Lloyds Banking Group plc (LLOY) Earnings Call Transcript & Summary

September 22, 2020

London Stock Exchange GB Financials Banks conference_presentation 40 min

Earnings Call Speaker Segments

Rohith Chandra-Rajan

analyst
#1

Good afternoon, everybody. Thank you very much for joining us for the discussion with Lloyds. [Operator Instructions] So with that, I'm very pleased to welcome William Chalmers, CFO of Lloyds Banking Group. Afternoon, William. Thank you very much for joining us.

William Leon Chalmers

executive
#2

My pleasure, Rohith, thank you very much for inviting me.

Rohith Chandra-Rajan

analyst
#3

If we can just, I guess, dive into strategy. You talked about the ROT rebuilding to above the cost of equity in perhaps 2 to 3 years' time, even in the current rate environment. I'm just wondering if you could talk through the building blocks to get there and also what you consider to be an appropriate cost of equity?

William Leon Chalmers

executive
#4

Sure. Yes, happy to, Rohith, and thank you for the question. It's obviously an important driver of our business. As a business we aspire to the ROE, the ROT being higher than the cost of equity. And indeed, we have a track record, as you know, of achieving that. We're not, at the moment, giving guidance beyond year-end. So I'll be a bit careful in terms of what I say, but I'm happy to give you a few sense, if you like, of key influencers around that and what we see going on in the business looking forward. It's perhaps worth starting off with 2020, which, as you know, has been a pretty tough year. We've had macro, we've had rates, we've had income developments. We've had impairments. Which have pretty much all moved against us during that time. But I think it is still true to say that the business, from a fundamentals point of view, remains very strong and is very well positioned, whether that's market share in our core businesses, whether it's a scale that we enjoy, whether it's our cost focus, all of those pieces remain in place despite the current turbulence. What it means is that over the course of the coming year, I think we'd expect to see the pressures start to stabilize in the income area. We see activity that drives ROI, for example, start to recover from the 2020 pressures that we've seen. And that goes in line with our continued focus on costs that will remain a hallmark really of our approach. The impairment picture, needless to say, is going to very much depend upon the macro. But having said that, you know our IFRS 9 assumptions from a macro perspective and indeed, you know how IFRS 9 works instead, I'll give you a sense as to what we expect to see from an impairments point of view. That will drive return. Cost of equity is obviously a subject of a great deal of discussion. Based upon market measures, you could come out with some really, very high numbers for cost of equity right now. But I guess we would look through that and use a longer-term cost of equity. I won't put a precise number on it, but typically, the kind of 9%, 10% or thereabouts is generally considered appropriate. So based upon all of that, we would aspire to build the returns in line with or in excess of the cost of equity over the medium term, just as I said before, with those ingredients.

Rohith Chandra-Rajan

analyst
#5

And as you just alluded to, and I guess you've been clear in the past that the sort of an update of the strategy or the next stage of the strategy, we'll need to wait until the next CEO has been appointed and is in place. But I was wondering where you might see the opportunities to improve profitability. For example, Lloyds is uniquely positioned amongst U.K. banks in terms of its bancassurance footprint and capability, potentially, there's more areas of cost efficiency that you can go for. So where do you see the opportunities?

