155,980
B Acceptable risk - 20,956,304
CCC+ Borderline Risk - -
CCC Special Mention - -
CC Substandard 26,405,642 -
D Doubtful 15,734,452 -
D Loss - -
The classification of loans for the purpose of considering expected credit
loss are discussed in the company's accounting policies and in note 5 above,
these include a deterioration in credit rating from the date of initial
recognition and are not based solely on the absolute credit rating at a point
in time.
The Company has used the Investment Manager's loss experience to benchmark
investment performance and potential impairment for both Stage 1 and Stage 2
loans under IFRS 9 considering both probability of default and expected credit
loss. The total exposure to credit risk arises from default of the loan
counterparty and the carrying amounts of other financial assets best represent
the maximum credit risk exposure at the year-end date, including the principal
advanced on loans, interest outstanding on loans and cash and cash
equivalents. As at 31 January 2023, the maximum credit risk exposure was
£68,918,465 (31 January 2022: £80,660,340).
The Investment Manager has adopted procedures to reduce credit risk exposure
through the inclusion of covenants in loans issued, along with conducting
credit analysis of the counterparties, their business and reputation, which is
monitored on an on-going basis. The Investment Manager routinely analyses the
profile of the Company's underlying risk in terms of exposure to significant
tenants, reviewing market data and forecast economic trends to benchmark
borrower performance and to assist in identifying potential future stress
points.
Collateral held as security
Each loan is secured by a charge of commercial real estate property pledged by
the borrower. The current valuations for these properties and LTV information
for each loan (and for the portfolio as a whole) are detailed in the loan
summary section in the Investment Manager's report.
To diversify credit risk the Company maintains its cash and cash equivalents
across four (31 January 2022: four) different banking groups as shown below.
In order to cover operational expenses, a working capital balance at Royal
Bank of Scotland International Limited is maintained and monitored. This is
subject to the Company's credit risk monitoring policies.
The table below shows the Company's cash balances and the credit rating for
each counterparty:
Rating 31 January 2023 31 January 2022
£ £
Royal Bank of Scotland Global Banking (Luxembourg) S.A. A- - 1,266,096
Lloyds Bank International Limited A 581,954 396,016
Barclays Bank plc A 581,983 396,056
Butterfield Bank (Guernsey) Limited BBB+ 582,571 396,076
Royal Bank of Scotland International Limited A- 7,462,986 2,346,980
9,209,494 4,801,224
The carrying amount of these assets approximates their fair value.
Liquidity risk
Liquidity risk is the risk that the Company will not be able to meet its
liabilities as they fall due. The Company's loans advanced are illiquid and
may be difficult or impossible to realise for cash at short notice.
The Company manages its liquidity risks through the regular preparation and
monitoring of cash flow forecasts to ensure that it can meet its obligations
as they fall due.
Liquidity risks arise in respect of other financial liabilities of the Company
due to counterparties. The Company expects to meet its ongoing obligations
from cash flows generated by the loan portfolio. The Company's financial
assets and financial liabilities all have maturity dates within one year. An
analysis of the maturity of financial assets classified as loans advanced is
shown in the table:
Less than one year Between one and five years Total as at
31 January 2023
£ £ £
Northlands - principal 9,561,076 - 9,561,076
Northlands - interest and exit fees 316,874 - 316,874
Affinity - principal 17,299,963 - 17,299,963
Affinity - interest and exit fees 326,231 - 326,231
Southport - principal 15,200,000 - 15,200,000
Southport - interest and exit fees 534,452 - 534,452
RoyaleLife - principal 25,382,017 - 25,382,017
RoyaleLife - interest and exit fees 4,261,464 - 4,261,464
72,882,077 - 72,882,077
Less than one year Between one and five years Total as at
31 January 2022
£ £ £
Northlands - principal 10,431,142 - 10,431,142
Northlands - interest and exit fees 715,242 - 715,242
Quattro - principal 5,956,304 - 5,956,304
Quattro - interest and exit fees 203,167 - 203,167
Affinity - principal 17,299,963 - 17,299,963
Affinity - interest and exit fees 801,862 - 801,862
Southport - principal - 15,000,000 15,000,000
Southport - interest and exit fees 1,050,000 483,904 1,533,904
RoyaleLife - principal - 25,382,017 25,382,017
RoyaleLife - interest and exit fees 2,030,561 5,268,400 7,298,961
LBS - principal 6,474,000 - 6,474,000
LBS - interest and exit fees 571,451 - 571,451
45,533,692 46,134,321 91,668,013
The Company could also be exposed to prepayment risk, being the risk that the
principal may be repaid earlier than anticipated, causing the return on
certain investments to be less than expected. The Company, where possible,
seeks to mitigate this risk by inclusion of income protection clauses that
protect the Company against any prepayment risk on the loans advanced for some
of the period of the loan. To date, all loans advanced have included income
protection clauses in the event of prepayment of the loans for the majority of
the loan term.
