Accounting for loan refinancing fees
Question
We took a mortgage loan 3 years ago and we paid the loan origination fees. We classify the loan at amortized cost and we adjusted the effective interest method for that fee.
Now, after 3 years, we want to refinance mortgage loan with the new loan from the same bank. The new loan has different credit terms and shorter repayment period. When negotiating the refinancing, the bank charged the refinancing fee.
How shall we account for that fee? Should we remove the original fee from the loan and capitalize the new fee? Or, should we recognize the refinancing fee in profit or loss?
Answer
If you refinance the loan with the new loan from the same bank, it is the “exchange of debt” and according to IFRS 9, the accounting treatment depends on whether the terms of the new loan are substantially different from terms of the original loan:
- If the terms of the new loan are substantially different, then you need to account for refinancing as for debt extinguishment – i.e. you derecognize (remove) original loan and recognize a new loan.
In this case, the refinancing fees are treated as a part of gain or loss on debt extinguishment. In other words, they are recognized in profit or loss. - If the terms of the new loan are NOT substantially different, then you do NOT account for debt extinguishment. You just adjust the effective interest rate method accounting.
In this case, you should amortize the refinancing fees over the remaining life of the loan. IFRS 9 does not specify how you should do that. You can include these fees in the effective interest method accounting, but you can also apply straight-line method as approximation.
The terms are substantially different if the discounted present value of the cash flows under the new terms using the original effective interest rate is at least 10% different from the discounted present value of the remaining cash flows of the original financial liability. For reference, please see IFRS 9-3.3.2, B3.3.6.
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Hi Silvia,
I have a question. Please reply.
3 years ago, we took loan from 4 different banks (each bank borrowed same value of money, each 25% of total loan) with 3-year tenure. We also paid the loan upfront fees to the original lender and legal fees to lawyer. We classify the loan at amortized cost and we adjusted the effective interest method.
Now, after 3 years upon maturity, we refinanced the outstanding loan with 2 banks (1 new bank 75%, one of the existing bank 25%). We also paid the upfront fee to 2 banks and legal fees to lawyer for drafting the new agreements.
All the existing cost is fully amortised at this point of time, left with principal outstanding amount. How to treat this? Modification or extinguishment?
Is there any gain/loss need to be recognised?
How to treat the upfront fee with 2 banks and legal fees paid to lawyer for drafting the new agreements?
How to determine fair value? Is fair value same as principal amount?
Hello Silvia,
I need your help to understand treatment of deemed interest.
We bought a company (100% equity) who effectively owns only a brand and nothing else. So, we were advised to treat the transaction as purchase of an intangible asset instead of Business combination. When it comes to payment for the purchase, the SPA (Sale & Purchase agreement) says that the aggregate purchase price is say £5m, which will be payable in five equal instalments of £1m each and the first payment at the time of signing the SPA and the balance on each anniversary of the agreement. However, the SPA says that the deferred payment of £4m (i.e. £5m-£1m) do include a deemed interest @3% stating the interest amount for each anniversary as well.
My question is how can we account for the asset? More specifically, can we capitalise the interest portion as well? What are all the entries?
Please let me know.
Thanks
Hi Ravi,
under par. 23 of IAS 16, you should book the deferred payment in its present value, which is equal to 5m (since you actually pay instalments increased by the interest). Now, I believe, the interest paid should not be capitalized because the conditions stated in IAS 23 for capitalizing the interest are NOT met (e.g. your asset does not qualify, because it does not take substantial period to build it/create it, etc.). When you pay the interest, simply book it in profit or loss.