William Leon Chalmers

executive
#6

Good question. And you're right to start off with the arrival of the new Chairman and the arrival of the new CEO. We would expect them, obviously, to own the new strategy. And so we'll be timing our strategy announcements in a way aligns with their arrival and give them opportunity to consider the bank and its strengths and the challenges and opportunities that it faces. Now having said that, we are, as a Board, very focused on the continuation of the current strategy and indeed building towards the new one as we go into 2021. We're working hard on that next evolution of the strategic piece, and that work continues, irrespective of the considerations, if you like, of the Chairman and CEO, who will, I have no doubt, build into the considerations that we already work on. Today, and also looking forward, there's a range of opportunities that we see to improve the profitability of the business. I would highlight a number really across the business. You brought out there the bancassurance point, which I think is absolutely right. That's a business that enjoys some secular tailwinds in terms of demographics, in terms of wealth accumulation and we'd look to build upon that going forward. That is also an area where I think we can benefit from the interaction with the banking division as we better understand our customer needs and as we better bring products to bear to address those needs from the kind of combined bank and insurance operations that we have. I would expect that will focus on areas like financial planning and retirement as we go forward. Perhaps protection, which is obviously more relevant in today's market than it's really ever been. But it will take time. Those are important secular tailwinds, as I mentioned earlier on, but building our customer proposition and indeed building the scale of our operations, it will take time to get to a successful outcome there. I'd also highlight some other business areas. SME will be one of them. And there, we spent a lot of time building in the GTB, the transaction banking area. Which, again, is an area where we've seen significant growth, a little bit abated by the development of COVID-19, but nonetheless an important area for growth going forward. And then I think finally, in retail, we really should be able to bring the benefits of our scale to bear that also goes for costs within the business. And that obviously is a very important contributor to profitability. In that area, I think scale matters. I think technology is a further area where, again, scale matters. And being a leading bank in the U.K., we really should be able to capitalize on our strength in that respect. And together with the revenue drivers that I just mentioned, drive further profitability looking forward.

Rohith Chandra-Rajan

analyst
#7

So moving on to capital. How do you balance the need to invest in sustainable profitability versus distributions to shareholders?

William Leon Chalmers

executive
#8

Yes. It's a very important and obviously topical question. I think the place where I would start in that respect is just to reiterate something which I hope is broadly known already, which is that our core financial objective is the delivery of a sustainable return to shareholders. That obviously requires both capital return in any given year and also the development of sustainable profitability around the business. So to take a step back in that respect, the way we look at it is every year, we go through an investment process. In fact, we're in the middle of it right now. We have a planning process, which includes investment decisions or discussions and decisions around core, what is it that is necessary to keep the bank running and safe and around discretionary. What is it that we choose to invest in, as a matter of product proposition and return-seeking investments. We apply some pretty challenging return requirements to the latter bucket, obviously, in particular, the discretionary investments and those are both in terms of quantum and also in terms of timing of that return. And they do take into account the macroeconomic conditions that we find ourselves in at any one moment. So for example, right now, we're taking into account the effect of COVID-19 on some of our markets. So through those, I think, generally speaking, we have a decent track record of getting decent value. And whether they're organic or inorganic, we apply, broadly speaking, the same sort of targets, again, from a timing and a quantum perspective. If those are met, then we'll invest. We then -- once we move beyond that, have a strongly returning business. We have done historically. We'd expect to continue going forward. And off the back of that, we'd look to make sustainable capital distributions to shareholders based upon our target capital levels, which you obviously know about. As you know, with that, we make the investment decisions that we do. We're committed to a capital return to shareholders. We're very focused, therefore, on both an attractive and, importantly, a sustainable return over time, again, including both capital and sustainable earnings.

Rohith Chandra-Rajan

analyst
#9

And then nearer term, once the limitations on capital distributions are lifted, how do you think about the mix between ordinary dividends and specials or share buybacks? Should we -- do you think there's a different environment going forward in terms of the mix between ordinaries and additional distributions? Or will it go back to something that we've become used to over recent years?

William Leon Chalmers

executive
#10

It's a good question. In the past, as you know, we've done dividends and we've done special share repurchases. As we look forward, our primary objective is to ensure, again, the attractive and sustainable capital return. I think the business is well positioned to do that. There's no doubt that as we look forward, the returns over the next couple of years at least are going to be lower than the returns that we've seen before the coronavirus situation came along. And I'm sure the Board will take that into account in terms of its dividend and buyback or for that matter special dividend mix. It is -- having said all of that, the mix consideration is very much a debate for the Board at year-end. I'd expect it to be based on a range of factors, outlook, share prices and so forth. We don't have any particular religion about exactly what form that takes other than we do think that a ordinary dividend at route, if you like, the core of it is an important factor. So I won't preempt that debate. But hopefully, that gives you a bit of a sense of insight as to considerations that we have.

