Select Committee on Treasury Fourth Report



Financial difficulties

27. Mapeley first raised concerns about financial issues in November 2001. In December 2001 Mapeley pointed to a serious cash flow problem and asked the Departments for a substantial cash settlement. This proposal was rejected, but the Departments agreed to work with Mapeley to get a better understanding of the extent of its financial problems, and to consider what options were available. The Departments "recognised that whilst most of the financial pressures arose from areas where risks had been transferred to Mapeley, changes in the Departments' requirements and the bedding down of the contractual arrangements could also adversely affect Mapeley's cashflow ..."[36] Mapeley's view was that it had "suffered significant economic detriment compared to its expected bid case on the STEPS contract ...[and that] the economic strain ... [resulted] from inaccuracies in the data provided by the Departments and changes in the Departments' requirements under the contract."[37] However Mapeley accepted that "in some measure the strain also results from Mapeley's own errors, for which it takes full responsibility. For example, it under-estimated the overall costs of service delivery. It has therefore re-engineered the way it manages service delivery and reduced its costs significantly."[38]

28. The Departments appointed an investment bank, Rothschilds, who had no previous involvement in the deal, to report on Mapeley's financial position, and the options for going forward. Rothschilds concluded in March 2002 that the Departments had negotiated a good deal in terms of the original price and that it was in the Departments' interest to reach a settlement with Mapeley if possible. They recommended that more work be done on Mapeley's financial projections, and how the contract would operate in the event of a termination.[39] In May 2002 the Chairmen of the Departments met "to agree how best to move forward with the involvement of all stakeholders. While not wishing to pay out money in respect of risks that had been transferred to Mapeley, they recognised that without a settlement there was a risk that Mapeley might fail financially. That could involve the Departments in more expenditure, costly litigation and real operational difficulties. Those operational difficulties would be particularly serious for the Inland Revenue. They agreed, therefore, to commission further work to determine how the financial issues could be settled. They believed that it was crucially important to get a better understanding of the consequences of the contract coming to a premature end and that contingency work should be carried out to explore exit options ..."[40]

29. In July 2002 the Inland Revenue Board asked the working group set up to examine and advise the Departments on this issue to discuss with the Treasury, the Office of Government Commerce and the National Audit Office how best to keep to a minimum the risks to the Departments, and the payments to Mapeley. The working group was asked to consider a package that might involve:

— obtaining greater security for the Departments in the event of termination;

— getting Mapeley's shareholders to inject extra money into the group;

— increasing the facilities payment to Mapeley for three years or, spreading the equivalent amount over the life of the contract;

— a guarantee to Mapeley's bankers which would provide for part of the facilities payment to Mapeley to be paid by the Departments direct to the bank if the guarantee was triggered.[41]

30. Mapeley had approached the Departments in May and June 2002 seeking reassurances about the likely outcome of discussions on their financial issues, with the aim of sharing this with their bankers and auditors. A letter setting out on a "without prejudice basis" the shape of a possible settlement with the Departments, but emphasising that any deal would be subject to the approval of Treasury officials and Ministers, had been sent in June 2002. A further letter on the same lines was sent in July 2002 to provide reassurance to Mapeley's shareholders. This letter was accompanied by a draft Memorandum of Understanding, "which might have formed the basis of the further agreement between the Departments and Mapeley. The letter again made it clear that any arrangement would be subject to approval by Treasury officials and Ministers."[42] These letters are considered further in paragraphs 36 to 42 below.

31. The draft Memorandum of Understanding was subsequently withdrawn as changes in the stock and property markets had enabled Mapeley to improve its income from asset management of the STEPS estate. Mapeley has put a revised proposal to the Departments which "focusses on resolving the outstanding contractual issues. The Departments are considering the proposals with their advisers. Once the analysis is complete the proposals will be referred to Treasury officials and Ministers."[43]

32. We asked the Departments how a 20 year contract had run into difficulties after only seven months. Sir Nicholas Montagu told us that at the time when the Departments had signed the deal they had undertaken all the due diligence that you would expect on the robustness of the financial position. At the point of signing the contract neither Mapeley, the Departments, nor their advisers had foreseen Mapeley's cash flow problems.[44] "At the point where Mapeley came to us, having identified their financial difficulties, and in the succeeding months there was a real danger that the contract could collapse. If it did so it would have involved ... [the Departments] in very substantial additional costs if we had taken the estates back, which would not have been a good deal for the taxpayer. So what we wanted to explore was, was there a way in which we could preserve the partnership and in which we could help Mapeley over these problems. ... This was a complex negotiation involving not just their cash flow problems but various contractual issues of the sort that you do expect during the first year of a complex contract."[45]

