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The technical and skills marks available for each part of the requirement.
The information set out below was that used to mark the questions. Markers were encouraged to use discretion
and to award partial marks where a point was either not explained fully or made by implication.
Question 1 Marusa
Scenario
This question involves adjusting the financial statements for an overseas company that has produced figures
using local GAAP. The issues covered are foreign currency translation of a non-monetary asset and impairment
of a previously revalued asset, financial instrument, provision, deferred tax. Correcting journals, supporting
explanations and revised statement of financial position are required.
Requirements
Technical
marks
Skills
Skills assessed
13
21
Page 1 of 24
CR
Kr
million
2
2
Dr Creditor
Cr Profit and loss
Being journal to reverse original exchange difference (Kr12.5 Kr10)
2.5
0.5
Dr PPE
Cr Profit and loss
Being correction to depreciation charge (Kr 1 million Kr 0.9 million)
0.1
2.5
0.5
0.1
There are no deferred tax implications as the tax base and the carrying amount are the same.
Impairment
Per IAS36 the impairment of Kr18 million should initially be offset against the revaluation surplus of Kr16.8
million, and the excess of Kr1.2 million charged in the income statement.
The journal is:
Cr Profit or loss Kr16.8 million
Dr Revaluation surplus Kr16.8 million
Again there should be no deferred tax implications as the tax base and the carrying amount are the same
Investments
The investments are classified as held for trading per IFRS because there is an intention to sell them at the end
of the year. Therefore they should be measured at fair value and the gain/loss taken to the income statement.
At 30 September the increase in fair value is Kr4.8 million, and this is credited to the income statement.
Dr Investments Kr 4.8 million
Cr Income statement Kr 4.8 million
A deferred tax liability of Kr 960,000 (20% x Kr 4.8 million) should be created because the recognition of the
increase in fair value represents a temporary taxable timing difference.
Page 2 of 24
Dr Intangible asset
Dr Provision
Cr Profit or loss
DR
Kr million
2.145
12.855
CR
Kr million
15
0.532
0.172
0.532
0.172
Because the clean-up costs are tax deductible, a deferred tax asset should be created for the provision at 30
September 2013.
The provision is Kr2.317 million (Kr2.145m + 0.172m) and so the deferred tax asset is Kr 0.463 million
DR
Kr million
0.463
CR
Kr million
0.463
Page 3 of 24
Plant
Impair
Invest
Prov'n
Total
Kr'000
Kr'000
Kr'000
Kr'000
Kr'000
Kr'000
61,600
2,100
Non-current assets
Property, plant & equipment
Intangible assets
8,500
Financial investments
7,700
Deferred tax
63,700
1,613
10,113
4,800
12,500
463
463
77,800
86,776
23,700
23,700
101,500
110,476
10,000
10,000
Retained earnings
42,600
Revaluation surplus
16,800
Current assets
Total assets
Equity and liabilities
Capital and reserves
2,100
16,800
3,840
14,759
80099
(16,800)
69,400
90,099
Loans
10,000
10,000
Provisions
15,000
Non-current liabilities
Deferred tax
Current liabilities
Total equity & liabilities
(12,683)
2,317
960
960
7,100
7,100
101,500
110,476
Page 4 of 24
A significant minority of candidates wasted time calculating deferred tax when the question clearly stated that
the tax treatment and the IFRS treatment were the same even to the extent of trying to apply the UK tax rules
with regard to capital allowances.
FVTPL - Financial instrument
Most candidates gave a good answer to this part of the question, demonstrating a sound knowledge of
accounting for financial instruments. The most common error was to classify the investment as available for
sale. Better candidates were able to calculate and explain the deferred tax liability arising on this transaction.
Some candidates, however, claimed that there were no deferred tax implications because the financial
instrument had not been sold by the year end, suggesting that they have no understanding of the basic
principles of deferred tax.
Provision
This part was the least well answered of the four parts of this question. Candidates did not appreciate that the
calculation of the provision should be based on the most likely outcome, with the majority calculating an
expected value. Most candidates were able to discount the provision to present value and unwind the discount
to the income statement, but few appreciated that the provision should be added to the cost of the intangible
asset. A significant number of candidates correctly calculated the deferred tax asset arising on this transaction.
