How ‘Human Life Value’ is calculated

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Balaji is buying his first life insurance policy and comes across the term, ‘human life value’ while doing online search. He approaches his colleague, Vishwa who just purchased a life insurance policy to understand what the term means.

Balaji: Hey Vishwa, can you pull up your chair and help me with this term, ‘human life value’ or HLV and why it matters in insurance.

Vishwa: Yes sure. I was also boggled by the term, initially. But far from being a concept in high art, it is a widely applied tool in the drab field of life insurance. See, in the same way that you insure your car or home only to the extent of its value, HLV is a metric that estimates the value of the asset to be insured – in this case the value of your life, in economic terms. This is done to estimate the economic value needed as a replacement to ensure that your family is able to sustain its current standard of living, even after you pass away.

Balaji: So, it is about objectively valuing my income to replace it if the need arises?

Vishwa: Close, but accurately stated many more factors go into the approximation. Income-based estimation for instance, uses your occupation, age, benefits and income to arrive at your earnings potential from which your expenses are netted. These are then combined with your net worth which include financial assets, again net of liabilities. You can also compare it with output of the needs-based approach, where you simply estimate the funds that will be required to meet your needs and goals.

Balaji: With so many moving parts, estimating the right amount needed seems difficult.

Vishwa: It is not about a correct number, but about addressing all your assets, liabilities and net earnings and in estimating an amount which can economically replace it. Also, these are not stationary factors. As one moves along in life, all the factors, personal and macro-economic, too will change. So more often that not, a person would be required to increase the estimate later and hence increase the amount covered in life insurance. For instance, once an earning member takes a loan for a property purchase, his liabilities will increase significantly which will need to be covered with an additional life cover.

Balaji: Wouldn’t it be beneficial to just buy a cover high enough that addresses all needs and not be bothered about specifics?

Vishwa: If you can spare the extra premium amount, sure go for it. But if you ask me, I would rather pay a premium for a sum assured, that is most relevant to my current situation and not purchase a policy which is beyond my means for a sum assured that is way above my current life style.

Balaji: Ahh yes, no free lunch I suppose, always a catch. So how exactly did you go about estimating the HLA when buying your insurance?

Vishwa: I did indeed rely on ready-to-use interfaces that most life insurance portals now have. But since I know the mechanism of the calculations and the purpose of the estimation, I weighed my inputs accordingly. My wife’s parents have kept aside a fund for my kids’ education, so I was able to adjust for those obligations. This little piece of information lowered my sum assured and hence my yearly premium amount.

Balaji: Well, part of becoming an adult is to quantify your actions for better planning and control.

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Indiabulls Housing Finance to raise up to ₹1,000 crore via NCD

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Indiabulls Housing Finance Ltd (IBHFL) has decided to raise up to ₹1,000 crore via public issue of secured, redeemable, non-convertible debentures of face value of ₹1,000 each.

The base size of the public issue is for an amount up to ₹200 crore with an option to retain over-subscription up to ₹800 crore. The issue is within the shelf limit of ₹2,000 crore.

The minimum subscription amount is ₹10,000 (10 NCDs) across all 10 series of NCDs. Investment thereafter will be in multiples of ₹1,000 (one NCD). The NCDs will be issued for three tenors — 24 months, 36 months and 60 months.

Depending on the tenor and series of NCD, the effective yield per annum ranges from 8.35 per cent to 9.26 per cent, as per IBHFL’s exchange filing.

The NCD issue opens on December 9 and closes on December 20, 2021. The NCDs are proposed to be listed on BSE and NSE.

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There is action in property fractions

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Fractional property ownership is an idea that is seeing increasing traction in the last few years. One route is listed Real Estate Investment Trusts (REITs) that allow retail investors to purchase shares in a larger property such as office building. Besides, there are platforms that facilitate private REITs. In just the last five years, ₹750 crore has been transacted through these fractional ownership companies, with ₹350 crore worth of deals in just the last year, as per JLL India.

Owning a fraction and getting rental income and potential capital appreciation has many merits. You get geographic and property diversity, minimizing risk. Property selection and management is done by professionals – reducing hassle. You can earn 8-10 per cent rental yields and only invest a smaller amount than in purchase. Also, the concept has worked well globally and can be a game changer in India too. That said, do understand how it works and critically evaluate various risks.