The Company has loans and receivables with a prepayment option embedded. Given
the low probability of exercise and indeterminable exercise date, the value
attributed to these embedded derivatives is considered to be £nil (31 January
2022: £nil).
Capital management policies and procedures
The Company's capital management objectives are to ensure that the Company
will be able to continue to meet all of its liabilities as they fall due and
to maximise the income and capital return to equity shareholders.
In accordance with the Company's investment policy, the Company's principal
use of cash has been to fund investments in the form of loans sourced by the
Investment Manager, as well as on-going operational expenses and payment of
dividends and other distributions to shareholders in accordance with the
Company's dividend policy.
The Board, with the assistance of the Investment Manager, monitors and reviews
the broad structure of the Company's capital on an on-going basis.
The Company has no externally imposed capital requirements. The Company's
capital at the year-end comprised equity share capital and reserves.
12. Related Party Transactions and Directors' Remuneration
Parties are considered to be related if one party has the ability to control
the other party or exercise significant influence over the party in making
financial or operational decisions.
In the opinion of the Directors, on the basis of shareholdings advised to
them, the Company has no immediate or ultimate controlling party.
Directors
The Directors' fees for the year amounted to £160,000 (31 January 2022:
£171,375) with outstanding fees of £31,250 due to the Directors at 31
January 2023 (31 January 2022: £31,250) (see Note 8).
13. Material Agreements
Investment Manager Agreement
Investment Management fees for the year amounted to £761,047 (31 January
2022: £1,165,922), of which £517,343 (31 January 2022: £289,107) was
outstanding at the year-end (see Note 8).
The Investment Manager is entitled to a management fee at a rate equivalent to
1% per annum of the Net Asset Value paid quarterly in arrears based on the
average Net Asset Value as at the last business day of each month in each
relevant quarter.
The Investment Manager's agreement became effective from 25 November 2020 and
shall continue thereafter unless terminated in accordance with the terms of
the agreement. The Investment Manager's appointment cannot be terminated by
the Company with less than 12 months' notice. The Company may terminate the
Investment Management Agreement with immediate effect if the Investment
Manager has committed any material, irremediable breach of the Investment
Management Agreement or has committed a material breach and fails to remedy
such breach within 30 days of receiving notice from the Company requiring it
to do so; or the Investment Manager is no longer authorised and regulated by
the FCA or is no longer permitted by the FCA to carry on any regulated
activity necessary to perform its duties under the Investment Management
Agreement. The Investment Manager may terminate their appointment immediately
if the Company has committed any material, irremediable breach of the
Investment Management Agreement or has committed a material breach and fails
to remedy such breach within 30 days of receiving notice from the Company
requiring it to do so.
Administration Agreement
The Administrator has been appointed to provide day to day administration and
company secretarial services to the Company, as set out in the Administration
Agreement. Under the terms of the Administration Agreement, the Administrator
is entitled to a fixed fee of £90,000 per annum for services such as
administration, corporate secretarial services, corporate governance,
regulatory compliance and stock exchange continuing obligations provided to
the Company. The Administrator will also be entitled to an accounting fee
charged on a time spent basis with a minimum fee of £40,000 per annum.