Requirement b) Revised statement of financial position
This part of the question was generally well done. Some candidates lost marks through not showing their
workings as instructed.
Page 5 of 24
Technical
marks
7
Skills
Skills assessed
Page 6 of 24
Available marks
10
Maximum marks
19
29
2012
2011
'000
'000
'000
Trading income
Nil
80
1,500
NTLR
40
20
175
25
25
25
65
125
1,700
-65
-125
2
-360
-920
Nil
Nil
420
Page 7 of 24
Working 1
Terminal loss relief
'000
920
6/12 x 720,000
360
360
and
Amount unrelieved
(Working 2)
530
1280
Already relieved
Nil
30-Jun-12
Already relieved
2
Nil
(360)
(920)
30-Jun-11
The 360,000 arising in the year ended 30 June 2013 should be dealt with first. This can be carried back 36
months from the beginning of that accounting period i.e. to profits arising from 1 July 2009. In this case the loss
was fully utilised by year ended 30 June 2011 The terminal loss relief claim for the period to 31 December 2013
is then relieved and may be carried back 36 months from the start of that period. ie to profits arising from 1 July
2010.
Working 2
Utilisation of loss
Year ended
30 June 2013
000
720
(65)
(125)
530
6 months
ending
31 December
2013
000
920
920
Recommendation
As BukUp is a member of a 75 % trading group, the option to use group relief is available until the date of
commencement of winding up. It may therefore be possible to do a partial group relief claim for the loss
unrelieved under terminal loss of 170,000 (530,000 360,000).
It would appear that under both methods, group relief and terminal loss, the losses in BukUp will be fully utilised.
As all companies are main rate tax payers there is only a slight advantage to a terminal loss relief claim since
corporation tax rates have fallen in recent years, the repayment of tax will be greater marginally than the rate of
relief that would be obtained using a current year group relief claim.
The issue is therefore whether JVM should be asked to compensate BukUp for the surrender of losses under
group relief. Greg Mann as a minority shareholder may justifiably feel disadvantaged as the directors are
effectively giving away an asset of the company. It is usual for the claimant company to pay for group relief and
such payments are ignored for tax purposes. The directors should be advised to consider the minority
shareholder in determining the use of the losses as directors are required to act in the best interest of all the
shareholders and not just the majority shareholder.
Tutorial note: Giving away group relief for no consideration may be considered a distribution and will only be
legal if there are distributable profits.
Page 8 of 24
Initial recovery
No adjustment
No adjustment
Adjustment required:
2m/10 (75%-100%)
Adjustment required:
2m/10 (75%-100%)
Adjustment required
2m/10 (75%-100%)
Adjustment required:
2m/10 (75%-100%)
000
(2,000)
50
50
50
50
In total 200,000 of input VAT should have been repaid to HMRC for the intervals between 2010 and 2013.
As Vans House is now over three years old when it is sold, it will be treated as an exempt sale. However it is
being sold within the ten intervals of acquisition and it will therefore be subject to a claw back of input tax on the
original purchase price for the remaining intervals. As the building is not being sold as part of a transfer of a
going concern, there are two adjustments required:
1. In the year of sale no interval adjustment is required as the tenant vacated the premises on 1 July
2013 and the building reverted to 100% taxable use.
2. A further adjustment of the complete intervals following the sale assuming a 0% taxable use as the sale
is exempt from VAT. Assuming the sale goes ahead this is likely to be:
2m/10 x (0%-100%) x 2 remaining intervals = 400,000
Page 9 of 24
Termination
payment
Statutory redundancy pay
Taxable as
employment
income
-
50,000
22,000
(10,000)
(24,800)
65,000
62,000
37,200
65,000
65,000
Greg has worked for the company for a total of 15 years; six of those years were spent working for BukUp in
Paris. This counts as insubstantial overseas service. Therefore a proportion of the balance (6/15) is exempt
and the remainder is taxable (9/15)
The directors should be made aware of the correct treatment of the termination payment and ensure that the HR
department has the appropriate knowledge to calculate the correct termination payments
For NIC purposes, if the payment is a reward for services it attracts NIC under the normal rules. However if the
payment attracts the 30,000 exemption; the whole payment is exempt from national insurance.
