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Land Registrar's Statement
Highlights of 2007/08
From the Past to Future
Organization Structure
Management Structure
Branch Functions
Services and Workload
Performance Pledges
Customer Services
Development Projects and New Services
Future Plan
Recent Development
Future Plan
Legal Services apart from Title Registration Work
Staffing
Management Initiatives
Training and Development
Staff Motivation and Recognition
Staff Relations
Corporate Citizenship
Safe Workplace
Knowledge Management
Future Plan
Financial Objectives
Actual Performance
Forecast
Profit and Loss Account
Balance Sheet
Statement of Changes in Equity
Cash Flow Statement
Notes to the Accounts
Annex I - Performance Pledges
Annex II - Land Registry Customer Liaison Group
Relocation of the IRIS Data Centre
Service Enhancement to the Integrated Registration Information System (IRIS)
IT Security
Future Plan
  Fifteenth Anniversary
  The Land Registry Trading Fund
  Vision, Mission, Values and Functions
  Organization and Management
  Operations and Customer Services
  Title Registration
  Human Resources
  IT Services
  Financial Management
  Report of the Director of Audit to the Legislative Council
  Certified Financial Statement
  Annex
   
 
 
NOTES TO THE ACCOUNTS
(Amounts expressed in thousands of Hong Kong dollars unless otherwise stated)

1.
General

The Land Registry Trading Fund ("LRTF") was established on 1 August 1993 under the Legislative Council Resolution passed on 30 June 1993 pursuant to sections 3, 4 and 6 of the Trading Funds Ordinance (Cap. 430). The Land Registry administers a land registration system by maintaining an up-to-date Land Register and provides its customers with services and facilities for searches of the Land Register and related land records. The Land Registry also processes applications for the incorporation of owners.



2. Significant accounting policies

2.1

Statement of compliance

These financial statements have been prepared in accordance with accounting principles generally accepted in Hong Kong and all applicable Hong Kong Financial Reporting Standards ("HKFRSs"), a collective term which includes all applicable individual Hong Kong Financial Reporting Standards, Hong Kong Accounting Standards ("HKASs") and Interpretations issued by the Hong Kong Institute of Certified Public Accountants ("HKICPA"). A summary of the significant accounting policies adopted by the LRTF is set out below.

The HKICPA has issued a number of new and revised HKFRSs that are first effective for the current accounting period. Adoption of these HKFRSs has no significant impact on the LRTF's results of operations and financial position, while expanded disclosure has been made in the financial statements in accordance with the new HKFRS 7, "Financial Instruments : Disclosures" (see note 19).



2.2
Basis of preparation of the financial statements

The measurement basis used in the preparation of the financial statements is historical cost.

The preparation of financial statements in conformity with HKFRSs requires the management of LRTF to make judgements, estimates and assumptions that affect the application of policies and reported amounts of assets, liabilities, income and expenses. The estimates and associated assumptions are based on historical experience and various other factors that are believed to be reasonable under the circumstances, the results of which form the basis of making judgements about carrying values of assets and liabilities that are not readily apparent from other sources. Actual results may differ from these estimates.

The estimates and underlying assumptions are reviewed on an ongoing basis. Revisions to accounting estimates are recognised in the period in which the estimate is revised if the revision affects only that period, or in the period of the revision and future periods if the revision affects both current and future periods.

There are no critical accounting judgements involved in the application of the LRTF's accounting policies. There are also no key assumptions concerning the future, and other key sources of estimation uncertainty at the balance sheet date, that have a significant risk of causing a material adjustment to the carrying amounts of assets and liabilities in the next year.



2.3 Financial assets and financial liabilities

2.3.1
Initial recognition

The LRTF classifies its financial assets and financial liabilities into different categories at inception, depending on the purpose for which the assets were acquired or the liabilities were incurred. The categories are : loans and receivables, held-to-maturity securities and other financial liabilities.

Financial assets and financial liabilities are measured initially at fair value, which normally equals to the transaction prices, plus transaction costs for loans and receivables, held-to-maturity securities and other financial liabilities that are directly attributable to the acquisition of the financial asset or issue of the financial liability.

The LRTF recognises financial assets and financial liabilities on the date it becomes a party to the contractual provisions of the instrument. Regular way purchases and sales of financial assets are accounted for at settlement date.



2.3.2 Categorisation

2.3.2.1

Loans and receivables

Loans and receivables are non-derivative financial assets with fixed or determinable payments that are not quoted in an active market and which the LRTF has no intention of trading. This category includes debtors, amounts due from related parties, placements with banks, cash and bank balances.