How fractional property ownership works

The investment platform service provider starts out by finding a pool of investors as well as suitable properties for investment. Some examples of providers include PropertyShare, RealX, Strata and hBits. Property developers also offer this service, with or without a technology platform.

A special purpose vehicle (SPV) is formed (typically for each property) that becomes the property owner with the investments received. Investors own shares or compulsory convertible debenture (CCD) in the SPV. The property is managed by the service provider on behalf of the SPV. The property is managed by the SPV and rental income received is distributed to investors – as interest on CCDs or dividend on shares. After the holding period (typically 5 years), the property is sold, and money returned to investors. You may also sell holdings in the SPV to other investors.

There are different types of costs for the services. Annual fees, for property maintenance may be about 1-2 per cent of investment amount or 8-15 percent of rents collected. When the property is sold, the platform may take a share – about 20 per cent of the gains. In some cases, this is only charged if the profits are above a certain limit. There may also be transaction fees – in buying and selling – and property tax, actual maintenance costs and other overheads.

Providers may also have a minimum investment size. Strata and hBits require ₹25 lakh to get you started. The amount may be smaller for others or based on the cost of the property being invested in (to limit the number of investors).

You are liable for taxes on interest income and dividend. The income is subject to tax deducted at source (TDS). The capital gains on sale is taxed at a rate based on the holding period (long-term or short-term). There is also GST on the rent, paid by the tenant.

Risks in fractional real estate investing

One key risk that is often overlooked is the fact that these entities do not yet fall neatly into a specific regulation. While the legal structures are valid and meet the required law, the concept of private REITs and fractional ownership is not yet directly regulated. Hence, even as you may be provided a property title report and get periodic disclosures, there are no distinct standards for it – making it difficult to compare or enforce.

Two, as the underlying asset is real estate, the issue of illiquidity cannot be eliminated. Also, you may not find a buyer for your shares if you want to exit during the holding period. As the concept is new, the potential issues that may arise when the property is sold are not yet known. You may have to hence account for delays in selling large commercial property in your analysis.

Three, as the segment is new, there may also be provider related issues. For one, smaller players may fold, leaving investors in a lurch. They may also not be experienced in selecting the best property – without legal issues, giving the best rent and occupancy. Or they may lack the ability to maintain it well, resulting in tenants leaving or higher repair costs as well as lower resale value. There may also be conflict of interest, related party transactions and such governance issues that may be difficult to unearth.

Four, there are no guarantees on returns. While the calculations may show a certain level of occupancy and rent, market situations in that location may change and what you may get may be much lower. So, you should do your homework to understand the nature of the asset – warehouse, office building – and the market demand as well as assess if the purchase price is right.

What to check

Before you take a plunge, be sure to ask about the due diligence done on the asset, selection criteria and the platform’s investment experience. You must get clarity on the lock-in period, exit options as well as the nuances in taxation.

If you want liquidity, find out the restrictions in the SPV structure on share transfers and an assessment of market demand for the shares. It also helps to get a handle on potential legal liabilities – from tenants and others.

On expenses, work out the actual return after fees and other costs.

On income side, calculate potential revenue based on market demand, rent escalation possibilities, lock in period and quality of tenant. Factor in vacancy risks, especially as office space demand and rents in some segments have taken a hit with the pandemic.

The author is an independent financial consultant

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Why home insurance is your shield against nature’s fury

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Until a few years back, home insurance would have primarily been associated with protection from fire, burglars, or earthquakes. But after witnessing nature’s fury unfurl with increasing frequency in coastal and other rain prone areas in the country, incessant rains, flooding and storms seem to be a big risk.

If the climate change predictions hold true, the risk should manifest with an even more increasing frequency in coming generations. General insurers faced ₹4,800 crore claims, mainly from motor and home insurance, from 2015 floods in Tamil Nadu. The claims from recent floods in late-2021 are yet to surface. Similarly, Uttarakhand faced a similar wrath in 2013 and again in 2021. Home insurance may become a necessary purchase for most, in this scenario.

