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ATO seeks lowdown on low-doc loans
By Alan Kohler
June 1, 2004
http://www.theage.com.au/articles/2004/05/31/1085855497723.html
The Tax Office is preparing a crackdown on low-doc loans - the ones where borrowers do not have to substantiate their income. It is a market dominated by self-employed borrowers and small lenders looking to take market share off the majors. And it is working - low-doc lending is among the fastest-growing segments of the residential market. On some estimates, low-doc loans represent 10 per cent of all new lending. Yesterday, for example, Adelaide Bank issued $800 million in mortgage-backed securities, 100 per cent of which were low doc.
The premium a borrower pays for the privilege of not providing proof of income ranges between 0.5 and 1 per cent, usually for at least two years. Why pay it? Well, perhaps the ATO is a bunch of cynics jaundiced by constant exposure to the mendacious side of human nature, but there seems to be a bit of official suspicion about. And it is rather hard to think of a reason for volunteering to pay higher interest rates that does not involve at least one kind of fib: inflating income on the loan application or deflating it on the tax return, or both. Anyway, it is believed the hardened cynics in the Tax Office have for several months been comparing tax returns with low-doc loan applications obtained in accordance with ss.263 and 264 of the 1936 Tax Act. Ss.263 says: "The commissioner, or any officer authorised by him in that behalf, shall at all times have full and free access to all buildings, places, books, documents and other papers for any of the purposes of this Act."
The ATO has collected boxes of loan applications from various lenders. Early indications are that the data matching shows tax evasion is a significant reason for the growth in low-doc loans. This news may well cause a wave of cold panic to churn the stomachs of many a borrower this morning, but one can only ask: what did you think would happen? Did you think your loan application was printed on rice paper, to be eaten by your banker? If honesty abounds, why don't self-employed borrowers attach their tax returns to loan applications?
The last time I wrote about this subject in March - wondering aloud whether low-doc borrowers were fibbing to the tax man or their bankers or both - an aggrieved borrower sent me an email to complain that they are jolly well not all liars, you know. Fair enough. So I rang him yesterday to ask why, then, was he paying the interest rate premium to avoid substantiating his income? He said he was a small-business owner and his normal bank - CBA – had knocked him back. He went to a mortgage broker and, through low-doc loans, built his property portfolio from $2 million to $3.5 million, as well as growing his business substantially. He said he had given the broker the same information as that on his tax return - he simply did not have time to fill in all the forms for a full-doc loan. But when I mentioned that the reason for the call was a Tax Office crackdown on low-doc loans, he clammed up and demanded not to be quoted. Funny about that.
It is believed the Tax Office will release the results of its examination of low-doc loan applications in a week or two. Lenders, mortgage insurers and the Australian Prudential Regulation Authority will no doubt be as interested as the tax commissioner. Yesterday's Adelaide Bank securitisation was, in effect, double insured - there was an "insurance wrap" on the pool on top of the usual lenders' mortgage insurance. This is the first time that has been done. The reason for paying the extra cost is hard to fathom - except when you consider that a mortgage insurer will deny a claim if the borrower has made a false income statement. The extra layer of insurance might be recognition of the unpredictable risk caused by the prospect of false statements in low-doc loans.
In Britain in the early 1990s, when the property market collapsed, mortgage insurers' false statements on low-doc loan applications were a common basis for mortgage insurers to deny claims. There are differences with Australian insurance contracts, but the system remains untested (although maybe not for long, given Sydney's 32 per cent auction clearance rate at the weekend). If honesty abounds, why don't self-employed borrowers attach their tax returns to loan applications, rather than "self-certify"? An honest reason may be because it is old news - up to a year old. So why not attach bank statements to substantiate current income? An honest reason may be because the borrower is confident of doing better next financial year, when repayments begin. But that is an income forecast, not an income statement. The motives for paying higher interest to avoid substantiating income will most likely be some combination of tax evasion, honest predictions of higher income and bare-faced lies. But any way you look at it, low doc equals high risk - either for the tax-evading borrower or the lender.