Administration and accounting fees for the year amounted to £155,832 (31
January 2022: £205,285) of which £43,283 (31 January 2022: £22,188) was
outstanding at the year end.
Registrar Agreement
The Registrar has been appointed to provide registration services to the
Company and maintain the necessary books and records, as set out in the
Registrar Agreement.
Under the terms of the Registrar Agreement, the Registrar is entitled to an
annual fee from the Company equal to £1.78 per shareholder per annum or part
thereof, subject to a minimum of £7,500 per annum. Other Registrar activities
will be charged for in accordance with the Registrar's normal tariff as
published from time to time.
Depositary Agreement
The Depositary has been appointed from 25 November 2020 to provide depositary
services under the AIFMD to the Company, which include cash monitoring, asset
verification and oversight, as set out in the Depositary Agreement.
Under the terms of the Depositary Agreement, the Depositary is entitled to a
fixed fee from the Company of £25,000 per annum.
14. Auditor's Remuneration
Audit and non-audit fees payable to the auditors can be analysed as follows:
31 January 2023
31 January 2022
£ £
Audit fees for the Company 48,025 46,454
Total Audit fees 48,025 46,454
There were no non-audit fees paid during the year.
15. Other Expenses
31 January 2023 31 January 2022
£ £
Luxco operating expenses - 95,358
Broker fees 25,550 76,925
Administration fees 155,832 205,285
Regulatory fees 21,415 16,524
Listing fees 15,239 14,573
Legal and professional fees 71,296 122,555
Other expenses 119,753 62,829
409,085 594,049
16. Finance Costs
Finance costs comprise £Nil (31 January 2022: £63,351) relating to the
amortisation of arrangement fees on a revolving credit facility.
17. Subsequent events
On 6 April 2023, the Company declared a dividend of 0.5 pence per Ordinary
Share, £606,513.90, in respect of the quarter ended 31 January 2023, which
was paid on 4 May 2023.
On 11 May 2023, the Company, together with its co-lenders, appointed an
administrator over two of the companies providing security for the RoyaleLife
loan. This is discussed further in the Chairman's Statement, Investment
Manager's Report, the Accounting Policies and in Note 3 and 5.
alternative performance measures
Performance Measure Definition Reason for Use
Weighted Average Loan Coupon The money weighted average rate of interest being charged on each investment To provide shareholders with a means to assess whether the interest payable on
at the relevant reporting date. the Company's loans reflects the risk of such loans; and whether this is in
line with the Company's investment parameters and shareholders' return
expectations.
Capital Distribution Per Share The total annual Return of Capital to shareholders divided by the number of To assist shareholders in assessing the performance of the Company in relation
Shares in issue (other than shares held in treasury). to its Investment Objectives.
Weighted Average Loan Maturity/ Portfolio Weighted Average Residual Term The money weighted average period from the relevant reporting date until the To provide transparency to the Company's investment outlook and likely level
Company's investments reach their contractual repayment date. of loan repayments, and to assist shareholders in identifying whether the
remaining duration of the loans reflects their own investment time frames.
Weighted Average Loan to Value Ratio/Portfolio Weighted Average LTV The money weighted average Loan to Value ratio at the relevant reporting date, To provide transparency to the Company's risk positioning and to demonstrate
calculated on the basis of the outstanding loan amount for each investment as compliance with the investment restrictions.
a percentage of the most recent Market Value of the properties securing each
investment.
Current LTV The current Loan to Value ratio for each individual loan at the relevant To provide transparency to the Company's risk positioning and to demonstrate
reporting date, calculated on the basis of the outstanding loan amount for compliance with the investment restrictions.
each investment as a percentage of the most recent Market Value of the
property securing the investment.
Total Income per Share The total income of the Company as disclosed in the Statement of Comprehensive To provide transparency to the Company's investment returns.
Income divided by the number of Ordinary Shares in issuance at the relevant
reporting date.
NAV per Share The net asset value of the Company divided by the number of Ordinary Shares in To assist shareholders in assessing the performance of the Company over a
issuance at the relevant reporting date. period in relation to its Investment Objectives.