Inclusions and exclusions

Home insurance broadly covers three different assets – building, content and a combination of the two, which appeals to either home-owners or tenants. Content generally refers to furniture and other immovables like television, ACs and even desktop computers. It is important to note that portable electronics and valuables do not automatically fall in the purview of content. Building or structure refers to the physical units and accounts for the largest part of the sum insured. Cover for content is either a percentage of the building cover or provided on disclosure of contents.

Most home-insurance policies offer protection from risks which can be grouped into, natural and man-made. Natural risks arising from earthquakes, fire, floods-storms & inundation, and landslides are covered for both building and contents. Man-made disasters, including riots and malicious damage and terrorist activities as stated under India penal code are covered. The general exclusions, across policies cover the obvious conditions of self-damage, unmaintained properties, pre-existing damages, loss due to wear and tear and damages to property on order from government authority or court. The not so-obvious exclusions that one has to take note of include seepage losses (from water seepage), breakdown of electrical items, war, rodent damage and equipment related to home business. Cash stored at home is also excluded. Jewellery and portables are covered as an add-on or as a nominal cover.

Bharat Griha Raksha a standardized home insurance was introduced by IRDAI in April-2021 which all general insurers should offer. The policy differs from other customized products in two main aspects. The cover for content is provided for up to 20 per cent of the sum insured without the need for disclosure, under a comprehensive cover (building and content). The policy also disallows proportional claim servicing, wherein claims disbursed to claimed amount will be in the same ratio as sum insured to property value. Cover for jewellery and other valuables and also content cover in excess of 20 per cent is available on disclosure of the asset as well as its value. This cover will come for an additional premium.

Product pricing

For a building insurance cover of ₹1 crore and content cover of ₹5 lakh (which excludes jewellery and portable electronics) annual premiums would range from ₹4,000-5,000 per annum (for pincode in Chennai) compared to Bharat Griha Raksha’s price range of ₹2,000-₹5,000. Iffco-Tokio’s comprehensive plan for the same parameters would charge ₹4,062 per annum. Here, jewellery up to ₹50,000 is only covered, for a nominal additional cost while portable electronics up to ₹50,000 would add ₹330 to the annual premium. HDFC Ergo’s comprehensive cover has a premium of ₹4,883 per annum but also includes alternative accommodation and other emergency related benefits. The terms include a deduction of ₹5,000 for every registered claim. Electronics cover, limited to ₹1.5 lakh costs ₹2,250 extra and a ₹1 lakh jewellery cover costs ₹800 additionally per year. Go Digit General insurance offers Jewellery cover of up to 20 per cent of content cover or ₹5 lakh whichever is lower, for an annual premium of ₹4,119 ( for the same building cover of ₹1 crore and with content cover pre-determined at ₹10 lakh).

Pricing in Bharat Griha Raksha (see table) varies on differences in services, pricing ability, claims processing and settlement ability even as the basic structure is common across companies.

Other factors

In case of burglary, claims have to registered as soon as possible for most policies (7 days for Bharat Griha Raksha). Jewelry insurance may be best served by a specific insurance as Home insurance may be inadequate to cover valuables above ₹2 lakh, stored at home. Premiums are highly dependent on pincodes, so even across the same city premium rates can vary significantly Some policies also reject insurance for homes which have faced a flood in the last five years. The premiums will also be lower if security features like closed circuit cameras and 24/7 security personnel are available.

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8 IT Stocks Recommended As A ‘Buy’ By Emkay Global

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Rationale for a ‘Buy’ on 8 IT stocks as provided by Emkay Global

The Q2 performance for the Fy 22 period has been largely in line with estimates, with just

The overall Q2 performance of IT companies was largely in line with estimates, with just a -0.5-0.1 percent difference in revenue or net profit. Also, on the back of ongoing robust demand for cloud, digital, analytics, IoT, AI, 5G and cybersecurity, there has been reported a pick-up in revenue growth for Tier I and Tier II companies from the space. Likewise, Emkay Global is of the view that this growth momentum shall sustain for IT companies due to continued robust broad-based demand, opening up of top economies gradually as well as strong deal pipeline.

1.  TCS: Buy for a target of Rs. 4100

1. TCS: Buy for a target of Rs. 4100

The company is the global IT leader with services such as analytics and insights, blockchain, cognitive business, cybersecurity, enterprise applications, quality engineering , cloud, consulting, engineering and industrial services, automation and AI among others. The company of late is capitalising on its new Cognix solution for bagging major deals. In the last quarter leveraging the cognitive business solution the company lapped up 6 deals across oil and gas, high tech sectors among others. Also, it has been accorded a ‘Buy’ tag by the brokerage for a target of Rs. 4100.

