Rating Rationale
August 10, 2017 | Mumbai
Innovation Trust XXVII Mar 2017
(Originator: Indiabulls Housing Finance Limited)
 'CRISIL AAA (SO) Converted from Provisional Rating to Final Rating for Series A PTCs  
 
Rating Action
Transaction Details Amount Rated
(Rs Crore)
Outstanding Amount (Rs Crore)& Original Tenure (Months)# Balance Tenure (Months)# Credit Collateral)
(Rs Crore)
Ratings/ Credit Opinion Rating Action
Innovation Trust XXVII Mar 2017 Series A PTCs 292.35 278.05 327 325 33.62 CRISIL AAA (SO) Converted from Provisional Rating to Final Rating
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
#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
&After June 2017 payouts
Detailed Rationale
CRISIL has converted the provisional rating assigned to Series A PTCs issued by Innovation Trust XXVII Mar 2017 to a final rating of 'CRISIL AAA (SO)'. CRISIL had earlier assigned its provisional rating to the PTCs on April 17, 2017. The pool is backed by loan against property (LAP) and home loan (HL) receivables originated by Indiabulls Housing Finance Limited (IBHFL; 'CRISIL AA+/Positive/CRISIL A1+'). The rating on the PTCs is based on the credit quality of pool cash flow, IBFHL's origination and servicing capabilities, the transaction's credit enhancement, and payment mechanism and soundness of the transaction's legal structure. CRISIL has received the final legal documents executed for the transaction. The executed documents are in line with the transaction terms at the time of provisional rating. Hence, CRISIL has converted the provisional rating to final rating.
 
Please click on the link below for detailed information on CRISIL's policy on provisional rating: Revision in CRISIL policy for assigning 'provisional' rating.
 
Series A PTCs are entitled to receive timely interest and timely principal on a monthly basis. Total credit support available to Series A PTCs includes Rs. 33.62 crore of external credit collateral and Rs. 82.16 crore of internal credit enhancement.
 
As required, CRISIL has received the following final documents:
 
Legal Documents
  • Deed of Assignment
  • Trust Deed
  • Credit Collateral Agreement
  • Power of Attorney
Other Documents
  • Legal Opinion
  • Auditors' Certificate
  • Representations & Warranties from Originator
  • Trustee Awareness Letter
  • Information Memorandum 
Key Rating Drivers & Detailed Description
Supporting Factors
  • Credit support available in the structure
    • Credit collateral of Rs 33.62 crore (at the time of origination, 11.5% of pool principal) provides credit support to Series A PTCs. Additionally, the PTCs also benefit from scheduled EIS amounting to Rs 82.16 crore( at the time of origination, 28.1% of pool principal).
  • Good historical portfolio
    • The portfolio performance of the originator has remained robust with negligible delinquencies. The 90+ delinquency for HL and LAP, at a portfolio level, remained below 0.5% over the last few years. As of December 2016, the 90+ delinquency (including write-offs) stood at 0.29% and 0.43% for HL & LAP respectively.
  • Origination and servicing capabilities
    • The originator has a track record of more than 10 years in the mortgage financing business. The overall portfolio performance is an indicator of the strong origination and servicing abilities of the originator
Constraining Factors
  • Mild customer concentration
    • At the time of origination, the top 10 customers in the pool constituted 4.66% of the pool principal.
  • Interest rate risk
    • The investor yield is fixed whereas the pool yield is floating, thereby exposing the PTCs to basis risk.
 CRISIL has adequately factored these aspects in its rating analysis.

About the Pool
At the time of securitisation, the pool consisted mainly of LAP (53.7%) contracts with the underlying borrowers being self-employed. The balance was HL (46.3%) contracts with the underlying borrowers being majorly salaried and few self-employed. The pool had a weighted average seasoning of 14 months, and was geographically diverse, with the top three states accounting for 43.9% of the pool principal. However, the pool had moderate customer concentration with top ten customers accounting for 4.66% of the pool principal. Also, at the time of securitisation, the weighted average loan-to-value ratio was 59.4% and average ticket size was Rs. 23.4 lakhs.

