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THE housebuilder Taylor Wimpey is in the advanced stages of an emergency £400m fund-raising to save it from collapse.
A deal could be in place by Wednesday to accompany a gloomy trading statement. Chairman Norman Askew and Peter Redfern, chief executive, are also close to securing a deal with its banks to relax lending covenants on bank debt of £1.9 billion.
The dramatic rescue is being coordinated by UBS, the investment bank, and JP Morgan Cazenove. The builder’s biggest investors, which include Alliance Bernstein, Toscafund Asset Management, Standard Life, Barclays, Legal & General and M&G, have been approached to support a placing that could total at least £400m.
Between them these investors account for 25% of the company. They are broadly supportive of the proposal, but have still not agreed on the price.
In addition to the existing investors, UBS has approached several high-profile hedge funds, including Och Ziff, to inject funds into the builder. The plan is for the placing to be underwritten and to give other, smaller investors an opportunity to take part.
Taylor Wimpey, which was formed out of the merger of Taylor Woodrow and Wimpey a year ago, is one of Britain’s biggest housebuilders. It also has sizeable operations in America, where it is building houses in Florida, San Francisco and Texas. In Europe the group has divisions in Spain and Gibraltar.
It has been badly hit by the credit crisis, though, which has made it difficult to sell new homes and has put pressure on prices. In addition the company, which last year built 14,862 homes in the UK, is committed to spending £453m this year on completing land purchases that have already been agreed.
The group is sitting on a valuable land bank but, like a number of its indebted sector peers, it needs an injection of capital to see it through these challenging times.
One analyst said: “No-one wants to give away these land banks on the cheap. The problem is one of liquidity and this is what the group is trying to address.”
Other builders are also in trouble. Among them are Crest Nicholson and McCarthy & Stone, two companies that were both taken private in consortiums led by HBOS. In most cases, banks are being supportive, and within the next three weeks Barratt, which is now chaired by Bob Lawson, should confirm that its banks have agreed to relax covenants on debt totalling £1.7 billion.
The City is keen to hear the details of Taylor Wimpey’s trading statement and whether it will give an insight into additional writedowns on the land bank’s value. It is likely the statement will include a profit warning.
Last year Taylor Wimpey wrote off £283m against its North American business. According to its last set of report and accounts, the company has net assets of £3.7 billion, equivalent to a share price of 352p per share. This compares with Friday’s share price of 62p, which values the builder at £654m.
Redfern is also expected to say that the dividend will be cut back dramatically. Taylor Wimpey’s pension trustees are understood to be taking advice from lawyers. The builder’s scheme has a deficit of £216m at present.
The group has already moved to address its cost base and recently announced it will close 13 of its 39 UK offices, which could cost up to 600 jobs. It has also asked suppliers to reduce their bills.
Last month, Redrow, one of Taylor Wimpey’s UK competitors, warned that sales and margins on its homes were coming under increasing pressure.
It is not only housebuilders that are being affected by falling property prices. So, too, are building-materials groups. Wolseley, which is due to make a report to investors within the next fortnight, is one of the worst hit. It is trying to sell peripheral businesses to reduce debts, but a number of analysts believe it will breach its covenants and have to raise additional funds.
On Friday, shares in Taylor Wimpey jumped by 12% on hopes that a rescue capital injection was imminent. The group was hoping to delay an announcement until Wednesday, but it is expected that the London Stock Exchange will require the company to give an explanation of its plans when the market opens tomorrow.
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as an ex customer of TW can I say that if they had built a better company and relationship with their investors and customers they would be in a much stronger position to ride this storm. For years they have produced sub standard product and now thet can reap the rewards. Good riddance I say.
Mike, Bournemouth,
Please explain to me why the shares in Taylor Wimpey jumped by 12%?
If this company is on its knees now after a good 4 or 5 years of growth how will it survive in this recession.
Is there a miracle about to happen in the building/construction industry that no one has told us about.
william thomson, Brigg, u k
There's too much bailing out to be done to lend much to the people who want to buy a home - first or otherwise. Banks , building societies, pension funds and life assurance offices appear to have prioritised their lending/investment programmes. The fiasco of financial mismangement is responsible.
