Diminishing Musharakah By Mahmood Shafqat Senior Joint Director -Islamic Banking Department - SBP

1. Diminishing Musharakah By Mahmood Shafqat Senior Joint Director -Islamic Banking Department - SBP At AlHuda: Centre of Islamic Banking & Economic Workshop Sheraton Hotel – Karachi. The views expressed in this presentation are those of the author and do not necessarily represent State Bank of Pakistan

2. Presentation Outline • Diminishing Musharakah - Introduction • Basic Structure • Shariah Principles • Illustration

3. Diminishing Musharakah-Introduction

4. Musharakah “Shirkah” means “Sharing” in the terminology of Islamic Fiqh. Musharakah is basically a kind of partnership in which the partners join together with their contributions for the common objective of undertaking business and trade in accordance with the principles of Shari’ah.

5. Types of Shirkat It has been divided into two kinds: • SHIRKAT-UL-MILK It means joint ownership of two or more persons in a particular property. • SHIRKAT-UL-’AQD Which means “a partnership effected by a mutual contract”.

6. Diminishing Musharakah • Based on Shirkat-ul-Milk • Means joint ownership in a property • Three components • Joint ownership of the Bank and customer • Customer as a lessee uses the share of the bank • Redemption of the share of the Bank by the customer

7. Mode of Fixed Asset Financing Diminishing Musharakah is commonly used for the purpose of financing of fixed assets by various Islamic banks. • House financing • Car Financing • Plant and machinery financing • Factory/Building financing • Agriculture land financing • All other fixed Assets

8. Musha • Musha means undivided ownership of the asset Lease of Musha • It is allowed to lease Musha to other joint owner.

9. Basic Transaction Structure

10. Joint Ownership BANK Musharaka CUSTOMER Rent • The customer approaches the Bank with the request for Project/Machinery/House financing • The Bank enters into a Musharakah (Joint Ownership) agreement with the customer and both of them pay their respective shares to the seller of the asset. • Customer pays rent for the use of banks share in the property

11. Joint Ownership BANK Musharaka CUSTOMER Gradual Transfer of Ownership • The customer approaches the Bank with the request for Project/Machinery financing • The Bank enters into a Musharakah (Joint Ownership) agreement with the customer and both of them pay their respective shares to the seller of the asset. • Customer pays rent for the use of banks share in the property • Ownership of the asset is gradually transferred to the customer upon payment of asset price.

12. Joint Ownership BANK Musharaka CUSTOMER Gradual Transfer of Ownership • The value of Bank’s share in Musharakah property is divided into units, which it sells to the customer. Units will be worked out by dividing Bank’s financed amount by number of months for which finance to be allowed. • With each purchase of unit by the customer, the Bank’s share in the Musharakah property starts diminishing, whereas customer’s share starts increasing, correspondingly. • Finally, the customer becomes the sole owner of the property after having purchased all units from the Bank, along with the rentals thereon.

13. Shariah Principles

14. Shariah Principles • To create joint ownership in property is called Shirkat-ul-Milk and is expressly allowed by all schools of Islamic Jurisprudence. • All Muslim Jurists agree on the permissibility of the Financier leasing his share in property to client and charging him rent i.e. the permissibility of leasing one’s share to his partner. • There is difference of opinion among leasing one’s share to a third part But there is no difference on permissibility on leasing to a partner.

15. Shariah Principles • Promise of client to purchase units of share of financier is also allowed. • The Transactions cannot be combined in a single arrangements and they have to be executed independently. This is because it is a well settled rule of Islamic Jurisprudence that one transaction cannot be made a condition for another. • Instead of making the transactions a pre-condition for one another there can be one-sided promises from one party to another

16. Diminishing Musharakah-Considerations  Title Holder  Joint Title Profit Rate Fixed/Variable Prepayment Allowed Yes Refinance Available Yes Asset Risk Joint Late Payments Control able Consideration Flexibility Available

17. Diminishing Musharakah can be used for financing with the following conditions • The agreements of joint purchase, Lease and selling of units should not be tied-up together • At the time of purchase, sale should be effected through offer and acceptance • Preferable to purchase each unit on market value, but permissible to purchase at agreed price

