Rating Rationale
February 05, 2020 | Mumbai
HL - 3
(Originator: Edelweiss Housing Finance Limited)
'CRISIL AA (SO) Equivalent' converted from provisional rating to final rating for Acquirer payouts
 
Rating Action
Trust name Details Amount rated
(Rs crore)
Pool
Principal
(Rs Crore)
  Tenure (Months)# Credit collateral
(Rs crore)
Ratings/ credit opinion Rating action
HL - 3 Acquirer Payouts 75.43 75.43 299 10.77 CRISIL AA (SO) Equivalent converted from provisional credit opinion to final credit opinion
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has converted its provisional credit opinion to final credit opinion for the Acquirer payouts issued by HL - 3 to 'CRISIL AA (SO) Equivalent'. The pool is backed by home loan (HL) receivables originated by Edelweiss Housing Finance Ltd (EHFL; 'CRISIL AA-/Stable/CRISIL A1+').
 
CRISIL has received the below mentioned final legal documents executed for this transaction.
Deed of Assignment
Servicer Agreement
Credit Collateral Agreement
Power of Attorney
 
We have also received following additional documents as per CRISIL requirements:
Legal Opinion
Auditor's Certificate
Seller's Representations and Warranties
Servicer Undertaking
 
These executed documents are in line with terms of the transaction when provisional rating/credit opinion was assigned, hence, CRISIL has converted the provisional rating/credit opinion to a final rating/credit opinion.
 
Please click on the following link for detailed information on CRISIL's policy on provisional rating:
Revision in CRISIL policy for assigning 'provisional' ratings
 
The credit opinion on the acquirer payouts is based on the credit quality of pool cash flow, EHFL's origination and servicing capabilities, the transaction's credit enhancement, and payment mechanism and soundness of the transaction's legal structure.
 
The transaction has been evaluated as part of Partial Credit Guarantee (PCG) scheme offered by Government of India to Public Sector Banks (PSBs) for purchase of pooled assets from NBCFs/HFCs through DA route. The credit opinion does not factor in the partial credit guarantee that is expected to be provided by the Government of India to the transaction and is purely based on the credit collateral as provided by the originator in the structure.
 
The transaction has a 'par with EIS flow back' structure. Credit-cum-liquidity collateral of Rs 10.77 crore (14.3% of the pool principal; currently in the form of fixed deposit) provides credit support to acquirer payouts.

Key Rating Drivers & Detailed Description
Supporting Factors
  • Credit support in the structure
    • Credit collateral of Rs 10.77 crore (14.3% of pool principal) provides credit support to Acquirer Payouts. The Acquirer Payouts also benefit from scheduled EIS (assuming zero prepayment) aggregating Rs 10.09 crore (13.4% of pool principal).  
  • Seasoning profile
  • The contracts in the pool have a weighted average seasoning of 15.1 months, resulting in 11.8% principal amortization prior to securitisation. The contracts in the pool are current as of cut-off date (31st December 2019)
Constraining Factors
  • Pool Size
    • The pool has a low level of granularity since the number of borrowers is only 228. Hence the pool on account of its small size is susceptible to idiosyncratic risk.
  • Borrower Concentration
    • Top 10 borrowers constitute 11.5% of pool. The chunky portion of the pool is evaluated more stressfully
  • Basis risk
    • There is basis risk in the transaction as pool yield is floating and linked to originator's prime lending rate whereas the acquirer's yield is floating and linked to acquirer's MCLR
 
CRISIL has adequately factored these aspects in its rating analysis
 
Liquidity: Strong


  • Liquidity is strong given that the credit enhancement available in the structure is sufficient to cover losses exceeding 1.5 times the currently estimated base shortfalls
 
Rating Sensitivity factors
Upward


  • Credit enhancement  (based on both internal and external credit enhancements) available in the structure exceeding 3.0 times the estimated base case shortfalls on the residual cash flows of the pool.
Downward
  • Credit enhancement falling below 2.0 times the estimated base case shortfalls
  • A sharp downgrade in the rating of the servicer/originator
  • Non-adherence to the key transaction terms envisaged at the time of the rating
About the pool
The pool consists of Home Loan (HL) contracts. The weighted average seasoning of the pool is 15.1 months, and the pool is moderately concentrated, with the top three states accounting for 70.1% of the pool principal. All the contracts in the pool are current on payments as on the pool cut-off date, with a weighted average loan-to-value ratio of 57.5% and average ticket size of Rs.37.53 lakhs.
 

Key Rating Assumptions
To assess the base case shortfalls for the transaction, CRISIL analysed static pool information on the HL static pool of EHFL for originations in the period FY 2012 to H2 FY2019 (with performance data till August 2019). As of August 2019, 90+ dpd for the HL and STHL portfolio are 1.47% and 2.17%, respectively.
 
CRISIL has also factored in pool-specific characteristics and estimated the base case peak shortfalls in the pool in the range of 3.5% to 4.5% of pool principal.
 