Ethical and legal implications for the directors VAT - failure to notify of change of use and claw back of input tax
The directors should be advised that having knowledge of the VAT irregularity without acting upon it may be
construed as a criminal or civil offence. This represents a case of tax evasion and money laundering.
Before any further consideration of this matter is made, the facts should be confirmed directly with the directors
of BukUp. We should also review our letter of engagement to confirm whether we have authority to disclose the
under-declaration of VAT to HMRC. The directors should be advised to submit an error correction to HMRC.
Default interest may be charged and a penalty may be imposed by HMRC. The penalties for a deliberate and
concealed error are up to 100% of the tax due. However this may be reduced to a minimum of 30% if the error
is unprompted (ie there is no reason to believe that HMRC will discover the error) and full cooperation is given
to HMRC. If error correction declaration is made, the inaccuracy penalty can be reduced or suspended (if
careless). The amount of reduction will depend on how co-operative BukUp are with HMRC. BukUp may also
be liable to a failure to notify penalty as it did not inform HMRC of a change in circumstances giving rise to a tax
liability. For failure to notify (which this would be given there has been a change in the tax position), a penalty
will not be applied if there is reasonable excuse. This situation however, may not fall within that category.
The directors should be advised of the attitude of the HR department to minimising NIC which is indicative of a
lack of regard for tax rules.
Minority shareholder
The directors should also be reminded of their duty to act in the best interests of all the shareholders in their
actions in relation to the liquidation of the company. BukUp is planning to enter into a members voluntary
liquidation. To place a company into liquidation there must be a members meeting at which they must pass a
special resolution for liquidation; and a liquidator will be appointed. A 75% majority is required to pass such a
resolution. Therefore as JVM owns 90% of the shares they have the majority vote in favour and there is nothing
Page 10 of 24
that Greg Mann as the minority shareholder can do to prevent the liquidation. Provided the directors are acting
in the best interests of all the shareholders and are safeguarding the assets of the company, there is little form
of redress by the minority shareholder. Greg should be advised to take separate legal advice.
Examiners comment on candidates performance
Many candidates scored well on this question, although there were a few instances where no serious attempt
was made at the question which was normally contributory to the candidate failing to pass the paper.
However many candidates made a serious attempt to produce answers covering all of the issues required by
the question. A good use was made of the exam time, ensuring that all parts of the question were covered
without too much of the time being spent on specific areas. Generally, there were plenty of relevant
calculations.
Requirement a) Use of losses
Very good explanations were given of the loss options available. Attempts at calculations were also included to
show the amount of tax saved, which were given credit.
A common mistake in calculating the terminal loss was not to distinguish between the loss for the penultimate
year and the final year and when this was done, they did not always deal with them in chronological order. This
meant that although the descriptions of the loss reliefs were provided, the calculations were sometimes muddled
and candidates therefore lost marks in this area. The terminal loss was often not calculated correctly for the
extended 12 months.
Recommendations
Weak candidates did not always seem to appreciate that the company would want cash and that carrying back
or asking the group for a payment for the group relief would be beneficial
There was much discussion included on the possibility of marginal rates despite the fact that the question stated
that the companies all paid tax at the main rate. Marks were lost by those who failed to identify and explain the
benefit (although marginal) of carrying back the loss to benefit from the refund of tax at the higher tax rates in
earlier years and credit was given to candidates who discussed whether the company had always been a main
rate payer in earlier years.
Requirement b) Tax implications of Vans House
Many candidates recognised the point that the disposal should take place at a time where the losses could be
allocated against any gain. It was encouraging to see how many candidates recognised the Capital Goods
Scheme applied in this part of the question. Once on the right track, the calculations seemed to flow and some
clear calculations were performed.
The candidates struggled more with the adjustment needed on the disposal of the asset. Although recognising
there would be a further impact under the CGS gained maximum marks for this section.
Many candidates discussed the NGNL but did not state the implication of this and a fair number of candidates
were side-tracked on de-grouping charges. Very little if any scepticism was shown concerning the ability to
achieve the higher price Greg discussed.
Very few discussed SDLT for either the group or for selling outside the group.