Dividend per Share The total dividends per Ordinary Share declared and/or paid during the To assist shareholders in assessing the performance of the Company in relation
relevant reporting period. to its Investment Objectives.
Shareholder Total Return since IPO Share price movements combined with dividends paid on the assumption that To assist shareholders in assessing the total return earned over the life of
dividends have been reinvested. the Company.
Share Price Premium / Discount The percentage difference between the NAV per share and the quoted price of To assist shareholders in identifying and monitoring the performance of the
each Ordinary Share as at the relevant reporting date. Company.
Percentage Capital Invested The aggregate value of the investments at amortised cost divided by total To assist shareholders in identifying and monitoring the performance of the
shareholder equity. Where the figure exceeds 100%, the investments will be Company and the level of gearing.
partially funded by the Company's debt facility.
glossary of capitalised defined terms
"Administrator" means Ocorian Administration (Guernsey) Limited;
"Administration Agreement" means the Administration Agreement dated 23 January
2013 between the Company and the Administrator;
"Admission" means the admission of the shares to the premium listing segment
of the Official List and to trading on the London Stock Exchange;
"AEOI" means Automatic Exchange of Information;
"Affinity" means Impact Spectrum Limited;
"AGM" or "Annual General Meeting" means the general meeting of the Company;
"AIC" means the Association of Investment Companies;
"AIC Code" means the AIC Code of Corporate Governance;
"AIFMD" means the Alternative Investment Fund Managers Directive;
"Annual Report" or "Annual Report and Financial Statements" means the annual
publication of the Company provided to the shareholders to describe their
operations and financial conditions, together with their Financial Statements;
"Articles of Incorporation" or "Articles" means the articles of incorporation
of the Company, as amended from time to time;
"Board" or "Directors" or "Board of Directors" means the directors of the
Company from time to time;
"B shares" means a redeemable Ordinary Share of no par value in the capital of
the Company issued and designated as a B Share of such class, and denominated
in such currency, as may be determined by the Directors at the time of
issue. Issued for the purpose of returning capital in accordance with
Article 8;
"Capital Distribution Per Share" means the total annual Return of Capital to
shareholders divided by the number of Shares in issue (other than shares held
in treasury);
"CMBS" means commercial mortgage-backed security;
"Code" or "Corporate Governance Code" means the UK Corporate Governance Code
2019 as published by the Financial Reporting Council;
"Companies Law" means the Companies (Guernsey) Law, 2008, (as amended);
"Company" means ICG-Longbow Senior Secured UK Property Debt Investments
Limited;
"Covid-19" means the global coronavirus pandemic;
"CRS" means Common Reporting Standard;
"ECL" means expected credit losses;
"EPS" or "Earnings per share" means Earnings per Ordinary Share of the Company
and is expressed in Pounds Sterling;
"ESG" means Environmental, Social and Governance;
"EU" means the European Union;
"Euro" or "€" means Euro;
"FATCA" means Foreign Account Tax Compliance Act;
"FCA" means the UK Financial Conduct Authority (or its successor bodies);
"Financial Statements" means the audited financial statements of the Company,
including the Statement of Comprehensive Income, the Statement of Financial
Position, the Statement of Changes in Equity, the Statement of Cash Flows,
and associated notes;
"FRC" means the Financial Reporting Council;
"FTSE" means the Financial Times Stock Exchange;
"GDP" means gross domestic product;
"GFSC" means the Guernsey Financial Services Commission;
"GIIN" means Global Intermediary Identification Number;
"Group" means the Company, ICG Longbow Senior Secured UK Property Debt
Investments Limited together with its previously wholly owned subsidiary, ICG
Longbow Senior Debt S.A (Luxco) which was liquidated on 18 January 2022;