18. Legal Documentation 1. Diminishing Musharakah Agreement – Islamic Housing Finance Agreement   Purpose: This is the main agreement that establishes Bank’s share in the Musharakah Property. Components: - Both parties share      - Musharakah Property detail 2. Monthly Payment Agreement (Rent Agreement) Purpose: This agreement is signed after Main Musharakah Agreement. Bank gives out its share to the customer via this agreement.   Components: - Rent Schedule - Formula of calculation

19. Legal Documentation 3. Undertaking to Purchase Musharakah Units Purpose: This is an undertaking by the customer to purchase Bank’s Musharakah units. Components:      - Normal Sale Price - Additional Unit Purchase Price  4.    Undertaking to Sell Musharakah Units Purpose: This is an undertaking by the Bank to sell Bank’s Musharakah units from time to time. Components:      - Normal Sale Price - Additional Unit Purchase Price

20. Required Documents • Personal Information • Completed and signed Application Form • Copy of CNIC • Copy of Co-Applicant's CNIC / Passport • 2 Passport size photos of Applicant / Co-Applicant's • Copy of rental docs (if applicable) • Copy of Paid Utility Bills • Borrowers Basic Fact Sheet • Copy of Recent Credit Card Bills

21. Required Documents • Income Information • Copy of recent Pay Slip / Employer Letter • Employer Certificate for salaried employees incl. tenor / designation / salary • Last 6 months Bank Statement • Copy of Management Accounts (if applicable) • Bank Statement of Business In Case of Co-Applicant the Income Related documents will also be required for the Co-Applicant as well.

22. Required Documents • Business / Professional Information • 3 Years Proof of Business (eg: Tax Return/Bank Certificate) • Professional Association Membership Certificate / Practice License • Professional Degree / Certificate • Property Documents • Copy of all related Property Title Documents • Approved Building Plan

23. Security • Equitable mortgage of the financed property. • Any additional security as may be determined by Bank. • Such security may be required if the standing of the borrower does not meet the credit underwriting requirements of Bank.

24. An Illustration

25. Step by Step Guide Step 1: Application Form Submit the filled & signed application form & cheque for Processing Fee & External Agency cost Step 2: Required Documents Attach all the required document Step 3: Address Verification Bank will verify the Applicant Residential & Office Addresses and Addresses of the References submitted

26. Step by Step Guide Step 4: Income Estimation For Businessman / Self Employed Individuals Bank's External Consultant may determine customer’s monthly income. For Salaried Individuals Bank will verify the Income with customer’s employer Step 5: Legal opinion A legal opinion will be obtained on the property documents Step 6: Property Valuation Appointed Valuation Agency will evaluate the property to determine its market value.

27. Step by Step Guide Step 7: Credit Approval & Sanction Letter After customer have fulfilled all Credit requirement satisfactorily, bank will give a conditional Sanction letter Step 8: Account Opening Customer will be required to open an account in bank by submitting a filled account opening form Step 9: Signing of House Finance Agreement Customer sign Islamic House Finance Agreement and other legal documents. For Building/Renovation/Replacement of house Original Property documents will be handed over to the bank at this stage.

28. Step by Step Guide Step 10: Transfer of Property & Disbursement In Home Buyer Cases Bank's Sales officer & authorized lawyer will accompany customer & Seller of the property to the Registrar office for Property Transfer. Original Property documents will be handed over to the Lawyer who, after verification of the document, will handover the Pay Order to the Seller and will complete the legal formalities on Bank's behalf

29. Common FAQs • What method of Islamic Financing is used in House financing? • What makes Islamic House financing Shariah compliant and how does it differ from a conventional mortgage? • Why is the profit margin charged by Bank correlated to the conventional mortgage market trends? • How much time do you take to approve the case? • Is this rent variable or fixed?

30. Common FAQs • For how many days can I delay my monthly installment? • What would be the Bank’s approach, if I fail to pay my monthly installment? • Do you have any alternative for Insurance? • What is the process for early payment / termination of property?

31. Key FAQs What is the difference between the profit Bank charges and the interest charged in conventional mortgages? In conventional mortgages the interest charged is a mark-up on the money lent. The profit charged by Bank is the utilization payment for the consumer’s use of bank’s share throughout the life of the contract. The profit is predetermined based on market trends.

32. THANK YOU Ph: 021-9212509, Fax: 021-9212472 Email: mahmood.shafqat@sbp.org.pk http://www.sbp.org.pk/departments/ibd.htm