Rating Assumptions at the time of securitisation

To assess the base case collection shortfalls for the transaction, CRISIL has analysed the performance of static pools of loan against property business originated from April 2007 till December 2016 and their performance till December 2016. CRISIL has also analysed the portfolio and performance of rated securitisation transactions while arriving at base case loss scenario.

CRISIL has also factored in pool specific characteristics and estimated the base case peak shortfalls in the pool in the range of 4 to 6 per cent of pool cash flows.
 
Additionally, the following factors have been considered in the analysis:

  • The pool consists of loans at a floating rate of interest linked to prime lending rate of IBHFL whereas the investor yield is fixed. At present, there is a comfortable gap between the pool yield and the yield promised to the investor. However, during the tenure of the transaction, adverse movement in prime lending rate of the originator 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.

  • CRISIL has assumed a stressed monthly prepayment rate of 1.5 to 2.5 per cent in its analysis.

  • CRISIL does not envisage any risk arising on account of commingling of cash flows since CRISIL's short term rating of servicer is 'A1+'

  • CRISIL has adequately factored in the risks arising on account of counterparties (refer to counterparty details below)

  • CRISIL has run sensitivities based on various shortfall curves (front-ended, back-ended and normal) and has adequately factored the same in its analysis.


Counterparty Details

Capacity

Counterparty Name

Counterparty Rating/ Track record

Effect on credit ratings in case of non-performance

Originator and seller

IBHFL

Rated 'CRISIL AA+/Positive/CRISIL A1+'

 
No effect.
 

Servicer

IBHFL

Rated 'CRISIL AA+/Positive/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.

Collection and Payout Account Bank

IDFC Bank

Not rated by CRISIL

Negligible effect. Account bank can be changed without impacting the credit rating.

Credit Collateral in the form of Fixed Deposit

IDFC Bank

Not rated by CRISIL

Negligible effect. Bank with whom the fixed deposit is maintained can be changed without impacting the rating.

Trustee

CTL

Adequate track record

Negligible effect. Can be replaced at minimal cost.

About the Originator
Indiabulls Financial Services Ltd was reverse merged with IBHFL ((Rated 'CRISIL AA+/Positive/CRISIL A1+'), effective from April 1, 2012; the process was completed on March 8, 2013, following the Delhi High Court's approval on December 12, 2012. Post the merger, IBHFL continues to operate as a housing finance company, registered with NHB. The company, along with its subsidiary, ICCL, will continue to focus on asset classes such as mortgages and commercial credit. IBHFL is one of the three largest housing finance companies in India with total assets under management (AUM) of Rs 91,301 crore, including LAP portfolio of around Rs 20,185 crore, as on March 31, 2017. As on March 31, 2017, the promoter group holds 24.0% stake in the company.

For the fiscal 2017, IBHFL had a profit after tax (PAT) of Rs 2,906 crore on a total income of Rs 11,702 crore as against a PAT of Rs 2,345 crore on a total income of Rs 9,266 crore for the previous fiscal.

Past Rated Pools
CRISIL has outstanding rating on nine transactions originated by IBHFL. The collection efficiency for all the pools has remained robust till date. CRISIL is receiving monthly performance reports pertaining to all CRISIL-rated IBHFL originated securitisation transactions.

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 (%) Outstanding
Rating
Credit cum liquidity Enhancement
(Rs Crore)&
Series A PTCs 292.35 27-Mar-17 15-Jul-44 7.13 CRISIL AAA (SO) 33.62
*Indicative maturity date
&Additionally, scheduled excess interest spread, amounting to around Rs.82.16 crore (at the time of origination, assuming zero prepayments) also provides credit support to the PTCs
Annexure - Rating History for last 3 Years
  Current 2017 (History) 2016  2015  2014  Start of 2014
Instrument Type Quantum Rating Date Rating Date Rating Date Rating Date Rating Rating
Series A PTCs   LT  292.35 CRISIL AAA (SO)  17-Apr-17  Provisional CRISIL AAA (SO)   --    --   -- --
Table reflects instances where rating is changed or freshly assigned. 'No Rating Change' implies that there was no rating change under the release.
Links to related criteria
CRISILs rating methodology for RMBS transactions
Evaluating risks in securitisation transactions - A primer
Legal analysis in structured finance transactions