Rohith Chandra-Rajan

analyst
#11

And then if we move on to income. Interest rates look set to remain near 0 over the coming years. There was a big step down in the margin in Q2, as you'd anticipated, partly rates, partly mix, partly customer support. How do you see the next couple of years from an interest margin perspective?

William Leon Chalmers

executive
#12

It's an important debate. And obviously, I'm slightly constrained in the sense that I won't give guidance beyond 2020 for all the reasons that I mentioned before, not least of which new Chair and CEO, obviously, have to come in and take a look at the business. And we'll give guidance for the 2021 year, the year-end results next year. And so flesh it out more fully then. I think having said that, a couple of comments on H2. As you know, we had developments in the quarter preceding that, i.e., Q2 and also some commentary that I gave for the looking ahead period going into Q3 and Q4, which essentially had 2 positives and 2 negatives to them. The positive developments in the margin being the stopping of the overdraft, the free overdraft pricing and that working its way back into the margin. The deposit repricing playing out in full throughout the book, particularly in the commercial business. And then some benefits, which we're currently seeing actually from mortgages being repriced at a higher rate versus those mortgages that were rolling off. So those are the positive influences upon the margin. The negative, the flip side, the structural hedge is obviously rolling over, and we've hedged out most of the maturities for, in fact, all of the maturities for this year and have now started work on next. But nonetheless, the structural hedge rolls over clearly into a lower rate environment. And then we've got the full year impact of the lower rates environment playing itself out over the course of the remainder of this year. So those are factors which led me to comment at the half year that we expect margin stability around the 240 level for Q3 and Q4, leading to around 250 on average for the year as a whole. There are variables within that, that are worth highlighting. The unsecured volumes is one. That's very activity dependent. In fact, it's unusual, actually, how activity dependent margin is right now. But broadly speaking, we're seeing them a little bit better than we thought we would do at the half year. But not much. So I called out unsecured balances being down 5% to 10% at the half year over the course of the remainder of 2020. It's probably more like 0% to 5% based on what we're seeing right now. But adding all of that up, I don't think that we moved from the margin guidance that we gave at the half year. Looking forward, over the next couple of years, to your question, again, we're not giving precise guidance, but the factors that I mentioned around deposit repricing around the overdraft free periods coming to an end. And then the challenging factors around the structural hedge around the rates, the low rates impact, those are going to be similar factors to drive the margin outlook over the next couple of years, and I expect us to take those into account when we give the market '21 guidance at the beginning of next year.

Rohith Chandra-Rajan

analyst
#13

And then in terms of the volume piece of net interest income and lending priorities, Lloyds is focused on the consumer credit and SME and mid-market corporates as the drivers of growth over recent years and has been more cautious in terms of mortgage lending. You mentioned just now the improvement in pricing that we've seen in the mortgage market. Does that change your view on the mix going forward? And as you said, unsecured activity dependent. So interested in how you're thinking about the mix going forward? And then particularly on the commercial side, once the government schemes expire and to what degree do you think that's front-loaded some of the demand in commercial banking?