William Houlihan, London, UK
TW has been caught out by the credit crunch which has been made immensely worse in the UK by incompetent Government/BoE misjudgements.
Its margins are far less than those of small builders and it has economies of scale.
Without large builders there would be less and more expensive housing.
David, London,
I look forward to the day when they have to sell off the land banks, then other smaller less greedy builders might get a sniff.
Tom Taylor-Duxbury, Ludlow, UK
One of the problems with housebuilders is that they do very little other than buy land and build houses. Land prices and house prices usually peak within 6 months of each other and it is a hairpin bend at the top which leaves them with depreciating assets, no cash and no work that earns a profit.
Nick London, London, UK
There is no problem here.
Taylor Wimpey is owned by shareholders. They vote on who they want to run it. The times are challenging, the strongest and most intelligent survive. If the management isn't up to it - get rid of them if you are a shareholder, move jobs if you are a worker.
No problem.
Laura Roberts, London, UK
Hang on a minute, why isnt the taxpayer bailing them out?.........the world has gone mad...........
ronnie, Bucks, UK
How much do executives earn? 'We need high bonuses otherwise we'd be off to the US where they do pay us!'
Absolutely and utterly useless. Pigs with their snouts in the trough and absolutely no foresight whatsoever.
Just thought though, get Adam Applegarth out of retirement - he'd save 'em!!
Rob, Isle of Wight,
All the house builders have been badly run and incredibly inefficient. We have seen house prices more than double in seven years, if they have not been making huge profits on their over priced, over cramped John Prescott designed hovels then then they are in serious trouble.
Bruce Mcaaw, Grantham,
I agree entirely with Rob in Hull. No-one should have to pay anywhere approaching £100k for a 'starter home' no matter where in the country it is (including London). Even £75k is pretty steep when based on average earnings. Taylor Wimpey deserves no sympathy.
Paul, Coventry,
Richard, Ipswich
Why is it so shocking they invested in Spain the US and UK? This is where the prices were rising the most due to reckless lending by banks. You can hardly expect them to invest in places that didn't have excessive house price inflation.
Fred, Moray, Scotland
They should cut the margins on their overpriced boxes, maybe then people would buy them. They should also be made to give up their land banks; I'm sure lots of people would like the oppurtunity to purchase some land and build their own house. They would certainly do a better job.
Rob, Hull, UK
These building companies will survive by cutting profit margins and selling to housing associations and local authorities as happened in previous downturns. The Directors always find a way through troubled times; lets face it they have the most to lose.
john, milton keynes,
I am an idiot and I knew this was coming. Didn't they ?
Or is it that as long as they lined their personal pockets they did't give a damn.
John Smith, London, UK
During the so called 'good times' Builders, Tradesmen and Suppliers never believe that the situation will ever change. However history tells us that it does, and they all get caught out time and time again.
Brian Hill, Bristol,
Sounds like another bonus time for top brass again. The shareholder being cannon fodder for these useless execs.
Phil
Phillip Pickervance, Denton, UK
The very companies that have thrown cash out the window due to their irresponsible investments in the (sub prime) housing market are to pour more money into the housing sector just as the outloook for building is dire. I guess these guys have more money than sense or is it funny money yet again.
Colin Smith , Hadleigh, Suffolk
Tradespeople have always had an indifference towards the British Public.
We've always been seen to be 'mugs' to be taken advantage of, laughed at to our faces while being fleeced and/or conned out of our money.
Well now the shoe is on the other foot and we don't give a damn about these people!.
David Diggins, Derby., England.
What do you expect when some trade operatives have been 'earning' up to £100,000 a year. Tales are common of teams of kitchen fitters 'not getting out of bed' for less than £300 per day each. These guys used to turn up for work on a push bike - now it's more likely to be a posh 4x4. Happy days!!
Nick, Warrington, UK
What total incompetence and arrogance
The housing bubble was obviously going to burst at some point and for them to be so heavily invested in such problematic areas such as Spain, America and the UK is totally shocking
Richard, Ipswich,
We are only about 6 months out of the biggest housing boom since records began. How can all these building companies be so nearly bankrupt? Did they expect the boom to last forever? It beggars belief.
Joseph Wright, Seattle, US