2. Infosys: Buy for a target of Rs. 2100

2. Infosys: Buy for a target of Rs. 2100

The company is a globally leading player in advanced digital consulting and services. The company’s host of services are covered under the broader spectrum of Application Development and Maintenance, Business Process Management, Consulting Services and Incubating Emerging Offerings.

Only on Thursday (December 2, 2021), Infosys Prize 2021 ceremony was held virtually to reward intellectuals.

The scrip in early trade on Friday has been among the top gainers and considering the last traded price of Rs. 1736 apiece on the NSE shall offer gains to the tune of 21 percent considering Emkay’s set out target of Rs. 2100.

3. HCL:

3. HCL:

The global IT giant with a revenue of US$ 10.82 was spun off into a distinct unit in the year 1991. The company’s services encompass engineering and R&D Services and IT and business services.

Emkay Global has initiated a ‘Buy’ call on the scrip for a target price of Rs. 1420 per share, implying 21 percent upside.

4. Tech Mahindra: Buy for a target price of Rs. 1930

4. Tech Mahindra: Buy for a target price of Rs. 1930

For Tech Mahindra, Emkay has suggested a buy target Rs. 1930 that may mean 21 percent potential upside from the last traded price of Rs. 1593. The stock on December 3, 2021 in intra-day trade hit 52-week high price of Rs. 1638.25.

The company has emerged as the global IT leader in the Dow Jones Sustainability World Index 2021. Further it is only amongst five company to be present in the DJSI World index. The company also tops amongst the top IT companies globally in the “TSV IT services & Internet Software and Services” segment

5. Mphasis: Buy Mphasis for a price target of Rs. 3730

5. Mphasis: Buy Mphasis for a price target of Rs. 3730

Bengaluru based mid-cap IT company is into offering a host of services from application services to cloud to next-gen data and cloud services among others. At present the company is into acquisition mode and has taken overBlink UX.

For the infrastructure technology and applications outsourcing services provider, the brokerage has set a target of Rs. 3730 which means investors into the stock at current pricing of Rs. 3087 can make 21 percent return.

6. Persistent Systems: Buy for a target price of Rs. 5000

6. Persistent Systems: Buy for a target price of Rs. 5000

This is another mid-tier IT provider for which Emkay has given a target price of Rs. 5000 which from the current price of Rs. 4336 means 15 percent upside possibility.

Persistent Systems Ltd is an OPD specialty entity that offers advantages of offshore delivery.The company is into designing, developing and maintaining software systems and solutions and also creates new applications and enhances the functionality of the customers’ existent software products.

 7. Birlasoft: Buy for a target price of Rs. 550

7. Birlasoft: Buy for a target price of Rs. 550

For this company the brokerage has set a target of Rs. 550 per share. Serving a host of verticals the company is a part of the multibillion-dollar diversifiedCK Birla Group. The company is into offering enterprise technologies and services.

Buy Firstsource Solutions: for a target price of Rs. 230

Buy Firstsource Solutions: for a target price of Rs. 230

This is a small cap IT organisation for which Emkay is bullish and has accorded a ‘Buy’ rating for a target price of Rs. 230. From the current pricing of Rs. 173 this would mean a return of 33 percent.

Firstsource Solutions Ltd is a global provider of business process management services. The company offers an array of services in the area of banking and financial services, telecom, healthcare and media.

IT stock Rating Current price Target price Potential Upside
TCS Buy Rs. 3640 Rs. 4100 13.00%
Infosys Buy Rs. 1736 Rs. 2100 21.00%
HCL Buy Rs. 1171 Rs. 1420 21.00%
Tech Mahindra Buy Rs. 1930 Rs. 1593 21.00%
Mphasis Buy Rs. 3087 Rs. 3730 21.00%
Persistent Systems Buy Rs. 4336 Rs. 5000 15.00%
Birlasoft Buy Rs. 483 Rs. 550 14.00%
Firstsource Buy Rs. 173 Rs. 230 33.00%

Disclaimer:

Disclaimer:

These stocks are the recommendations of Emkay. Stock market investment is risky, investors should engage in their own analysis and research and then take on any investment call.