William Leon Chalmers

executive
#14

Yes. It's a good question. That point around the mix change in lending is one that's subject to fairly frequent debate, actually, including a session that I was in this morning. There's no doubt, if you step back, Rohith, to your point, we have traditionally been very focused on shareholder value in our lending strategy. Indeed, its shareholder value principles that have led to the lending strategy as a whole. And that, in turn, has typically led us to focus a little bit more on pricing and quality of what we write versus necessarily volumes. Having said that, just a couple of comments on what's going on in the book right now. The mortgage market volumes are in excess of where we expected them to be at the half year. I think that's a function of, to a degree, pent-up demand, to a degree, a less of a deterioration perhaps in the macro than people had thought at this time. And maybe it's even a substantially better economic outcome, although it's very, very early to make a call of that type. But those mortgage market volumes are higher than we expected, and indeed, the pricing at which we are writing is very attractive right now. So volumes are outperforming, pricing in excess of where we expected to be. The consumer credit side, I just made a rough comment as to where we think we're ending up. I think our view on consumer credit remains, but through the cycle return on consumer credit is very, very attractive and that continues to be the case. We will be cautious, obviously, in the current market about where we write and how we write. Volumes are performing a little bit better than we had expected on the consumer credit side versus what we expected at the half year. But again, it's on a through the cycle basis, we see that as an attractive market. Consistent with our principles, therefore, if you track back to the opening comment on shareholder value, we are at the moment, able to balance growth, value and risk aspirations in a -- from our perspective, in a sensible way and that allows us to take our share, and effecting some products more than our share, in the mortgage product, for example, and indeed, benefit from our scale. So that's good. I think consumer credit will be a function of activity levels, as said. The consumer -- the commercial side -- I think the commercial side is a difficult one to call. I mean what we've seen is an awful lot of that demand on the assets be taken out and then stored as deposits effectively. So it seems to be quite a lot of precautionary demand that's driving much of the BBL volume, possibly from the CBIL volume. And so we see pretty high deposit balances across the commercial business, which is essentially people depositing their BBLs on the liability side of our balance sheet. Therefore, what happens when those BBLs are paid back, I think it really depends upon the timing. It depends obviously upon macro developments. But at the moment, at least, this is not conventional lending demand. This is more precautionary demand that, again, leads to deposits. And therefore, when the BBLs are paid back, it is not necessarily replaced by lending.

Rohith Chandra-Rajan

analyst
#15

And then -- so given that outlook, what levers are available to you to pull to support revenues from what looks like a continuing challenging environment in terms of balance sheet management, product mix, product pricing? And you also talked earlier, or you mentioned earlier, an expectation of recovery in other operating income next year. That's been an area that's been quite tough in recent years. And what's the driver for that?

William Leon Chalmers

executive
#16

Yes. It's -- your question is around the various aspects of income there. Rohith, I'll address each in turn. I think when we look at the repricing on the net interest income line, as you know, there's 2 sides to that, clearly, asset side and the liability side. Dealing with the liability first, there's limited room on the liability side for continued repricing. We have done a fair bit. There is further liability repricing, as I mentioned earlier, playing through in H2 and there's some further scope in certain product areas beyond that, but it's typically within pretty small balances. And so we're at a point now where much of the liability repricing has played out. There's a little bit more to come, but not an awful lot. The asset side, as I mentioned before, we are seeing some attractive mortgage pricing in excess of that, which is -- of the mortgages that is which are rolling off. And therefore, there's some improvement in the overall margin balance in mortgages there. And again, I made the point about consumer finance activity and the volume dependencies. I think what that means is on the retail side, we continue to manage margin. It's somewhat augmented by the commercial side, where the margin in, for example, Bounce Back Loans is generally -- it's pretty much on our average margin a little bit better, perhaps, so there's some limited margin enhancement there. But it is impacted by low rates. It is impacted by customer support, and it is impacted, obviously, by the structural hedge. And so these are balancing factors. Overall, I think we have some scope to continue to manage the margin, but we are in a low interest rate environment, and that obviously exerts a degree of pressure, which we have to manage as best we can. I think the other income point, other income continues to be pretty challenging in H2. It's the same picture as I portrayed at the half 1 results. It's a function of a variety of different things. Commercial markets activity continues to be relatively limited. We've seen some improvement in transaction banking. But again, somewhat constrained by the environment. In retail, we see payments volumes actually improving, which is helpful. There's still further to go, we think, but we see payments volumes improving. And then insurance, I mentioned before, insurance is an important secular driver for us, but it is going to take time to build that business. And for the time being at least, the activity levels that we see, whether it's in branch sales, whether it's annuity sales because of low interest rates, whether it's other forms of activity, including some weather effects from the August plugs that we had. Insurance is currently quite subdued, and I would expect that to play out through the Q3 period. And then potentially start to improve perhaps a little bit in the back end of this year, but we'll see how this latest news on lockdown actually plays into that. But it overall creates a picture of other income in the second half that is a little lower than we would like. I think beyond that, we see 2 things really. We see a pickup in activity levels across the business generally. Each of those 3 business areas that I mentioned earlier on and we see that some of the effects of the investments that we've made start to play out, whether that's in transaction banking, whether that's in financial planning and retirement or protection. And that will improve the picture over time. But we are committed to diversifying the business to building the other income line and that's something that will take a bit of time to play through, but we believe we're making the right moves.