There is a basis risk in the transaction. The pool consists of loans at a floating rate of interest linked to base rate of EHFL and the acquirer yield is also floating but linked to MCLR of the acquirer. At present, there is a comfortable gap between the pool yield and the yield promised to the acquirer. However, during the tenure of the transaction, adverse movement in base rate of the originator compared to the MCLR of the acquirer may compress the asset side cash flows in relation to the liability side cash flows, thus leading to basis risk. CRISIL has factored this aspect in its analysis by assuming various interest rate scenarios.
 
Based on the above analysis, past experience in rating similar pools, industry benchmarking, and factoring in the strengths and weaknesses of the pool, CRISIL has estimated the base case peak shortfalls to be in the range of 3.0% to 5.0% of the pool principal. CRISIL has assumed a stressed monthly prepayment rate of 1.5% to 2.5% in its analysis.

Counterparty Details

Capacity

Counterparty Name

Counterparty Rating / Track record

Effect on credit ratings in case of non-performance

Originator and seller EHFL 'CRISIL AA-/Stable/CRISIL A1+' No effect.
Servicer EHFL 'CRISIL AA-/Stable/CRISIL A1+' Significant effect, because of change in servicing quality and replacement cost of servicer (not factored in by CRISIL). However, CRISIL does not envisage the requirement for replacement.
Credit-cum-liquidity collateral Bank of Baroda 'CRISIL AA+/Negative/ CRISIL AAA/Stable' Negligible effect. Bank with whom the fixed deposit is maintained can be changed without impacting the opinion.
 
About the Originator
The group comprises 46 subsidiaries as on March 31, 2019. It has plans to bring down the number of entities to around 35 in fiscal 2020, (subject to requisite approvals).The group had 476 offices (including 8 international offices in 6 locations) in around 200 cities as on March 31, 2019. Its main business lines are credit, franchise businesses, and insurance. These businesses entail loans to corporates and individuals, mortgage finance, including LAPs and small-ticket housing loans, SME finance, agricultural credit including commodity sourcing and distribution, institutional and retail equity broking, corporate finance and advisory, wealth management, third-party financial products distribution, alternative and domestic asset management, and life and general insurance. In addition, the BMU focuses on liquidity and asset-liability management.

For fiscal 2019, profit after tax (PAT) of the group was Rs 995 crore on total income of Rs 10,881 crore against Rs 863 crore and Rs 8,920 crore, respectively, in fiscal 2018.

For the first quarter of fiscal 2020, PAT (after minority interest) of the group was Rs 132 crore on total income of Rs 2,546 crore, against Rs 264 crore and Rs 2,476 crore, respectively, in fiscal 2019. Networth of the group increased to Rs 9,844 crore (after factoring CDPQ investment of Rs 1,040 crore in May 2019) as on June 30, 2019, from Rs 8,226 crore as on June 30, 2018.
 
Past Rated Pools
CRISIL currently does not have ratings outstanding under any transaction originated by EHFL.

Key Financial Indicators
As on / for the quarter ended   June 2019 June 2018
Total Assets Rs crore 63,978 71,347
Total income Rs crore 2,546 2,476
Profit after tax (after minority interest) Rs crore 132 264
Gross NPA % 2.33 1.75
Adjusted gearing* % 4.5 6.2
Return on assets Times 0.8 1.6
*Indicates gross gearing treating CDPQ CCDs investment as a part of networth; the net gearing excluding the liquid assets of BMU, gearing stood at 3.7 times as on June 30, 2019

Any other information: Not applicable

Note on complexity levels of the rated instrument:
CRISIL complexity levels are assigned to various types of financial instruments. The CRISIL complexity levels are available on www.crisil.com/complexity-levels. Users are advised to refer to the CRISIL complexity levels for instruments that they consider for investment. Users may also call the Customer Service Helpdesk with queries on specific instruments.
Annexure - Details of Instrument(s)
Type of Instrument Rated Amount
 (Rs Crore)
Date of Allotment Maturity date# Coupon Rate (p.a.p.m.) (%) Outstanding
Rating/Credit Opinion &
Credit cum liquidity Enhancement
(Rs Crore)
Acquirer payouts 75.43 06-Feb-20 20-Dec-44 8.35%* CRISIL AA (SO) Equivalent 10.77
*Floating ' linked to investor's MCLR
#Indicates door-to-door tenure; actual tenure will depend on the level of prepayments in the pool, exercise of clean-up call option and the extent of shortfalls
&Acquirer payouts holders are entitled to receive timely interest and timely principal
Annexure - Rating History for last 3 Years
  Current 2020 (History) 2019  2018  2017  Start of 2017
Instrument Type Outstanding Amount Rating Date Rating Date Rating Date Rating Date Rating Rating
Acquirer payouts  LT 75.43 CRISIL AA (SO) Equivalent 04-02-20   Provisional CRISIL AA (SO) Equivalent              
All amounts are in Rs.Cr
Links to related criteria
CRISILs rating methodology for ABS transactions
CRISILs rating methodology for RMBS transactions

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