For further information contact:
Media Relations
Analytical Contacts
Customer Service Helpdesk
Saman Khan
Media Relations
CRISIL Limited
D: +91 22 3342 3895
B: +91 22 3342 3000
saman.khan@crisil.com

Tanuja Abhinandan
Media Relations
CRISIL Limited
D: +91 22 3342 1818
B: +91 22 3342 3000
tanuja.abhinandan@crisil.com

Jyoti Parmar
Media Relations
CRISIL Limited
D: +91 22 3342 1835
B: +91 22 3342 3000
 jyoti.parmar@crisil.com

Krishnan Sitaraman
Senior Director - CRISIL Ratings
CRISIL Limited
D:+9122 3342 8070
krishnan.sitaraman@crisil.com


Ajit Velonie
Director - CRISIL Ratings
CRISIL Limited
D:+91 22 4097 8209
ajit.velonie@crisil.com


Shanu Kumar
Rating Analyst - CRISIL Ratings
CRISIL Limited
B:+91 22 3342 3000
Shanu.Kumar@crisil.com
Timings: 10.00 am to 7.00 pm
Toll free Number:1800 267 1301

For a copy of Rationales / Rating Reports:
CRISILratingdesk@crisil.com
 
For Analytical queries:
ratingsinvestordesk@crisil.com


 

Note for Media:
This rating rationale is transmitted to you for the sole purpose of dissemination through your newspaper / magazine / agency. The rating rationale may be used by you in full or in part without changing the meaning or context thereof but with due credit to CRISIL. However, CRISIL alone has the sole right of distribution (whether directly or indirectly) of its rationales for consideration or otherwise through any media including websites, portals etc.


About CRISIL Limited

CRISIL is a global, agile and innovative analytics company driven by its mission of making markets function better. We are India’s foremost provider of ratings, data, research, analytics and solutions. A strong track record of growth, culture of innovation and global footprint sets us apart. We have delivered independent opinions, actionable insights, and efficient solutions to over 100,000 customers.

We are majority owned by S&P Global Inc., a leading provider of transparent and independent ratings, benchmarks, analytics and data to the capital and commodity markets worldwide.

For more information, visit www.crisil.com 


Connect with us: TWITTER | LINKEDIN | YOUTUBE | FACEBOOK


About CRISIL Ratings
CRISIL Ratings is part of CRISIL Limited (“CRISIL”). We pioneered the concept of credit rating in India in 1987. CRISIL is registered in India as a credit rating agency with the Securities and Exchange Board of India (“SEBI”). With a tradition of independence, analytical rigour and innovation, CRISIL sets the standards in the credit rating business. We rate the entire range of debt instruments, such as, bank loans, certificates of deposit, commercial paper, non-convertible / convertible / partially convertible bonds and debentures, perpetual bonds, bank hybrid capital instruments, asset-backed and mortgage-backed securities, partial guarantees and other structured debt instruments. We have rated over 24,500 large and mid-scale corporates and financial institutions. CRISIL has also instituted several innovations in India in the rating business, including rating municipal bonds, partially guaranteed instruments and microfinance institutions. We also pioneered a globally unique rating service for Micro, Small and Medium Enterprises (MSMEs) and significantly extended the accessibility to rating services to a wider market. Over 1,10,000 MSMEs have been rated by us.


CRISIL PRIVACY NOTICE

CRISIL respects your privacy. We use your contact information, such as your name, address, and email id, to fulfil your request and service your account and to provide you with additional information from CRISIL and other parts of S&P Global Inc. and its subsidiaries (collectively, the “Company) you may find of interest.

For further information, or to let us know your preferences with respect to receiving marketing materials, please visit www.crisil.com/privacy. You can view the Company’s Customer Privacy at https://www.spglobal.com/privacy

Last updated: April 2016


DISCLAIMER

This disclaimer forms part of and applies to each credit rating report and/or credit rating rationale that we provide (each a “Report”). For the avoidance of doubt, the term “Report” includes the information, ratings and other content forming part of the Report. The Report is intended for the jurisdiction of India only. This Report does not constitute an offer of services. Without limiting the generality of the foregoing, nothing in the Report is to be construed as CRISIL providing or intending to provide any services in jurisdictions where CRISIL does not have the necessary licenses and/or registration to carry out its business activities referred to above. Access or use of this Report does not create a client relationship between CRISIL and the user.