33. We questioned what risk assessment of the dangers involved in early termination of the contract had been undertaken before the contract had been signed and what the position would be if Mapeley failed. The Departments told us that they and their advisers had undertaken full due diligence work on the financial, legal and technical aspects of the bid[46]. If Mapeley failed "an intrinsic part of the contract [was] that the freeholds to the estates were passed on ... what we retained as a result of that was the right of occupancy and the ability to buy essentially a services package ... in practice the freeholds and leaseholds would actually revert to the lending banks because Mapeley is indebted to banks and they have a first charge over the property. The structure of the contract gives us a right of tenure in the properties for at least twenty years after the contract terminates. So we would have the right to occupy the buildings at no more than the market rent ..."[47]

34. Sir Nicholas Montagu told us that since Mapeley's first approach for financial assistance "movements in the stock market and the property market respectively have enabled Mapeley substantially to improve their cash flow position and that is why the negotiations that we are in with them now are very different from those that we entered into earlier in the year."[48] These ongoing negotiations, which the Departments hoped to conclude "reasonably early" in 2003[49] limited the information that could be made available to the Committee in public.[50] The Departments have agreed to provide the Committee with a memorandum on these negotiations when they have been concluded.[51]

35. It is clearly a matter of concern that only seven months after the twenty year contract was signed the Departments had been asked to provide a substantial cash settlement to alleviate Mapeley's cash flow problems. This must cast doubts on the robustness of Mapeley's bid and the standard of due diligence work undertaken by the Departments and their advisers before the contracts were signed. We are also concerned that the Departments' negotiating position with Mapeley appears to have been weakened by the concern that there would be serious operational difficulties and very substantial additional costs for the Departments if Mapeley failed financially. We consider this to be a matter that should have been addressed and resolved before the contract was signed. We look to the National Audit Office to examine these aspects of the project as part of its value for money study.

36. We note the Departments' view that most of the financial pressures arose from areas where risks had been transferred to Mapeley. But the Departments' evidence was also that changes in their requirements and the bedding down of the contractual arrangements had affected Mapeley's cash flow. We are concerned that this state of affairs indicates weaknesses in the original contract which will have to be addressed in the ongoing negotiations with Mapeley. The fact that these may result in a more satisfactory settlement for the Departments than at first seemed possible appears to have been the result of fortuitous movements in the stock and property markets. We look forward to learning the outcome of these negotiations which we will report to the House.

37. We are concerned that the financial crisis faced by Mapeley so soon after entering the contract, and the potential consequences of the company going bust, undermines one of the key stated objectives of this deal—to transfer risk to the private sector.

LETTERS OF COMFORT

38. In Minutes in March and July 2002 the Paymaster General expressed "strong reservations about paying increased amounts to Mapeley."[52] However, in June and July 2002 letters and a draft Memorandum of Understanding were sent to Mapeley (paragraph 29 above refers) "as part of the continuing attempt to identify recommendations to make to Ministers, and they were not, in consequence, brought to their attention at the time ...it was made clear throughout the discussions that any changes to the contractual arrangements would be subject to approval by Treasury officials and Ministers. Our legal advice was at the time, and remains, that, because of this strong and unequivocal proviso, the letters do not create a contingent liability for the Departments."[53]

39. The financial statements of Mapeley STEPS Contractor Limited for the period ended 31 December 2001 were lodged with Companies House in August 2002. They contain a note entitled "Going Concern" which states:

"The directors note that the company has net liabilities of £23,656,000 as of the balance sheet date. The directors have prepared these financial statements on a going concern basis following their review of the current cash flow forecasts for a period of no less than twelve months from the date of approval of the statements. These cashflows assume a successful outcome to current negotiations with the Departments in relation to the restructuring of certain aspects of the STEPS contract, including additional revenues, and changes to the financing arrangements and contract structure. The Directors have received a signed letter of the intent from the Departments in relation to these key proposals and therefore consider that the outcome to these negotiations will be successful. In addition, as part of these negotiations, the ultimate shareholders have agreed to provide certain additional funding to support the ongoing contract to 2005 if required."[54]

40. The Departments told us that this "going concern" note "might be taken to imply a greater degree of certainty about a possible settlement than the provisos in the letters sent to them warranted. Three members of the working group, including a representative of the Inland Revenue, were sent a draft of the proposed "going concern" note ... but they did not recognise the significance of the note and so it was not considered further in the Departments before publication of the accounts."[55] The Departments also informed us that they had been advised subsequently by the Treasury Officer of Accounts that the letters sent to Mapeley may constitute letters of comfort within the meaning of 'Government Accounting'. Accordingly, they had brought the letters to the attention of the Chairman of the Public Accounts Committee and had apologised for not doing so earlier.[56]

41. Government Accounting states that "departments should approach any request for a letter of comfort with a strong predisposition to reject it. While letters of comfort are not generally legally binding, they may lead to a moral obligation: a public sector body, which is ultimately dependent on government credit, is unlikely to be able to issue such a document without effectively committing government credit and having to meet the obligation if it should materialise. Moreover, the existence of a letter of comfort could lead to threats of legal action, which might have implications for government credit. Proposals to issue a letter of comfort should therefore be exceptional and should be cleared in advance with the Treasury. If the Treasury agrees to the proposal then the Department should follow the parliamentary reporting procedures."[57]