Rohith Chandra-Rajan

analyst
#17

So moving on to costs. We've already established, there won't be a new strategy at the beginning of next year, but presumably, you won't be standing still on costs. Just wondering in terms of your experience over the last few months on customer behavior and ways of working. How -- to what degree has that changed how you think about the cost base of the bank?

William Leon Chalmers

executive
#18

Yes. Lloyd's, as you know, has an incredibly strong track record on cost and a very strong record of delivery. It's a competitive advantage for the business, and I would certainly expect it to continue that way, to remain that way going forward. We upgraded the guidance for the 2020 period to less than GBP 7.6 billion. On the cost line, we had costs down 5% year-on-year at the half year, year down 6%. So the delivery in costs continues. And again, we made that added commitment -- our fresh commitment to less than GBP 7.6 billion for the remainder of 2020. There will be 1 or 2 bits and pieces in the second half. Bank levy is one. There's a slight investment skew in the second half, a little bit of pay inflation, but that commitment to less than GBP 7.6 billion remains, and we will deliver. The -- to your point, Rohith, the work on the cost strategy is very much part of our ongoing strategic work right now. It falls into that same category that I talked about earlier on. And it's absolutely critical. It goes to ways of working. It also goes to the impact of technology. We see a few tailwinds from some of the investment expenses, some of the comp costs, we see a few headwinds. We had to postpone roll reductions, for example, in the first half. Those will pay themselves out as we look forward. But to your point, more importantly, looking beyond 2020, we do expect ways of working -- differences include things like property impacts, things like travel, things like efficiencies in the way in which we do things. And indeed, use of technology in distribution, for example, is a further illustration. Those are all generally pretty helpful, but they're not all necessarily pointing in the same direction, and we need to be very careful that the introduction of new ways of doing things doesn't simply impose a kind of a double cost layer in the organization. And we're very focused on that as a team to make sure that where we do add costs in because, for example, we introduced laptops into the organization, but actually, we also take compensating costs out as we look forward. I would just say 2 final things really, Rohith. One is that we have seen, I think, in the last 6 months, many of the trends that were happening anyway. And those go to the cost environment, the technology trend, for example, the difference in ways of working. Those trends are happening anyway. We just had them accelerated in the course of the last 6 months. The second point is, when we look at our business, we are very committed to ensuring that we continue to invest in the business as well. So when we look at the business looking forward, we will be focused on cost. We always have been. We'll continue to be. We are also focused on making sure that we make the right investments in the business to ensure we have sustainable profitability going forward.

Rohith Chandra-Rajan

analyst
#19

And then a few on credit quality. The first half charge was close to 140 basis points of loans. So relatively high charge. And which parts of the book are you looking at particularly closely? And then for consumer credit coverage is lower than peers, than many peers, not all. How much of that do you think is down to factors like mix, quality, charge-off policy that you've talked about?