Requirement c) Redundancy payment
Most of the answers included a good explanation of the tax treatment together with well laid out calculation of
the elements of the redundancy payment and the chargeability and use of the 30,000 exemption. In most
cases, the maximum number of marks were awarded.
Unfortunately, few candidates recognised the overseas exemption.
Page 11 of 24
Page 12 of 24
Question 3 FitOut
Scenario
The candidate is the audit senior on the audit of a manufacturer and supplier of office furniture. An assistant
who is out at the audit client has received commentary on monthly fluctuations in gross margin from the client
and has requested help in determining the key issues to be addressed in the audit of inventory, revenue and
cost of sales. The candidate is required to identify and explain the significance of the key financial reporting and
auditing issues and to set out the specific audit procedures required to respond to each issue.
The issues include technical accounting issues such as accounting for share based payments, the valuation of
inventory, prior year adjustments, financing payments and post balance sheet events together with audit issues
such as cut-off and an inexperienced financial controller who may not have made all of the required year end
entries. A successful candidate must show the ability to interpret information, combine information from
different parts of the question and develop an appropriate audit response. Candidates were also given credit for
the style of their answer and whether they have provided a clear explanation for an inexperienced assistant.
Requirement
Technical
marks
Skills
marks
13
13
Skills
-
14
27
Page 13 of 24
Email to:
From:
Date:
Subject:
Mo Griffin
Georgie Maynard
4 November 2013
Financial reporting treatment and specific audit procedures
Mo
I have set out below the key concerns arising from the information, financial reporting treatment and specific
audit procedures I need you to carry out:
Treatment of purchase price variances
Standard costs are set each year on 1 October and so the standards used to value year-end inventory are a
year old. The commentary (Note 1) makes it clear that the company is experiencing price inflation such that
purchase price variances become adverse as the year progresses. The year-end adjustment to include labour
and overhead in inventory does not include any adjustment for purchase price variances. There is therefore a
concern that the standard costs used to value inventory at 30 September 2013 do not accurately reflect the
actual costs of purchasing the inventory either on a FIFO or average basis. [Approach below assumes that
FIFO basis is likely to be the most appropriate but credit also given if the candidate sampled across the year
and justified an average cost approach].
Specific audit procedures
-
Select a representative sample of materials and, for each sample, obtain purchase invoices for the most
recent pre year end purchase of the item. Ensure that the standard cost and variance were recorded
accurately when the invoice was posted.
Consider the differences between actual and standard cost revealed by the sample testing. Obtain
explanations for any large variances or variances which are out of line with those for other items. Having
excluded or considered separately any one-off items, extrapolate the results of the test to determine the
level of adjustment which may be required to value inventory at a closer approximation to actual cost.
Note if the test reveals that purchase price variances are large and / or do not follow any general
pattern, then it may be necessary to extend the sample or to ask the client to look again at the standard
costs used to value year-end inventory. In addition, need to be careful in the interpretation of the
extrapolated sample test given that there is price inflation and inventory may not all have been acquired at
the most recent price.
Determine the level of purchase price variances over the inventory holding period (4.2 months from
information available (1,190/3,384 *12) but this compares inventory at standard cost to full cost of sales).
Review breakdown and investigate any one off items (such as the one in June relating to the share based
payment for wood), excluding from the total those which should not be inventorised.
Discuss with the client the process for determining the standards to be used from 1 October 2013. If these
are based on most recent actual costs then the total adjustment required to uplift the inventory balance on
1 October 2013 from old standard cost to new standard cost will provide further evidence of the potential
adjustment required to the year-end stock balance.
Compare the results of all 3 tests. If all give similar results then an adjustment based on the figures
determined is likely to result in inventory being valued at actual cost. If the 3 tests give very different
answers then further testing is likely to be required.
As well as purchase price variances there may also be volume variances if amounts of materials used in
production differ from the standard quantities. Would not be normal to inventorise such costs unless they arise
from normal levels of scrap inevitable in some production processes. Need more information to determine
whether any adjustment is required.
60,000 costs in October - tooling
There is a concern over the correct categorization of the costs recognised in October 2012 which include
35,000 of tooling costs. These may well provide benefit over a number of years as the supplier continues to
supply to FitOut parts made using the tooling. Such costs would normally be capitalised rather than written off
as incurred and require further investigation and possibly an audit adjustment (which is further complicated by
the cut-off issue see below).