42. We asked the Departments why, when Government Accounting says that departments should approach any request for a letter of comfort with a strong predisposition to reject it, they had issued two letters of comfort without realising it. Sir Nicholas told us that they had been strongly advised to provide the assurances so that Mapeley could show them to its auditors, bankers and shareholders. The letters had been cleared by the Departments' legal advisers to ensure that they did not create any contingent liabilities for the Government and on that basis they had been sent. Mr Broadbent accepted that the requirements of Government Accounting had been overlooked when the letters were sent which he thought was regrettable.[58]

43. The letters of comfort were not brought to the attention of the Inland Revenue Board or the Customs and Excise Management Committee before they were sent[59]. Mr Broadbent told us that in relation to the July 2002 letter "I received an e-mail I think the day before the letter was issued saying that this was proposed. I responded and questioned the wisdom of doing that but we were subsequently told the letter had then been sent the following day."[60] Mr Broadbent agreed that the working group should have recognised that the letters issued were letters of comfort and he considered that the Boards should have been informed about them.[61] "This was a situation where we had no reason to doubt at certain points that Mapeley might pull out, collapse, and there were some very important tactical decisions to be taken to keep this thing going to enable the Boards to fully understand the situation and to consider all the options. In doing that, I think the working group did one or two things (of which probably this is the main example) which perhaps went beyond tactical and they should have informed the Board."[62]

44. We questioned why the members of the working group that had received a draft of the "going concern"note that Mapeley STEPS Contractor Limited intended to include in its financial statements had not recognised its significance. Sir Nicholas Montagu told us that this was an oversight and that, with the benefit of hindsight, where they went wrong was in not reacting to it.[63]

45. Despite the Minister's "strong reservations about paying increased amounts to Mapeley" the Departments sent two letters to Mapeley to reassure Mapeley's auditors, bankers and shareholders about the state of negotiations regarding a financial settlement. These appear, from the financial statements of Mapeley STEPS Contractor Limited, to have been fundamental to the company being viewed as a "going concern" despite net liabilities of over £23 million at 31 December 2001. We are surprised that the officials who saw a draft of the relevant "going concern" note in advance of these financial statements being published did not appreciate its significance. This was a serious failure.

46. Government Accounting requires departments to approach any request for a letter of comfort with a strong predisposition to reject it. Following the Treasury Officer of Accounts advice, it appears that the Departments have issued two letters of comfort to Mapeley without realising it. We note the Departments' view that their letters have not created any contingent liabilities for the Government, but we are concerned, as Government Accounting itself points out, that the letters may have led to a moral obligation and could lead to threats of legal action.

47. The letters of comfort were not brought to the attention of either the Board of the Inland Revenue or the Customs and Excise Management Committee before they were sent and the requirements of Government Accounting were also overlooked. Again the Minister responsible was not informed. We are astonished, and extremely concerned, that such failures can have occurred. We consider these to be serious lapses in the standards required from officials and we expect the Departments to have identified exactly where and how things went so seriously wrong. We expect them also to have taken all necessary steps to prevent a recurrence.

48. We are concerned at the evidence from this project of officials repeatedly failing to inform or seek Board level approval at appropriate times. Similarly, the responsible Minister was not informed of key events before they took place and she has, in our view, the right to be deeply disappointed by the service she received. This is not the first time that we have encountered such problems in the course of our work and we recommend that a review be undertaken of the relationship between Treasury Ministers and the bodies for which they are accountable to ensure appropriate standards of governance and accountability are met.


36   Ev 5, para 6.1 Back

37   Ev 28, paras 33, 34 Back

38   Ev 28, para 35 Back

39   Ev 6, paras 6.3, 6.4 Back

40   Ev 6, para 6.8 Back

41   Ev 7, para 6.13 Back

42   Ev 7, paras 7.1, 7.2  Back

43   Ev 8, para 8.1 Back

44   Qq 7-10 Back

45   Q 8 Back

46   Q 10 Back

47   Qq 12,13 Back

48   Q 81 Back

49   Q 85 Back

50   Q 78 Back

51   Q 153 Back

52   Ev 7, para 6.13 Back

53   Ev 8, para 7.3 Back

54   Note 21 to the financial statements for the period ended 31 December 2001 of Mapeley STEPS Contractor Limited (formerly Shelfco (No.2013) Limited). Back

55   Ev 8, para 7.4 Back

56   Ev 8, para 7.5 Back

57   Government Accounting, para 26.3.1 Back

58   Qq 86-89 Back

59   Q 95 Back

60   Q 115 Back

61   Qq 118, 119 Back

62   Q 118 Back

63   Qq 111, 113 Back


 
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Prepared 12 February 2003