William Leon Chalmers

executive
#20

Sure. It's maybe just worth starting with a couple of high-level observations, Rohith. The balance sheet is very strong. It's 85% secured. As you know, it's got a focus on retail mortgages, as you know. We've been very considered. In fact, there's been no net asset growth over the last 10 years. The 1H provision was a big provision, GBP 3.8 billion, but on the other hand, 70% of that was model charge looking forward, contributing in turn to a GBP 7.2 billion ECL, which is a pretty good line of defense against whatever the macro might throw at us as we go forward. So far, we have seen pretty limited utilization of that ECL. Whether that is because of a delay of macro deterioration, whether it is because we're actually seeing a substantially better picture than we expected. It's just too early to call really right now. But nonetheless, we are seeing, as I say, relatively limited utilization of that ECL. And therefore, slightly better credit quality and impairment experience than we would have called out at the half. I think in terms of what we're watching, the commercial sector, we called out a few vulnerable sectors at the half year. We actually have pretty limited exposure to them. I think there are 8 sectors that we called out in our half year results, and we have about 13%, 1-3 percent of commercial drawn balances against those sectors. Most of that is up -- well significantly investment grade. And then of the Stage 2 balances within the commercial book as a whole, it's over 95% up to date. So that's 1 area. CRE is a second area. We've got about GBP 15 billion of exposure. That's fallen by more than 50% in the last 8 years. It's got an LTV on average of 49%. So it feels pretty solid. Limited retail exposure and pretty limited office portfolio exposure, too. So we keep a very close eye on it, but CRE is a further sector that I think everybody has got an eye on right now. And your point about consumer credit. We feel very comfortable with our consumer credit book. We have a prime portfolio. We have a portfolio that is lower risk than others, and that's not us saying it, that's Experian and Delphi scores on balances and other risk metrics. You can see some of that in the securitization data that is filed by us and some of our peers, where delinquencies are lower than is the case with peer groups. And we've seen some deleveraging from the customers. Even the higher risk customers, as I think we mentioned at half year, were down 5% in terms of their balances. And then your point about charge-offs. Charge-offs are done after 4 months in our business. I think for many of the peers, they are done after more like 12 months. If you equalize for that, then the coverage of our stage 3 consumer credit goes from about 47% to about 70%. Which, in turn, leaves a kind of 30% balance, that 30% balance is pretty much in line with our historic recoveries. So we do believe that our consumer credit book is prime, that's testified to by external data and indeed, the provisioning is something that we have, a, taken upfront and, b, feel very comfortable with based upon historic experience.

Rohith Chandra-Rajan

analyst
#21

And then thinking about the second half of the year, whether it further the charge to be significantly lower than you've taken in the first half, obviously, a reflection of your comfort in the coverage levels that you've built. And you mentioned that actually, so far in this quarter, credit quality has been evolving a bit better than you'd anticipated. But there's still a lot of uncertainty. So government support schemes rolling off, uncertainty around the economic outlook and the progression of the virus. At what point do you think you'll be able to really be able to assess the appropriate level of provision coverage? And how should we think about the sensitivity to different economic outcomes from an impairment charge perspective?

William Leon Chalmers

executive
#22

Yes, it's an important point. The guidance, as you know, at the half year that we gave was GBP 4.5 billion to GBP 5.5 billion. That's why -- but it was deliberate by giving you uncertainties that we faced. That is all assuming that the macro phase out as we had assumed or rather as we had presented, if you like, at the half year, which are already harsh macro assumptions for 2020 with a pretty modest recovery in the course of 2021. You see assumptions. So I won't go through them in any detail, but we had typically -- in our base case, we had GDP falling by about 10% in 2020. We have about 9.5% peak unemployment in the last quarter of 2020 also. Some of that seems to be a bit delayed. Again, it's tough to tell whether that is only shunting the deterioration or whether that is a [indiscernible] of a better outcome. I think we -- in our assumptions had assumed some degree of roll-off of government support, some degree of local lockdowns. So there's some buffer there, I suppose. But as we look forward now, it does seem to us that we are experiencing outcomes that are at the in fact at the lower end of that guidance. As I said, I think it's a little early to be making too many definitive calls. So we'll most likely be conservative on the ECL at Q3. That is to say we'll be very unlikely to build the ECL at Q3, but equally, we will probably reserve judgment for some of the bigger macro calls until we get into Q4 with a bit more evidence in front of us about the coronavirus crisis, about the government lockdowns.