Page 14 of 24
Obtain evidence to corroborate and support the assertions made by the client by reviewing any written
agreements with the supplier for the use of tooling and any invoices supplied to support the cost charged.
If no written agreements exist, consider contacting the supplier for confirmation of the arrangement.
Conclude as to whether the tooling cost of 35,000 should have been capitalised and, if so, the period
over which it should be depreciated. If it was used only to make parts for the urgent order then
capitalization would not be appropriate.
Propose adjustments to capitalise the cost (possibly as a prior year adjustment see below) and to
provide for the depreciation charge for the year.
Perform procedures to determine whether there are similar arrangements with other suppliers (through
discussion with production / procurement personnel and / or circularisation of suppliers.
Determine whether the sale for which the parts were supplied in September 2012 was made in that month
or in October and then finalise the adjustment required to book the prior year adjustment.
Perform procedures to test cut off at 30 September 2013. These should include specific tests to ensure
that the liability has been recorded for a sample of transactions close to year end; reconciliation of supplier
statements (including those for all key suppliers); and review of post year end invoice postings and cash
payments.
Also consider whether additional work is required to consider revenue cut-off and whether sales have
been recorded both in the correct period and in the same period as the related cost of sales. This will
involve specific tests on large sales in September 2013 and a sample of sales recorded either side of the
year end.
Payment to Forgers
There is concern over the appropriate financial reporting treatment of the discount for Forgers and the
recoverability of the receivable given Forgers cash flow difficulties.
As future benefit is expected from the one off payment to Forgers, it is not appropriate to include the 100,000
within cost of sales for February 2013. The payment is expected to provide future benefit in the form of
discounts on future purchase and can be regarded as a funding loan to a supplier. As such the 100,000
should initially be included in receivables. The receivable should then be reduced by the committed
discounts earned on future purchases.
2 approaches to recognising the future benefit are possible. Both depend on the assertion that full benefit for it
Page 15 of 24
will be earned in due course. Assuming the financial controllers estimate of purchases is correct and the
purchases occur evenly over the year, the total discount receivable over the 2 years to 31 January 2015 will be
120,000 and the element relating to the 8 months to 30 September 2013, 40,000. The additional 20,000
can be regarded as a funding cost and recognised as interest income over the 2 year period. Estimated
interest for the first 8 months on a sum of digits basis will be 164/300*20,000 = 11,000 (Tutorial note: any
reasonable basis for interest calculation is acceptable).
Alternatively, it may also be acceptable simply to recognise the 100,000 on a time basis over the 2 year
anticipated life. This will not be so appropriate if purchases occur irregularly.
If the level of future of purchases were such that full benefit would not be gained from the payment then an
immediate write off of any amounts which will not be realised in genuine additional discounts would be the
correct treatment.
Specific procedures
-
Page 16 of 24
Obtain evidence to support the fair value of the wood by looking at invoices from the old supplier / other
suppliers and quotes / price lists issued by Plank or published on its web-site
Obtain evidence to support the fair value of the shares issued. If valuations / other recent transactions
would support a very different price per share then this may be indicative that the transaction is not on
commercial terms and worthy therefore of further investigation to determine if related parties are involved
or there are reciprocal arrangements.
Review the agreement with Plank to ensure that the terms and conditions have all been understood and
taken into account
Propose an adjustment to record the purchase and share capital / share premium at the correct amount
Discuss with client personnel the reasons for the lower margins in these months, obtaining evidence to
corroborate these explanations.
Consider whether any additional information / follow up work is required.
Page 17 of 24
accounting records to ensure that the figures used reconcile to balances tested within our workpapers.
Ensure the accuracy of the total cost of production at standard cost by selecting a sample, agreeing the
product to sales invoices and the standard costs of that product to the standard cost file. Ensure the
completeness of the cost by selecting a sample of dispatches to customers in the year and ensuring that
they are included.
Consider the level of completion of items in WIP and propose and adjustment to correct the formula for
this.