Loans and receivables are carried at amortised cost using the effective interest method less impairment losses, if any (note 2.3.4).


2.3.2.2

Held-to-maturity securities

Held-to-maturity securities are non-derivative financial assets with fixed or determinable payments and fixed maturity which the LRTF has the positive intention and ability to hold to maturity, other than those that meet the definition of loans and receivables.

Held-to-maturity securities are carried at amortised cost using the effective interest method less impairment losses, if any (note 2.3.4).



2.3.2.3
Other financial liabilities

Other financial liabilities are measured at amortised cost using the effective interest method.



2.3.3

Derecognition

A financial asset is derecognised when the contractual rights to receive the cash flows from the financial asset expire, or where the financial asset together with substantially all the risks and rewards of ownership have been transferred.

A financial liability is derecognised when the obligation specified in the contract is discharged, cancelled or expires.



2.3.4
Impairment of financial assets

The carrying amount of loans and receivables and held-to-maturity securities are reviewed at each balance sheet date to determine whether there is objective evidence of impairment. If any impairment evidence exists, a loss is recognised in the profit and loss account as the difference between the asset's carrying amount and the present value of estimated future cash flows discounted at the asset's original effective interest rate. If in a subsequent period, the amount of such impairment loss decreases and the decrease can be linked objectively to an event occurring after the impairment loss was recognised, the impairment loss is reversed through the profit and loss account.



2.4

Property, plant and equipment

Property, plant and equipment appropriated to the LRTF on 1 August 1993 were measured initially at deemed cost equal to the value contained in the Legislative Council Resolution for the setting up of the LRTF. Property, plant and equipment acquired since 1 August 1993 are capitalised at their costs of acquisition.

The following property, plant and equipment are stated in the balance sheet at cost less accumulated depreciation and any impairment losses (note 2.6) :

-
buildings held for own use appropriated to the LRTF on 1 August 1993; and

-
plant and equipment, including computer equipment, furniture and fittings and other equipment.

Depreciation is calculated to write off the cost of property, plant and equipment, less their estimated residual value, on a straight-line basis over the estimated useful lives as follows :

-
Buildings

30 years
-
Plant and equipment

5 years
-
The land on which the LRTF's buildings are situated as appropriated to the LRTF on 1 August 1993 is regarded as a non-depreciating asset.

Gains or losses arising from the disposal of property, plant and equipment are determined as the difference between the net disposal proceeds and the carrying amount of the asset, and are recognised in the profit and loss account at the date of disposal.



2.5

Intangible assets

Intangible assets include acquired computer software licences and capitalised development costs of computer software programmes. Expenditure on development of computer software programmes is capitalised if the programmes are technically feasible and the LRTF has sufficient resources and the intention to complete development. The expenditure capitalised includes the direct labour and costs of materials. Intangible assets are stated at cost less accumulated amortisation and any impairment losses (note 2.6).

Amortisation of intangible assets is charged to the profit and loss account on a straight-line basis over the assets' estimated useful lives of 5 years.



2.6
Impairment of fixed assets

The carrying amounts of fixed assets, including property, plant and equipment and intangible assets, are reviewed at each balance sheet date to identify any indication of impairment. If there is an indication of impairment, an impairment loss is recognised in the profit and loss account whenever the carrying amount of an asset exceeds its recoverable amount. The recoverable amount of an asset is the greater of its net selling price and value in use.



2.7
Cash equivalents

Cash equivalents are short-term highly liquid investments that are readily convertible to known amounts of cash and subject to an insignificant risk of changes in value, having been within three months of maturity at acquisition.



2.8
Employee benefits

Salaries and annual leave are accrued and recognised as an expense in the year in which the associated services are rendered by the staff. Staff oncosts including pensions, housing and non-monetary benefits provided to the staff by the Government of the Hong Kong Special Administrative Region ("the Government") are charged to the LRTF and recognised as an expense in the year in which the associated services are rendered.



2.9 Income tax

(i)
The Government requires the LRTF to pay a notional profits tax calculated on the basis of the provisions of the Inland Revenue Ordinance (Cap. 112). Tax expense for the year comprises current tax and movements in deferred tax assets and liabilities.

(ii)
Current tax is the expected tax payable on the taxable income for the year, using tax rates enacted or substantively enacted at the balance sheet date, and any adjustment to tax payable in respect of previous years.

(iii)
Deferred tax assets and liabilities arise from deductible and taxable temporary differences respectively, being the differences between the carrying amounts of assets and liabilities for financial reporting purposes and their tax bases. Deferred tax assets also arise from unused tax losses and unused tax credits.

All deferred tax liabilities, and all deferred tax assets to the extent that it is probable that future taxable profits will be available against which the assets can be utilised, are recognised.