Rohith Chandra-Rajan

analyst
#23

And sadly, we're still talking about Brexit. It remains an area of uncertainty. Just wondering in terms of how you think about that as a risk in terms of the range of different Brexit outcomes, what that would do first to credit quality, but also potentially to revenues?

William Leon Chalmers

executive
#24

Yes. As you say, sadly, we are still talking about it. The situation on Brexit from an operational point of view is pretty much sorted out. And we've been working on the assumption that there is effectively no deal, at least as far as financial services' concerned. And so operationally, we've taken care of what we need to do and now it's about helping clients through it, whether they're commercial or retail clients. We have in our macro base case, an assumption of our limited free trade agreement, if you like. So far from being a full one, but nonetheless, there is something in there. We've got no explicit Brexit case in our ECL scenarios that we presented to you at the half year. But on the other hand, if you look at our severe downside, it really is pretty severe. So we're looking there at 12.5% unemployment, for example, some pretty exaggerated HPI and CRE downturns. And that's our severe downside, which in turn has a weighting -- a 10% weighting in our overall ECL. So we have a dose of what I would hope, very much hope is worse than if you like, the worst that Brexit will throw at us. But my point is simply that it has taken that factor, if you like, is taken into account to a degree within the ECL. Overall, no deal, perhaps it's some downside risk from our base case to near-term GDP, unemployment, perhaps asset prices. But as I said, that is, to a degree, taken account of in our ECL already by the fact that we have a clear top rating on the downside and then a 10% weighting on the severe downside, which as mentioned is pretty severe. So I think overall, Rohith, I don't want to predict too much what Brexit will or rather the twists and turns that Brexit will take between now and year-end. But no deal would not welcome, I think, for anybody, but to a degree, I suppose, some of our numbers have taken some of the worst outcomes into account.

Rohith Chandra-Rajan

analyst
#25

Perhaps taking some of the audience questions, given we've got a few minutes left. Dividend is clearly a thorny subject at the moment. Close Brothers today has announced that it's paying a cash dividend. Clearly, that's not something that's possible for the large banks at present. Bank of England has been clear. It's going to review this in Q4. What sort of things do you think the Bank of England is taking into consideration when considering capital distributions at the end of this year or beyond?

William Leon Chalmers

executive
#26

Yes. It's a good question. I mean, speaking for ourselves, it's worth saying that the capital position of the bank is very, very strong. As you know, it's 14.6% all-in CET1 ratio, even if you knock out the transitional, you're still left with 13.4% CET1 ratio. I had mentioned earlier on some of the dynamics for the P&L during the second half of this year, and which, in turn, if they work out the way that they look like they're working out currently should be able to reduce it to a bit more capital build, which would be helpful. So I feel pretty good about our overall capital position at the bank. In terms of what I'd expect the Bank of England to look at and how the PRA might assess metrics. I mean, first of all, I would hope that they look at it on an individualized basis rather than any type of blanket or sectorial approach. Obviously, I don't know. But in making that judgment, I would expect them to look at the outlook for the coronavirus situation and the continued macroeconomic disruption from that will certainly be a factor. How long that is likely to last? And therefore, the impact overall on banks, not just capital bases, but also earnings on a look forward basis. And then I've no doubt that Brexit will play a role in it. That is to say, if we have a disruptive Brexit, it may encourage them to be a bit more precautionary than they might otherwise be. But I do think from a bottom line perspective, that the Bank of England and PRA very much understands that capital return is a key part of a bank's equity story. And that, in turn, banks having an attractive equity story is absolutely essential from a systemic point of view. It is incredibly important that banks are able to raise equity, they need an attractive equity story for their shareholders. And I think the PRA understands that. So these variance is caused by coronavirus and Brexit, if you actually pulled back from them. I do think there is an understanding of the importance of capital distribution to the bank's equity stores, and that's the context in which they look at these things.