"GFSC Code" means the GFSC Finance Sector Code of Corporate Governance;
"IAS" means international accounting standards as issued by the Board of the
International Accounting Standards Committee;
"ICG" means Intermediate Capital Group PLC;
"ICR" means interest coverage ratio;
"IFRS" means the International Financial Reporting Standards, being the
principles-based accounting standards, interpretations and the framework by
that name issued by the International Accounting Standards Board;
"Interest Cover Ratio" or "ICR" means the debt/profitability ratio used to
determine how easily a company can pay interest on outstanding debt;
"Interim Report" means the Company's interim report and unaudited interim
condensed financial statements for the period ended 31 July;
"Investment Manager" or "ICG-Longbow" means ICG Alternative Investment Limited
or its associates;
"Investment Manager Agreement" means Investment Management Agreement dated 25
November 2020 between the Company and the Investment Manager;
"IoD" means Institute of Directors;
"IPO" means the Company's initial public offering of shares to the public
which completed on 5 February 2013;
"ISAE 3402" means International Standard on Assurance Engagements 3402,
"Assurance Reports on Controls at a Service Organisation";
"ISIN" means an International Securities Identification Number;
"LBS" means LBS Properties Limited;
"LGD" means loss given default;
"Listing Rules" means the listing rules made by the FCA under section 73A
Financial Services and Markets Act 2000;
"London Stock Exchange" or "LSE" means London Stock Exchange plc;
"LTV" means Loan to Value ratio;
"Luxco" means the Company's wholly owned subsidiary, ICG Longbow Senior Debt
S.A.;
"Main Market" means the main securities market of the London Stock Exchange;
"Management Engagement Committee" means a formal committee of the Board with
defined terms of reference;
"Memorandum" means the Company's memorandum;
"NAV per share" means the Net Asset Value per Ordinary Share divided by the
number of Shares in issue (other than shares held in treasury);
"Net Asset Value" or "NAV" means the value of the assets of the Company less
its liabilities, calculated in accordance with the valuation guidelines laid
down by the Board, further details of which are set out in the 2017
Prospectus;
"Northlands" means London & Guildford Properties Limited, London &
Weybridge Properties Limited, Lamborfore Limited, Northlands Holdings Limited,
Peeble Stone Limited, Auldana Limited, Felixstow Limited, Richmond Lodge
Construction Limited, Piperton Finance Limited and Alton & Farnham
Properties Limited;
"NMPIs" means Non-Mainstream Pooled Investments;
"OBR" means the Office of Budget Responsibility;
"Official List" is the Premium Segment of the FCA's Official List;
"ONS" means Office for National Statistics;
"PD" means probability of default;
"Quattro" means the CNM Estates (New Malden) Limited, CNM Estates (Ewell Road)
Limited, CNM Estates (Coombe Road) Limited and CNM Estates (Cox Lane) Limited;
"Registrar" means Link Asset Services (Guernsey) Limited (formerly Capita
Registrars (Guernsey) Limited);
"Registrar Agreement" means the Registrar Agreement dated 31 January 2013
between the Company and the Registrar;
"RevPar" means revenue per available room;
"RoyaleLife" means the Time GB Properties LendCo Limited;
"Schedule of Matters" means the Schedule of Matters Reserved for the Board,
adopted 23 January 2013, amended 25 September 2020;
"Southport" means the Waterfront Southport Properties Limited and Waterfront
Hotels (Southport) Limited - now in administration;
"Sq ft" means square feet;
"UK" or "United Kingdom" means the United Kingdom of Great Britain and
Northern Ireland;
"UK Government Bond" means a gilt, a type of bond issued by HM Treasury and
listed on the London Stock Exchange;
"2017 Placing Programme" means the placing programme in connection with the
2017 Prospectus published in April 2017;
"2017 Prospectus" means the prospectus published in April 2017 by the Company
in connection with the 2017 Placing Programme; and
"£" or "Pounds Sterling" means British pound sterling and "pence" means
British pence.