The amount of deferred tax recognised is measured based on the expected manner of realisation or settlement of the carrying amount of the assets and liabilities, using tax rates enacted or substantively enacted at the balance sheet date. Deferred tax assets and liabilities are not discounted.

The carrying amount of a deferred tax asset is reviewed at each balance sheet date and is reduced to the extent that it is no longer probable that sufficient taxable profit will be available to allow the related tax benefit to be utilised. Any such reduction is reversed to the extent that it becomes probable that sufficient taxable profit will be available.



2.10
Revenue recognition

Revenue is recognised as services are provided. Interest income is recognised as it accrues using the effective interest method.

The effective interest method is a method of calculating the amortised cost of a financial asset or a financial liability and of allocating the interest income or interest expense over the relevant period. The effective interest rate is the rate that exactly discounts estimated future cash payments or receipts through the expected life of the financial instrument or, when appropriate, a shorter period to the net carrying amount of the financial asset or financial liability. When calculating the effective interest rate, the LRTF estimates cash flows considering all contractual terms of the financial instruments but does not consider future credit losses. The calculation includes all fees paid or received between parties to the contract that are an integral part of the effective interest rate, transaction costs and all other premiums or discounts.



2.11
Foreign currency translation

Foreign currency transactions during the year are translated into Hong Kong dollars at the exchange rates ruling at the transaction dates. Monetary assets and liabilities denominated in foreign currencies are translated into Hong Kong dollars at the exchange rates ruling at the balance sheet date. Exchange gains and losses are recognised in the profit and loss account.



2.12
Related parties

The LRTF is a separate accounting entity within the Government established under the Trading Funds Ordinance. During the year, the LRTF has entered into transactions with various related parties, including government bureaux and departments, trading funds and financially autonomous bodies controlled or significantly influenced by the Government, in the ordinary course of its business.



3. Turnover

2008 2007
Registration of documents 281,211 210,437
Search 87,421 71,195
Copying 83,873 69,766
Reports on title 48,242 39,728
Owners incorporation 5,474 4,832
Others 5,443 5,297
511,664 401,255



4. Operating costs

2008 2007
Staff costs 228,191 194,410
General operating expenses 18,987 13,823
Computer service charges 23,179 20,397
Rental and management charges 16,620 16,105
Central administrative overheads 2,438 1,116
Depreciation and amortisation 44,922 46,046
Audit fees 400 390
334,737 292,287



5. Other income

2008   2007
Bank deposits interest 25,507 22,200
Held-to-maturity securities interest 5,271 5,255
Net exchange (loss)/gain (416 ) 691  
30,362   28,146  



6. Taxation

(i)
Taxation charged to the profit and loss account represents :
2008 2007  
Current tax
Provision for notional profits tax for the year 34,442 24,259  
Deferred tax
Origination and reversal of temporary differences (3,165 ) (4,657 )
Total tax expense 31,277   19,602  



(ii)
Reconciliation between tax expense and accounting profit at applicable tax rates :

2008 2007
Profit before tax 207,289   137,114  
Tax at Hong Kong profits tax rate of 17.5% (2007 : 17.5%) 36,275 23,995
One-off tax reduction in 2007/08 (25 ) -
Tax effect of non-taxable revenue (4,973 ) (4,393 )
Actual tax expense 31,277   19,602  



7.
Dividend

A dividend of $288.006 million (2007 : $58.756 million), based on 50% of the profit after tax plus an additional amount of $200 million (2007 : Nil), is proposed for the year ended 31 March 2008.



8.

Rate of return on fixed assets

The rate of return on fixed assets is calculated as profit after tax (excluding interest income and interest expenses) divided by average net fixed assets, and expressed as a percentage. Fixed assets include property, plant and equipment and intangible assets. The LRTF is expected to meet a target rate of return on fixed assets of 8.3% per year as determined by the Financial Secretary.



9. Property, plant and equipment

Land
and
Buildings
Computer
Equipment
Equipment,
Furniture
and
Fittings
Total
Cost
At 1 April 2006 350,000 105,055 11,809 466,864
Additions -   3,891     934     4,825  
At 31 March 2007 350,000   108,946     12,743     471,689  
At 1 April 2007 350,000 108,946 12,743 471,689
Additions -   4,029     2,026     6,055  
Disposal -   -     (11 )   (11 )
At 31 March 2008 350,000   112,975     14,758     477,733  
Accumulated depreciation
At 1 April 2006 48,780 33,692 8,212 90,684
Charge for the year 3,851   20,873     1,151     25,875  
At 31 March 2007 52,631   54,565     9,363     116,559  
At 1 April 2007 52,631 54,565 9,363 116,559
Charge for the year 3,851   18,719     1,597     24,167  
Disposal -   -     (4 )   (4 )
At 31 March 2008 56,482   73,284     10,956     140,722  
Net book value
At 31 March 2008 293,518   39,691     3,802     337,011  
At 31 March 2007 297,369   54,381     3,380     355,130  