GoodReturns.in



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Masayoshi Son, BFSI News, ET BFSI

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BENGALURU: SoftBank is the biggest foreign investor in India’s startup ecosystem, the Japanese conglomerate’s founder and CEO Masayoshi Son said on Friday at the Infinity Forum, a thought leadership forum on fintech..

Son said that he had made a commitment to Prime Minister Narendra Modi that he would invest $5 billion in India, but in the last ten years, Softbank has already invested $14 billion. This year alone it has invested $3 billion.

“We are providers of about 10% of the funding to all unicorns in India,” Son said.

SoftBank’s investments in India include those in Flipkart, Paytm, Swiggy, Zeta, among others. “I believe in the future of India. I believe in the passion of young entrepreneurs in India. I tell the young people in India—let’s make it happen, I will support,” he said.

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Uday Kotak, BFSI News, ET BFSI

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Asserting that Indian banks have been behind the curve in tapping payments technology, Kotak Mahindra Bank Managing Director Uday Kotak on Friday said they need to wake up before large parts of the traditional financial markets move out from them. Indian bankers have been short-sighted on the payments business in the last couple of years as they saw no money in payments, Kotak said at Infinity Forum organised by the International Financial Services Centres Authority (IFSCA) and Bloomberg.

As a result, they have allowed the growth of unified payments interface (UPI) payments monopolised by two players, Google Pay and PhonePe which have got 85 per cent market share, he said.

Therefore, it’s a wake-up call for Indian banking, he said: “Wake up, you will see large parts of the traditional financial markets move out.”

Having said that, he said, “We have to keep in mind that consumer tech companies have revenue models outside of finance. For instance, the advertising model or the e-commerce model. Banks, by law, under Section 6 of the Banking Regulation Act cannot get into non-financial business as defined.”

Therefore, there are serious issues about how you are going to draw the lines and simultaneously, there is an issue about financial stability, he said.

“I was reading an article which said that when you put a regulated entity into competition with a fintech or a consumer tech, the standard approach of the consumer tech is to play fast and loose on regulation and gain market share at great speed.

“I am not against competition. All that I’m saying is we need to make sure that in the name of better competitive service, we don’t have a systemic and a stability challenge at the same time,” he said.

Recalling Prime Minister Narendra Modi’s assertion that the most important aspect of digital growth is consumer trust that has to be protected at all costs.

“So, we need to make sure that as we go for fintech and grow it, we must also be clear that we do not betray trust,” he said.

On the homegrown payments ecosystem, Kotak said UPI payments as well as Aadhaar unique identity basis for transactions are remarkable innovations and they could be exported globally.



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Kotak, BFSI News, ET BFSI

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Mumbai: Veteran banker Uday Kotak on Friday raised several concerns over the domination of Google Pay and PhonePe in the payments business. He said that while banks have been caught napping, policymakers also need to look at the issue from a financial stability point of view.

Speaking at an event organised by India’s International Financial Services Centres Authority and Bloomberg at GIFT City, Kotak said that Indian banks have been behind the curve and have allowed the growth of UPI payments to be monopolised by Google Pay and Walmart-owned PhonePe, who have got 85% of the market.

“It is a wake-up call for Indian banking: Wake up, or you will see a large part of the financial market move out. From a policy and financial stability point of view, which policymakers have to look at,” said Kotak. He said that bankers were shortsighted in the last two years. “They said there is no money in payments and let the payment market be taken by these two-three companies.”

Kotak said that bankers need to keep in mind that consumer tech companies have revenue models outside finance. “For example, the e-commerce model. Banks under section 6 of the Banking Regulation Act cannot get into non-financial business. There are serious issues of how we are going to draw the line and simultaneously there is an issue of financial stability,” said Kotak.

The chief of the country’s third-largest private bank also made a reference to the raising of deposits by payment platform Google Pay and to the central bank’s move to ban first loss default guarantees provided by lending platforms. He said that there was a need to establish who was responsible for the deposits and who was bearing the risk on loan assets.