Consider whether production costs have been incorrectly allocated to raw materials and bought in finished
goods and ask the client to calculate the effect of this error. Given the high proportion of raw material
inventory, this is likely to be a significant amount.
Review an analysis of overheads included within the calculation to ensure that all exceptional items (such
as the prior year costs or tooling) are excluded and that the costs all relate to production and not to
storage or delivery.
Consider whether the factory has been operating throughout the year at a normal level of production or
whether further adjustments are required to ensure that costs arising from inefficiency or low factory use
are not included within inventory.
Finalise any adjustments required.
The new financial controller joined very close to year end and may therefore lack the experience /
knowledge to make all the appropriate year-end adjustments. We should be alert to this in performing our
work and should consider in particular whether all the year-end adjustments made in the prior year have
been included this year where we consider them to still be appropriate.
Conclusion
The planning materiality is set at 20,000. These adjustments are therefore material in relation to the
materiality level and should be quantified to assess the impact on the financial statements.
Style
Marks available for the style and content of the response. The answer should be clearly presented in an email format, using explanations and language appropriate for an inexperienced assistant and not assuming too
much previous knowledge.
Page 18 of 24
On the Forgers contract some simply called the item a loan without stating whether it was an asset or a
liability. Many discussed the spreading but the interest element was missed.
For Toucan many talked of IAS 11 Construction Contracts instead of recognising the issue as a
valuation of WIP and a provision.
Accounting for the share-based payment in respect of the Plank contract was sometimes incorrect Candidates often could identify the debit entry and they knew to credit equity. Some discussed the
value being the value of the shares not the wood and wanted to value the transaction by reference to
the share value rather than the fair value of the goods. Others credited the 36,000 surplus to other
income rather than share premium.
Audit procedures
By contrast the audit procedures were generally well done when kept relevant to the scenario. Candidates
identifying general audit procedures on inventory scored no marks.
Page 19 of 24
Question 4 - PP
Scenario
The scenario in this question is an investment property company (PP) where the owners are trying to sell the
business and are conscious that reported asset values are likely to be a key determinant of future selling price.
PP has elected to measure the properties at fair value in accordance with IAS 40, so the audit of fair values is
an underlying issue throughout the question. The candidate is an audit senior working on the audit of PP with
specific responsibility for dealing with a number of outstanding auditing and financial reporting issues which
have been highlighted by the audit junior; reviewing the management accounts for additional audit issues; and
preparing a schedule of investment properties, including determining carrying amounts.
The issues highlighted by the audit junior comprise: the impact of the failure and replacement of an air
conditioning unit on the fair value of the Manchester property; the acquisition under an operating lease of a
Birmingham property; and the transfer to the bank of an Inverness property and assumption of a new loan, in
return for the bank extinguishing the existing loan on the property.
In the first requirement, candidates are required, for each of the above three issues raised by the audit junior to:
firstly, to set out and explain the appropriate treatment in the financial statements; and secondly, to explain the
related audit procedures.
In the second requirement they are asked to prepare a schedule of investment properties.
Requirements
For each of the issues identified
in Exhibit 2:
-
Technical
marks
5
Skills
13
Skills assessed
18
25
Page 20 of 24
Explanation of the correct financial reporting treatment of the issues and audit procedures in Exhibit 2.
1
1.1
The gain or loss on de-recognition of an item of investment property is the difference between the net disposal
proceeds, (which are zero in this case), and the carrying amount of the item. The gain or loss is included in
profit or loss.
Air conditioning carrying amount at disposal
Loss on disposal with zero proceeds
=
=
=
(6.25/10) x 500,000
312,500
312,500
28,500,000
800,000
(312,500)
(1,700,000)
27,287,500
27,287,500
Audit procedures
Obtain the valuation report and ascertain whether it is external or internal. Verify the date of valuation;
basis used (eg open market), assumptions made (e.g. full occupancy).
The qualifications, experience and objectivity of the valuer(s) (internal or external). Perhaps consider
using an auditors expert to review assumption and the basis of valuation.
Examine the data provided to the valuers so assess the extent they have relied on information from the
company (eg floor space). Make sure, as a minimum, that these are consistent with prior year
information
Review of previous information for consistency (e.g. financial statements from previous years).