10. Intangible assets

Computer software licences and
system development costs


2008 2007
Cost
At beginning of year 122,987 112,520
Additions 17,019 10,467
At end of year 140,006 122,987
Accumulated amortisation
At beginning of year 63,384 43,213
Charge for the year 20,755 20,171
At end of year 84,139 63,384
Net book value
At end of year 55,867 59,603



11. Held-to-maturity securities

2008 2007
At amortised cost
Listed :
- in Hong Kong 55,221 55,398
- outside Hong Kong 15,028 15,068
70,249 70,466
Unlisted 29,967 29,914
100,216 100,380



12.
Deferred revenue

This represents outstanding search tickets and subscription fees/other service charges received in advance of which services have not yet been rendered.

2008 2007
Search tickets 370 370
Subscription fees/other service charges 12,044 3,940
Balance at end of year 12,414 4,310



13. Customers' deposits

2008 2007
Online services subscribers 23,473 21,970
Government departments 983 983
Balance at end of year 24,456 22,953



14.
Deferred tax

Major components of deferred tax recognised in the balance sheet and the movements during the year are as follows :

Depreciation allowances in excess of the related depreciation and amortisation
Other temporary differences
Total
 
Balance at 1 April 2006 23,776 (66 ) 23,710
Credited to profit and loss account (4,629 ) (28 ) (4,657 )
Balance at 31 March 2007 19,147   (94 ) 19,053  
Balance at 1 April 2007 19,147 (94 ) 19,053
Charged/(credited) to profit and loss account (3,196 ) 31   (3,165 )
Balance at 31 March 2008 15,951   (63 ) 15,888  



15.
Trading fund capital

This represents the Government's investment in the LRTF.


16. Retained earnings

2008 2007
Balance at beginning of year 751,331 692,575
Profit after tax for the year 176,012 117,512
927,343 810,087
Proposed dividend (288,006) (58,756)
Balance at end of year 639,337 751,331



17. Cash and cash equivalents

2008 2007
Cash and bank balances 31,911 9,954
Placements with banks (cash equivalents portion) 170,000 52,500
Cash and cash equivalents at end of year 201,911 62,454



18.
Related party transactions

Apart from those separately disclosed in the accounts, the other material related party transactions for the year are summarised as follows :

(i)
Services provided to related parties included registration of land documents, search of land registers and records, supply of copies of land records and reports on title. The total revenue derived from these services amounted to $84 million (2007 : $73 million). This amount is included in turnover under note 3.

(ii)
Services received from related parties included computer services, accommodation, central administration and auditing. The total cost incurred on these services amounted to $20 million (2007 : $16 million). This amount is included in operating costs under note 4.

Charging for services rendered to or received from related parties was on the same basis, that is, at the rates payable by the general public for services which were also available to the public or on a full cost recovery basis for services which were available only to related parties.


19. Financial risk management

(i)
Investment policy

The LRTF maintains a conservative approach on investments in financial assets including debt securities and placements with banks. Investment decisions are made according to the guidelines from the Secretary for Financial Services and the Treasury, Hong Kong Monetary Authority and other relevant regulations. Invested debt securities are issued by the Hong Kong SAR Government or quasi-government bodies in Hong Kong with sound credit ratings and are in general held to maturity.

(ii)

Credit risk

Credit risk is the risk that one party to a financial instrument will fail to discharge an obligation and cause the other party to incur a financial loss.

At the balance sheet date, the LRTF does not have significant concentrations of credit risk. The maximum exposure to credit risk at the balance sheet date without taking account of any collateral held or other credit enhancements is shown below :

2008 2007
Held-to-maturity securities 100,216 100,380
Debtors 13,926 15,902
Amounts due from related parties 6,419 5,366
Placements with banks 653,000 503,500
Bank balances 31,869 9,917
Total 805,430 635,065

To minimise credit risks, all fixed deposits are placed with licenced banks in Hong Kong.

The LRTF's credit risk is primarily attributable to debtors and investments in debt securities. The LRTF has a credit policy in place and the exposure to these credit risks is monitored on an ongoing basis.

In respect of debtors, deposits are required from our online services subscribers.