We are not aware that any user intends to rely on the Report or of the manner in which a user intends to use the Report. In preparing our Report we have not taken into consideration the objectives or particular needs of any particular user. It is made abundantly clear that the Report is not intended to and does not constitute an investment advice. The Report is not an offer to sell or an offer to purchase or subscribe for any investment in any securities, instruments, facilities or solicitation of any kind or otherwise enter into any deal or transaction with the entity to which the Report pertains. The Report should not be the sole or primary basis for any investment decision within the meaning of any law or regulation (including the laws and regulations applicable in the US).

Ratings from CRISIL Rating are statements of opinion as of the date they are expressed and not statements of fact or recommendations to purchase, hold, or sell any securities / instruments or to make any investment decisions. Any opinions expressed here are in good faith, are subject to change without notice, and are only current as of the stated date of their issue. CRISIL assumes no obligation to update its opinions following publication in any form or format although CRISIL may disseminate its opinions and analysis. CRISIL rating contained in the Report is not a substitute for the skill, judgment and experience of the user, its management, employees, advisors and/or clients when making investment or other business decisions. The recipients of the Report should rely on their own judgment and take their own professional advice before acting on the Report in any way.

Neither CRISIL nor its affiliates, third party providers, as well as their directors, officers, shareholders, employees or agents (collectively, “CRISIL Parties”) guarantee the accuracy, completeness or adequacy of the Report, and no CRISIL Party shall have any liability for any errors, omissions, or interruptions therein, regardless of the cause, or for the results obtained from the use of any part of the Report. EACH CRISIL PARTY DISCLAIMS ANY AND ALL EXPRESS OR IMPLIED WARRANTIES, INCLUDING, BUT NOT LIMITED TO, ANY WARRANTIES OF MERCHANTABILITY, SUITABILITY OR FITNESS FOR A PARTICULAR PURPOSE OR USE. In no event shall any CRISIL Party be liable to any party for any direct, indirect, incidental, exemplary, compensatory, punitive, special or consequential damages, costs, expenses, legal fees, or losses (including, without limitation, lost income or lost profits and opportunity costs) in connection with any use of any part of the Report even if advised of the possibility of such damages.

CRISIL Ratings may receive compensation for its ratings and certain credit-related analyses, normally from issuers or underwriters of the instruments, facilities, securities or from obligors. CRISIL’s public ratings and analysis as are required to be disclosed under the regulations of the Securities and Exchange Board of India (and other applicable regulations, if any) are made available on its web sites, www.crisil.com (free of charge). Reports with more detail and additional information may be available for subscription at a fee – more details about CRISIL ratings are available here: www.crisilratings.com.

CRISIL and its affiliates do not act as a fiduciary. While CRISIL has obtained information from sources it believes to be reliable, CRISIL does not perform an audit and undertakes no duty of due diligence or independent verification of any information it receives and / or relies in its Reports. CRISIL keeps certain activities of its business units separate from each other in order to preserve the independence and objectivity of the respective activity. As a result, certain business units of CRISIL may have information that is not available to other CRISIL business units. CRISIL has established policies and procedures to maintain the confidentiality of certain non-public information received in connection with each analytical process. CRISIL has in place a ratings code of conduct and policies for analytical firewalls and for managing conflict of interest. For details please refer to: http://www.crisil.com/ratings/highlightedpolicy.html

CRISIL’s rating criteria are generally available without charge to the public on the CRISIL public web site, www.crisil.com. For latest rating information on any instrument of any company rated by CRISIL you may contact CRISIL RATING DESK at CRISILratingdesk@crisil.com, or at (0091) 1800 267 1301.

This Report should not be reproduced or redistributed to any other person or in any form without a prior written consent of CRISIL.

All rights reserved @ CRISIL