Ascertain how the air conditioning unit has been valued within the overall property valuation in order to
ensure than an appropriate amount is being recognised on a fair value basis.
IAS 40 requires that fair value is the price at which the property could be exchanged between knowledgeable,
willing parties in an arms length transaction (NB IFRS 13 changes definition). Ensure valued on this basis.
Regarding the disposal of the old air conditioning unit:
Enquire the reason for the failure from engineers who installed and/or removed it in order to gather
evidence regarding the useful life of the new unit and make any assessment for impairment of the new
unit in future.
Review original purchase agreement to ascertain whether there is any warranty or insurance cover in
respect of the failure. Enquire of directors and examine and other insurance documentation.
Ascertain what has happen to old unit. Enquire of engineers whether it had any value in order to
ascertain whether disposal proceeds at zero have been understated. Check whether scrapped. Check
with new contract whether engineers installing new equipment had rights over ownership/disposal of old
equipment.
Inspect minutes of meetings (board meeting; facilities department meetings).
Regarding the acquisition of the new air conditioning unit:
Verify the cost of 800,000 to contract agreement and ensure it represents fair value for inclusion in
overall valuation of investment property (potentially use valuers as auditors expert if there is significant
doubt).
Ensure contract and installation completed by year end (inspect contract date; enquire of PP staff).
Page 21 of 24
Ensure unit is functional (physically inspect; enquire if post year end warranty claims repairs).
Consider useful life in light of failure of old unit.
Check cut off as installation was so close to year end (e.g. when was the work signed off as complete?)
and it was not recognised in the management accounts.
2.
2.1
IAS 40 para 25, permits (but does not require) investment properties held under operating leases to be
classified as investment properties and measured as for finance leases (ie at the lower of the fair value of the
interest in the property and the present value of the minimum lease payments (PVMLP)) if they meet all other
conditions of being classified as investment properties.
As a consequence, PP is not permitted simply to use the fair value of the property as it has in its management
accounts as the present value of the minimum lease payments is lower than the fair value. Instead, it may either
(i) not recognise the property at all in the statement of financial position; or (ii) recognise it at the PVMLP. The
schedule that I have prepared (see below) has shown the property at PVMLP as the shareholders wish to
maximise the amount at which assets are recognised. It should be noted however that the obligation under the
lease would also need to be recognised as a liability (initially at the PVMLP). Thus although total assets would
increase, net assets would not necessarily be enhanced.
The Birmingham Retail Park investment property should therefore be recognised initially, on 30 June 2013, at its
fair value, which is the PVMLP of 13.4 million. In the statement of financial position at 30 September 2013 the
fair value should be revised downwards by 0.6 million to 12.8 million, which is the PVMLP at that date.
2.2
Audit procedures
Given there is choice of accounting policy available under IAS 40, enquire of management whether they wish to
recognise the operating lease at PVMLP or at zero. Assuming that they wish to recognise at PVMLP then the
following audit procedures are applicable:
Obtain a copy of the lease contract with SpaceLand and review the terms of the lease to:
o Establish rights and obligations of PP under the lease including the contractual cash flows
incorporated in the PVMLP calculation and the right/obligations over the property on termination of
the lease.
o Review for a break clause in lease.
o Verify that it is an operating lease to ensure PP management has a choice of treatment. (As if it is
finance lease then it must be capitalised at the lower of fair value or the PVMLP)
o The PVMLP calculation is more uncertain for an operating lease than for a finance lease as a
greater proportion of the PV is dependent on the uncertain terminal value of the property, rather
than fixed contractual rental payments.
o Review the discount rate used in the PVMLP calculation to ensure it is an appropriate interest rate
ie the rate implicit in the lease or otherwise the cost of borrowing (note the interest rate implicit in
the lease is heavily dependent on the terminal value of the property which as noted already is
uncertain).
Review terms of PPs leases with its lessees to ensure that none of the leases is a finance lease which
would exclude classification as an investment property
Use valuer to evidence the fair values of the properties to ensure that they are higher than the PVMLP.
Capitalisation is at the lower of fair value and PVMLP.
3.
3.1
The principle with this transaction is the de-recognition of a financial liability in accordance with IAS39.