For investments in debt securities, only those classified under the investment grade by Moody's or Standard & Poor's are considered. At the balance sheet date, the credit quality of investments in debt securities, analysed by the lower of ratings designated by Moody's or Standard & Poor's, is as follows :

2008 2007
Held-to-maturity securities by credit rating    
Aa1 to Aa3/AA+ to AA- 100,216 100,380



(iii)

Liquidity risk

Liquidity risk is the risk that an entity will encounter difficulty in meeting obligations associated with financial liabilities.

Under the Trading Funds Ordinance, the LRTF is responsible for its own cash management, including short term and long term investment of cash surpluses, subject to approval by the Secretary for Financial Services and the Treasury. The LRTF's policy is to regularly monitor current and expected liquidity requirements to ensure that it maintains sufficient reserves of cash to meet its liquidity requirements in the short and longer term. As the LRTF has a strong liquidity position, it has a very low level of liquidity risk.



(iv)
Interest rate risk

Interest rate risk refers to the risk of loss arising from changes in market interest rates. This can be further classified into fair value interest rate risk and cash flow interest rate risk.

Fair value interest rate risk is the risk that the fair value of a financial instrument will fluctuate because of changes in market interest rates. Since the LRTF's held-to-maturity securities and placements with banks bear interest at fixed rates, their fair values will fall when market interest rates increase. However, as all the held-to-maturity securities and placements with banks are stated at amortised cost, changes in market interest rates will not affect their carrying amounts and the LRTF's profit and reserves.

Cash flow interest rate risk is the risk that future cash flows of a financial instrument will fluctuate because of changes in market interest rates. The LRTF is not exposed to material cash flow interest rate risk because it has no major financial instruments bearing interest at a floating rate.

The table below sets out the LRTF's exposure to interest rate risk, based on the major interest bearing assets stated at carrying amounts at the balance sheet date and categorised by maturity dates.

3 months or less More than 3 months but not more than 1 year More than 1 year but not more than 5 years More than 5 years but not more than 10 years Total
2008
Held-to-maturity securities - - - 100,216 100,216
Placements with banks 409,000   244,000   -   -   653,000
409,000   244,000   -   100,216   753,216
2007
Held-to-maturity securities - - - 100,380 100,380
Placements with banks 404,500   99,000   -   -   503,500
404,500   99,000   -   100,380   603,880



(v)
Currency risk

Currency risk is the risk that the fair value or future cash flows of a financial instrument will fluctuate because of changes in foreign exchange rates.

The LRTF's normal business transactions are denominated in Hong Kong dollars and therefore do not give rise to currency risk.

In respect of investments denominated in United States dollars, owing to the linked exchange rate of the Hong Kong dollar to the United States dollar, the LRTF has a very low level of currency risk.

At the balance sheet date, financial assets totalling $101 million (2007 : $101 million) were denominated in United States dollars. The remaining financial assets and all financial liabilities were denominated in Hong Kong dollars.



(vi)
Fair values

The fair value of financial instruments traded in active markets is based on quoted market prices at the balance sheet date. In the absence of such quoted market prices, fair values are estimated using present value or other valuation techniques, using inputs based on market conditions existing at the balance sheet date.

The fair values of held-to-maturity securities at the balance sheet date are as follows :

Carrying value Fair value
2008 2007 2008 2007
Held-to-maturity securities 100,216 100,380 105,886 101,154

All other financial instruments are stated in the balance sheet at amounts equal to or not materially different from their fair values.






20.
Capital commitments

At 31 March 2008, the LRTF had capital commitments, so far as not provided for in the financial statements, as follows :

2008 2007
Authorised and contracted for 6,509 44,415
Authorised but not yet contracted for 214,738 166,461
221,247 210,876



21.
Operating lease commitments

At 31 March 2008, the total future minimum lease payments under non-cancellable operating leases for land and buildings are payable as follows :

2008 2007
Not later than one year 3,497 4,027
Later than one year and not later than five years 2,569 2,182
6,066 6,209



22.
Possible impact of amendments, new standards and interpretations issued but not yet effective for the year ended 31 March 2008

Up to the date of issue of these financial statements, the HKICPA has issued a number of amendments, new standards and interpretations which are not yet effective for the year ended 31 March 2008 and which have not been early adopted in these financial statements.

The LRTF is in the process of making an assessment of what the impact of these amendments, new standards and interpretations is expected to be in the period of initial adoption. So far it has concluded that the adoption of them is unlikely to have a significant impact on the LRTF's results of operations and financial position.

The following revised standard may result in new or amended disclosures in future financial statements :


Effective for accounting periods beginning on or after
HKAS 1 (revised)
Presentation of financial statements
1 January 2009





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