Rohith Chandra-Rajan

analyst
#27

And then on mortgages, where we touched earlier on, some improvement in mortgage pricing. So there has been improvement. There's also a lack of supply, particularly at the higher LTV or higher loan to income end of the market at the moment. When you think about the pricing dynamics and the capacity and/or risk appetite dynamics, how that then feeds into the housing market and ultimately, the mortgage market. How do you think about volumes and pricing as we go forward? Is this high LTV restriction really just a capacity constraint? Or do you think there's some risk aversion there? And if you were not getting first-time buyers into the housing market, what does that mean for property prices next year?

William Leon Chalmers

executive
#28

Yes. A couple of comments maybe on that. I think one is we have been surprised by the demand volume in the mortgage market. And we have been careful to manage our capacity in a way that ensures continued customer service and quality of delivery. That it is also -- so that's a comment from a volume point of view, it is also true to say that we've been able to do so while maintaining prices and margins at relatively attractive levels versus the mortgage asset that is rolling off. I do think that most institutions and ourselves included, have had to manage capacity carefully in the current market. There is, as I said, a lot of demand in that context. To your point about property prices, it's building up HPI. HPI is at levels that are, again, it's ahead of our macro assumptions at the half year. And that's one of a number of factors, which are probably improvements versus what we had necessarily assumed at the half year, which, in turn, builds a bit more cushion into the ECL and impairment charge as we look forward to 2020 as a whole. So that HPI factor is, as I said, in a better shape than we expected it to be. That gives us a bit more cushion for any subsequent HPI deterioration that there might be. I think looking forward into next year, it's just a very difficult call, Rohith. We, along with others, are trying to figure out how much of this is pent-up demand, how much of this is simply a delay. How much of this is a substantive improvement in economics? We'll know a lot more in Q4, I suspect it will probably depend to a degree upon government policy. So we're kind of delaying making too many calls until we get some more data.

Rohith Chandra-Rajan

analyst
#29

And I think we've probably got time to squeeze 1 more in. So on the commercial side of the business. In terms of Bounce Back Loans and CBILS, how have the volumes been trending over the last couple of months? Have you been seeing the same similar level? Or has it slowed? And in terms of the potential extension of those schemes, number one, do you think there would be a lot of demand for that? And secondly, do you think -- is that really supportive of the economy or actually does something else need to be done?

William Leon Chalmers

executive
#30

The demand for Bounce Back Loans and CBILS has slowed down significantly since the half year. As you know, we had some pretty significant volumes high single-digit type volumes in Bounce Back Loans. And while there's been a somewhat of a continuation of that demand, it hasn't been anything like the speed that we saw in H1. CBILS, similar picture, but the CBILS volume, the overall CBILS volume is low single digits as opposed to high single digits in BBLs context. It's a tough call to say what effect does the extension of those government schemes have on that. I'm not convinced it will necessarily lead to a flood of new demand because I think many organizations that need either be BBLs or CBILS have probably gone to market or gone to their bank already. I think what is more important in terms of the continuation of demand in the overall economy is what the government chooses to do around the Coronavirus Job Retention Scheme. And the furlough associated with that. That will be an important factor. And the question will be whether the government measures are enough to bridge us to the other side of the recovery or whether the bridge that the government is attempting to build stops short of the other side of that recovery, and we have a downturn, therefore, in the interim. But I think it's that second piece that's particularly important for the economics in the later part of this year, beginning of next.

Rohith Chandra-Rajan

analyst
#31

Thank you, William. We are now sadly out of time. But that's been a really interesting conversation. Thank you very much.

William Leon Chalmers

executive
#32

Thank you very much indeed, Rohith.

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