Noteholders in a CMBS dating back to before the
financial crisis have cut their losses and agreed to a £120m sale of the
Towards the end of last year, a group of noteholders in the DECO
11 – UK Conduit 3 CMBS expressed concern to the special servicer Solutus about
the outlook for commercial property values.
It was then decided to sell the properties securing the Mapeley
Gamma, Northpoint and CPI loans in the securitisation ahead of business plan,
according to updates to noteholders.
In a series of updates earlier this month, Solutus
announced that the properties had been sold for £120m.
“The discounted pay-off has been structured as a disposal of the
properties to certain affiliates of the current obligors,” it said.
The disposals mean about £116.5m has been recovered after costs,
well below the outstanding total loan amount of £260.6m.
The portfolio consists of a range of commercial properties,
including a number of office blocks and two shopping centres.
FI Real Estate Management, a sister company of the special
servicer, has been redeveloping some of the properties including Leon House in
Croydon (pictured) and Nelson Gate in Southampton in an effort to boost their
Progress on various asset management initiatives was hampered
last year by the slowdown in the property market. “While execution of the
business plan has been successful, the progress of strategies for certain
assets has slowed significantly over the last 12 months, primarily due to
market conditions,” Solutus said last August.
Moody’s analyst Benjamin Bouchet said the prices achieved on
some of the properties reflected the weak retail market environment.
The £1.8m received for The Maltings in Ross-on-Wye, which is the
retail property behind the CPI loan, implied a yield of around 15%, and the
£7.7m for the retail property securing the Wildmoor loan implied a yield of
around 10%, he added.
Last year, an extension to the existing standstill period was
agreed beyond the legal maturity date of January 2020 in order to help maximise