directors and general information
Board of Directors Independent Auditor English Solicitors to the Company
Jack Perry Deloitte LLP Gowlings WLG (UK) LLP
(Chair)
Stuart Beevor PO Box 137 4 More London Riverside
Paul Meader Regency Court London
Fiona Le Poidevin Glategny Esplanade United Kingdom
St. Peter Port SE1 2AU
Audit and Risk Committee Guernsey
Fiona Le Poidevin (Chair) GY1 3HW Guernsey Advocates to the Company
Stuart Beevor Carey Olsen
Paul Meader Guernsey Administrator and Company Secretary Carey House
Ocorian Administration (Guernsey) Limited PO Box 98
Management Engagement Committee P.O. Box 286 Les Banques
Jack Perry Floor 2 St Peter Port
(Chair)
Trafalgar Court Guernsey
Paul Meader
Les Banques GY1 4BZ
Fiona Le Poidevin
St Peter Port
Stuart Beevor
Guernsey Bankers
GY1 4LY Butterfield Bank (Guernsey) Limited
Nomination Committee
PO Box 25
Jack Perry (Chair)
Depositary Regency Court
Stuart Beevor
Ocorian Depositary (UK) Limited Glategny Esplanade
Paul Meader
5th Floor St Peter Port
Fiona Le Poidevin
20 Fenchurch Street Guernsey
London GY1 3AP
Remuneration Committee
England
Paul Meader (Chair)
EC3M 3BY Barclays Bank plc
Jack Perry
6-8 High Street
Stuart Beevor
Registrar St Peter Port
Fiona Le Poidevin
Link Asset Services (Guernsey) Limited Guernsey
Mont Crevelt House GY1 3BE
Investment Manager
Bulwer Avenue
ICG Alternative Investment Limited
St Sampson Lloyds Bank International Limited
Procession House
Guernsey PO Box 136
55 Ludgate Hill
GY2 4LH Sarnia House
London
Le Truchot
United Kingdom
Corporate Broker and Financial Adviser St Peter Port
EC4M 7JW
Cenkos Securities plc Guernsey
6-8 Tokenhouse Yard GY1 4EN
Registered office
London
P.O. Box 286
United Kingdom The Royal Bank of Scotland International
Floor 2
EC2R 7AS Royal Bank Place
Trafalgar Court
1 Glategny Esplanade
Les Banques
St Peter Port
St Peter Port
Identifiers Guernsey
Guernsey
GIIN: 6IG8VS.99999.SL.831 GY1 4BQ
GY1 4LY
ISIN: GG00B8C23S81
Sedol: B8C23S8
Ticker: LBOW
Website: www.lbow.co.uk (http://www.lbow.co.uk)
cautionary statement
The Chairman's Statement and Investment Manager's Report have been prepared
solely to provide additional information for shareholders to assess the
Company's strategies and the potential for those strategies to succeed. These
should not be relied on by any other party or for any other purpose.
The Chairman's Statement and Investment Manager's Report may include
statements that are, or may be deemed to be, "forward-looking statements".
These forward-looking statements can be identified by the use of
forward-looking terminology, including the terms "believes", "estimates",
"anticipates", "expects", "intends", "may", "will" or "should" or, in each
case, their negative or other variations or comparable terminology.
These forward-looking statements include all matters that are not historical
facts. They appear in a number of places throughout this document and include
statements regarding the intentions, beliefs or current expectations of the
Directors and the Investment Manager, concerning, amongst other things, the
investment objectives and investment policy, financing strategies, investment
performance, results of operations, financial condition, liquidity, prospects,
and distribution policy of the Company and the markets in which it invests.
By their nature, forward-looking statements involve risks and uncertainties
because they relate to events and depend on circumstances that may or may not
occur in the future. Forward-looking statements are not guarantees of future
performance.
The Company's actual investment performance, results of operations, financial
condition, liquidity, distribution policy and the development of its financing
strategies may differ materially from the impression created by the
forward-looking statements contained in this document.
Subject to their legal and regulatory obligations, the Directors and the
Investment Manager expressly disclaim any obligations to update or revise any
forward-looking statement contained herein to reflect any change in
expectations with regard thereto or any change in events, conditions or
circumstances on which any statement is based.
ICG-Longbow Senior Secured UK Property Debt Investments Limited
P.O. Box 286
Floor 2, Trafalgar Court
Les Banques, St Peter Port, Guernsey
GY1 4LY, Channel Islands.
T +44 (0) 1481 742742
F +44 (0) 1481 742698
Further information available online:
www.lbow.co.uk (http://www.lbow.co.uk)
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