http://www.abc.net.au/insidebusiness/content/2004/s1055594.htm
Transcript 29 February 2004
Alan Kohler
Business sector unhappy with proosed reforms
Reporter Heather Ewart
8 October 2003
ALAN KOHLER: Well, during the week came more evidence that National Australia Bank's (NAB) eye has been off the ball - a US Securities and Exchange Commission (SEC) investigation into the bank and its auditor, KPMG, for breaching American auditor independence rules. And as SEC Commissioner Roel Campos explains in our 360 Degrees interview today, NAB has the dubious distinction of being the first major company in the world to be investigated under this regulation. Roel Campos, the National Australia Bank is being investigated over auditor independence. Can you explain the process under which it is being investigated by the SEC. ROEL CAMPOS, COMMISSIONER, US SECURITIES AND EXCHANGE COMMISSION: What is involved here is a situation in which one of our very basic Sarbanes-Oxley rules, having to do with auditor independence, has been possibly - because we don't know the outcome of the investigation - has been possibly violated. And under our rules, what we provide is that auditors who are auditing public companies cannot have other client services, cannot provide other client services. They can't do other consulting. And the problem with that, as you may recall from much of the discussions that occurred prior to Sarbanes-Oxley, is that auditors were seen to be earning substantial fees from non-audit services such as consulting and so they got so large, in the case of the major firms, that the non-audit fees were larger than the audit fees and therefore compromises could be made to the auditing to maintain and preserve that business coming from the non-audit services. In this particular case, again from the...from what's been released, what is being investigated is whether the auditor of the National Bank ended up having some of its people effectively be outsourced and be employees of the bank. In America you cannot be employed by the client that you are auditing. That just destroys the independent auditor situation and would call to question whether the audit and the results of the audit can be relied upon. ALAN KOHLER: What's the status of a breach of this law - is it a criminal or a civil offence? ROEL CAMPOS: Well, the SEC - I should make this clear - only has power to bring civil actions, and what that means is that we can go into Federal Court and seek damages, financial damages, and what we try to do in fraud situations is we file a case, a civil case, and we essentially identify the damages - we are the representative of investors and seek restitution or disgorgement of illegal gains. OK, now our particular Department of Justice may look at a case that we have brought civilly and decide that there is also a criminal violation of our securities laws - they both exist in parallel and so it is possible that there could be a criminal investigation. I have no information about that right now. It would depend on the egregiousness and the federal interest in bringing such a case. ALAN KOHLER: Well, the Sarbanes-Oxley law has been in place, I think, for about 18 months or so. To your knowledge, has there been any other actions or investigations against American companies under this auditor independence rule? ROEL CAMPOS: Well, I can't recall as I sit here any major case where we have an audit firm that has directly, in a very clear way, ended up violating the independence principle that Sarbanes-Oxley has instituted. It certainly would be the first major international case that involves a foreign issuer or a foreign auditor that potentially - we don't know the results of the investigation - that potentially has violated the auditor independence. ALAN KOHLER: Which is another way of saying that so far no American companies really have had any problem with this law, have they? ROEL CAMPOS: It has not been a great problem in America to date. ALAN KOHLER: What do you think about the National Bank, the National Australia Bank, a major international company apparently forgetting about it, I mean, how could that happen? ROEL CAMPOS: You know, I can't get into the minds of, you know, the auditor in Australia. Certainly they have an American affiliate and I believe that all of the American accounting companies spent inordinate amounts of time last year and this year studying Sarbanes-Oxley and they know specifically all the requirements regarding auditing. So it's very disappointing to say the least. Things happen and people make mistakes but this would appear to have been a major oversight. But again I'm not judging the evidence, I don't have the evidence in front of me. ALAN KOHLER: If National Australia Bank and KPMG were found to have breached this rule what sort of penalty would apply? ROEL CAMPOS: A typical enforcement case, I'm speaking generally now, would involve filing a civil action, seeing whether investors were harmed, and trying to disgorge, essentially, the amount that the issuer - in this case, the bank - made from misleading information. Secondly, we would look at sanctions to essentially take monies away from the perpetrators of the wrongful conduct, so that they will be deterred from doing it again and the rest of the industry will see that there is a cost, an appropriate cost, for violating the rules. That'll depend on how, you know, how egregious and how wilful the bad conduct was. We could also, when it comes to professional providers such as accountants or lawyers, we have an administrative process where we can seek to keep that particular professional from practising, So, in this case, there could be a sanction that would prevent the auditor from auditing listed companies in America for a period of time. ALAN KOHLER: If you came across a company in America that somehow egregiously breached the auditor independence rules, would you expect the executives and possibly the directors to be accountable for that, and, in effect, for heads to roll? ROEL CAMPOS: Well, we would always - in a case that involves a violation of securities laws - we will investigate it. We believe we have a very fair process. We ask the executives and the officials involved - both in this case or in cases we're talking about - an issuer, a company or an auditor to submit explanations of what they've done if they wish to - we invite it, we call it our 'wells process'. Sometimes that gives us insight where we don't go forward with an action. But our system is to hold those responsible accountable and accountability may have to do with sanctions involving disgorgement, penalties - again, all monetary. And if they are a professional, a possibility of being barred from being able to do further audit work or further legal work for public companies in America. ALAN KOHLER: One thing the National Australia Bank has said that they're not in breach of Australian rules, only American rules. Do you think this case might put pressure on the Australian authorities to bring our auditor independence rules into line with those in America? ROEL CAMPOS: Well, I would never presume to speak for any regulator or any government official in Australia or any other country. That is entirely a judgment that has to be made by them in discharging their duties to their public and their constituents. What I can say is, in America it is a privilege to go into our markets and to seek capital and to access our public markets and to get the low cost of capital in the liquidity there and we have rules that exist and we try to make that very clear. Professionals should understand our rules very, very clearly. And when there's a violation we have no choice but to seek enforcement and to seek to prevent that from happening again and to make sure that people know that there will be a response to a violation. ALAN KOHLER: We'll leave it there. Thanks very much. ROEL CAMPOS Thank you. I appreciate it.
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