IAS 39, para 39, requires that a financial liability shall be extinguished from the statement of financial position
when the obligation in the contract is discharged or cancelled or expires. In this case, the bank has agreed to
extinguish the liability in return for PP (i) transferring the Inverness retail store to the bank and (ii) assuming a
new liability.
As the new loan has substantially different terms from the old loan, the old loan should be extinguished and the
new loan recognised as a separate liability (per IAS 39, para 40).
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The difference between the carrying amount of the financial liability extinguished and the consideration paid is
recognised in profit or loss (IAS 39, para 41)
The new loan should be recognised at fair value to determine the net consideration for extinguishing the old
loan. This is:
2
1m/(1.05)
=
907,030
The profit on extinguishment of the loan; the assumption of the new loan; and the de-recognition of the property
is therefore:
Loan extinguished
15,900,000
Property transferred at fair value
14,800,000
Liability assumed
907,030
Net consideration
(15,707,030)
Profit recognised
192,970
In the statement of financial position at 30 September 2013 the original loan is derecognised; the investment
property is derecognised and the new loan is recognised at its fair value.
The original loan would be recognised at amortized cost. Accrued interest and any impairment would need to be
recognised on the loan prior to the consideration of the de-recognition transaction.
3.2
Audit procedures
The contract with the bank should be obtained and inspected. The terms of the agreement as stated should be
verified to the contract.
The carrying amount of the existing loan should be agreed to the accounting records in accordance with the
existing accounting policy.
The market interest rate of 5% needs to be agreed to similar loans in financial markets in order to substantiate
the fair value of the new loan.
Verify that the new loan has been recognised in the financial statements at fair value.
Verify that the old loan and the investment property have been derecognised.
Schedule of PPs investment properties at 30 September 2013
Property
Fair value
at 30/9/2013
000
27,287.5
12,800
3,300
43,387.5
Thus the statement of financial position at 30 September 2013 should show 43,387,500 as the total for
investment properties.
Note 1 - Land in Wales
If a use has not been determined, then IAS 40 permits the land to be treated as an investment property (IAS 40
para 8(b)).
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However, more evidence is needed that there has not been a change in use.
Note 2 - Industrial development Yorkshire
There has been a change in intended use of this property hence, in accordance with IAS 40 para 9(a), it is no
longer an investment property but should be transferred to inventories under IAS 2. In this case it should be
measured at cost rather than fair value.
Examiners comment on candidates performance
Most candidates earned a fairly good mark for this question, although there was a wide variation between the
quality of the answers. The audit procedures were answered well with most candidates restricting them to
relevant responses although weaker candidates gave generic procedures. As with question three the financial
reporting issues were not as well handled as the audit procedures.
Detailed comments
Manchester property
A common mistake was not to adjust the fair value of the building and identify that a residual balance would go
to the statement of profit or loss.
High marks were often given to the audit procedures and all but a handful of candidates gave many good and
detailed procedures that were relevant to the property.
Retail Park
Many candidates concluded that this was an operating lease and therefore should be derecognised from the
financial statements.. Some talked of it being a finance lease or treated like a finance lease and so the figures
were correct but the description of the accounting principles were wrong. Few candidates were aware that IAS
40 permits investment properties held under operating leases to be classified as investment properties and
measured as for finance leases. Very little reference was made to IAS 40 and plenty to IAS 17.
Inverness property
The problem with this section was that candidates failed to identify that this was a financial instrument issue and
were searching for an answer under IAS 40. The better candidates did however derecognise the loan and
property and mentioned that the new loan would be recognise at the correct figure. Most computed an
adjustment on sale too and went on to identify sensible audit procedures. It was pleasing to see that several
candidates picked up on the point of the requirement for professional scepticism in light of the proposed sale.
Schedule of investment properties
It was good to see that, despite the schedule being the last part of the last question, time was managed well to
be able to complete this part of the question. The schedules were generally very clear and well structured, with
notes in relation to the land and industrial development
Common mistakes were not treating the land in Wales as IAS 40 but believing it to be PPE under IAS 16 and
concluding that the industrial development was held for sale and not inventory. Weaker candidates omitted to
produce the revised schedule of investment properties or wasted time producing a schedule with the same
numbers as the question ie not showing any adjustments for their analysis.
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