According to Kotak, a competition between a regulated entity and a fintech or consumer tech usually ends up with the tech company being fast and loose on regulation and gaining market share at great speed. “I am not against competition. All I am saying, in the name of competitive service, we do not have a systemic and stability challenge at the same time,” he said. He urged authorities to take UPI and the Aadhaar-Enabled Payment Systems global. He said that there is already a partnership with Singapore, but there was a need to take this to other developing markets such as Bangladesh and African countries.



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Kotak, BFSI News, ET BFSI

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Mumbai: Veteran banker Uday Kotak on Friday raised several concerns over the domination of Google Pay and PhonePe in the payments business. He said that while banks have been caught napping, policymakers also need to look at the issue from a financial stability point of view.

Speaking at an event organised by India’s International Financial Services Centres Authority and Bloomberg at GIFT City, Kotak said that Indian banks have been behind the curve and have allowed the growth of UPI payments to be monopolised by Google Pay and Walmart-owned PhonePe, who have got 85% of the market.

“It is a wake-up call for Indian banking: Wake up, or you will see a large part of the financial market move out. From a policy and financial stability point of view, which policymakers have to look at,” said Kotak. He said that bankers were shortsighted in the last two years. “They said there is no money in payments and let the payment market be taken by these two-three companies.”

Kotak said that bankers need to keep in mind that consumer tech companies have revenue models outside finance. “For example, the e-commerce model. Banks under section 6 of the Banking Regulation Act cannot get into non-financial business. There are serious issues of how we are going to draw the line and simultaneously there is an issue of financial stability,” said Kotak.

The chief of the country’s third-largest private bank also made a reference to the raising of deposits by payment platform Google Pay and to the central bank’s move to ban first loss default guarantees provided by lending platforms. He said that there was a need to establish who was responsible for the deposits and who was bearing the risk on loan assets.

According to Kotak, a competition between a regulated entity and a fintech or consumer tech usually ends up with the tech company being fast and loose on regulation and gaining market share at great speed. “I am not against competition. All I am saying, in the name of competitive service, we do not have a systemic and stability challenge at the same time,” he said. He urged authorities to take UPI and the Aadhaar-Enabled Payment Systems global. He said that there is already a partnership with Singapore, but there was a need to take this to other developing markets such as Bangladesh and African countries.



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Rajat Sharma, BFSI News, ET BFSI

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The only thing I have done for a few of my client portfolios is that we have not sold off a lot of equity positions, but we purchased put options for the month ending January, says Rajat Sharma, CEO, Sana Securities.

Whether it is Tata Group, Birla Group, Indiabulls, or Reliance, all have done a lot of deleveraging during the Covid period. They got plenty of cost savings, and that led to debt improvement. Do you think those are some companies, sectors, groups that you would look at?
What the smarter companies do when interest rates are low, there is so much liquidity, is that they would do more issues of paper and reduce the leverage on their books. Reliance has done that. I was reading about their treasury operations, where they have picked up money at very, very good rates at this time.

I am not worried about what happens to the balance sheets of some of these larger companies. Instead, financial services-particularly large banks is the sector I am worried about.

For the last two years, since there has been a lockdown, nobody has compelled or at least I have not read anything about the amount of loan restructured, how many people took advantage of the moratorium and did not pay interest. Everything keeps getting delayed.

Auditors are being pushed to increase the time to six months, eight months and give us more time to make provisions or declare NPAs. If interest rates were to go up even by 25-50 bps and the cost of capital becomes expensive, you will see a lot of pain in financial services.

It may not be hard to believe right now because everything is hunky-dory. There is so much liquidity around, but this cannot go on forever. There must be some pain somewhere for people not working, not getting salaries and businesses shut. How could that all disappear? So I am more worried about how they will perform over the next four-five quarters.

Have you been a buyer in the recent decline that we have seen from the October highs?
No, not at all. The only thing I have done for a few of my client portfolios is that we have not sold off a lot of equity positions, but we purchased put options for the month ending January. That is to disclose about 1% of the total portfolio size. For example, if somebody has a portfolio of Rs.20 lakhs, then 1% would be something like Rs. 20,000 and so on. So three lots of Nifty for every Rs.20 lakhs, so that is the only thing we have done for clients where portfolios are in equity, and we have not sold off anything, but other than that, we sold off stocks and are holding cash.



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