Murabahah - Scope Of Standard

Transcription

1. Shari ’ah Standard No. (8): Murabahah Statement of the Standard 1. Scope of the Standard This standard covers the Murabahah transaction and its various stages, the issues relating to guarantees before concluding a Murabahah deal such as promise, Hamish Jiddiyyah (security deposit) and issues relating to guarantees for recovery of the debt created by the Murabahah transaction. This standard does not cover deferred payment sales that take place on a basis other than that of Murabahah. It also does not cover other trust and bargaining sales. 2. Procedures Prior to the Contract of Murabahah 2/1 The customer’s expression of his wish to acquire an item through the Institution 2/1/1 The Institution may purchase the item only in response to its customer’s wish and application, as long as this practice is compatible with the Shari’ah precepts for the contract of sale. 2/1/2 With due consideration to item 2/2/3, it is permissible for the customer to request the Institution to purchase the item from a particular source of supply. However, the Institution is entitled to decline to carry out the transaction if the customer refuses offers from other sources of supply that are more suitable for the Institution. 2/1/3 The customer’s wish to acquire the item does not constitute a promise or commitment except when it has been expressed in due form. It is permissible to prepare a single set of documentation to be signed by the customer and to include both the customer’s stated wish that the Institution should buy the item from the supplier and a promise to buy the item from the Institution. It is permissible for the customer to prepare such 200
2. Shari ’ah Standard No. (8): Murabahah a document, or it may be a standard application form prepared by the Institution to be signed by the customer. 2/1/4 The customer may obtain statement of prices from the supplier whether they are addressed to the customer by name [specific offer], or with no reference to any named customer [general offer]. In the latter case, the statement is considered as an invitation to negotiate, and not as an offer of sale. It is preferable that the invoice should be addressed to the Institution so as to include an offer of sale from the supplier effective up to the end of a specified period. The contract of sale is deemed concluded once acceptance comes from the Institution. 2/2 The position of the Institution in respect to the application of the customer for Murabahah 2/2/1 When there is acceptance by the customer of an offer from the supplier that is either addressed to him personally, or that has no addressee, then the sale is concluded with the customer and so it is not permissible for the Institution to carry out Murabahah on the same item. 2/2/2 It is essential to exclude any prior contractual relationship between the customer who is the purchase orderer and the original supplier of the item ordered, if any, regarding the supply of the item. It is a requirement of Murabahah that the transaction between the two parties must genuinely, not fictitiously, exclude any prior contractual relationship. It is not permissible to assign a contract that has been executed between the customer and the supplier of the ordered item to the Institution. 2/2/3 The Institution must ensure that the party from whom the item is bought is a third party other than customer or his agent. For example, it is not permitted for a customer to sell an ordered item to the Institution and then repurchase it through a Murabahah transaction. Nor may the party that is supplying the item be wholly, or by way of majority [more than 50%], 201
3. Shari ’ah Standard No. (8): Murabahah owned by the customer. If a sale transaction takes place and later on it is discovered that it was carried out through such practices, this would render the transaction void as it is tantamount to ’Inah. 2/2/4 If the supplier (owner) of the item has a blood relationship or marital relationship with the customer, then the Institution shall verify, before entering into Murabahah, that the sale is not fictitious and not a stratagem for the sale of ’Inah. Inah. 2/2/5 It is not permissible for the Institution and the customer to agree to form a Musharakah in a project or a specified deal together with a promise from one of them to buy the other’s share in Musharakah by means of Murabahah on either spot or deferred payment terms. However, it is permissible for one partner to promise to purchase the other’s share in Musharakah at market price or at a price to be agreed upon at the time of sale provided a new contract is drawn up. This sale may be on spot or on deferred payment terms. 2/2/6 It is not permitted to carry out a Murabahah on deferred payment terms where the asset involved is gold, silver or currencies. 2/2/7 It is also impermissible to issue negotiable Sukuk where the underlying asset consists of Murabahah receivables or other receivables only. 2/2/8 Likewise, it is not permitted to renew a Murabahah contract on the same commodity that was the subject matter of a previous Murabahah contract with the same customer, i.e. to refinance the transaction. 2/3 The promise from the customer 2/3/1 It is not permissible that the document of promise to purchase (signed by the customer) should include a bilateral promise which is binding on both parties (the Institution and the customer). 202
4. Shari ’ah Standard No. (8): Murabahah 2/3/2 The customer’s promise to purchase, and the related contractual framework, are not integral to a Murabahah transaction, but are intended to provide assurance that the customer will complete the transaction after the item has been acquired by the Institution. If the Institution has other opportunities to sell the item, then it may not need such a promise or contractual framework. 2/3/3 A bilateral promise between the customer and the Institution is permissible only if there is an option to cancel the promise which may be exercised either by both promisors or by either one of them. 2/3/4 It is permissible for the Institution and the customer, after the latter has given a promise but before the execution of the Murabahah, to agree to revise the terms of the promise whether with respect to the deferment of payment, the markup or other terms. The terms of the promise cannot be revised except by mutual consent by both parties. 2/3/5 It is permissible for the Institution to purchase the item from a supplier on a “sale or return” basis, i.e., with the option to return it within a specified period. If the customer then does not purchase the item, the Institution is able to return it to the supplier within the specified period on the basis of the conditional option that is established in Shari’ah. The option between the Institution and the supplier does not expire by the mere presentation of the item to the customer, but it expires by virtue of the actual sale to the customer. It is advisable to stipulate in a stipulated option to revoke (khiyar (khiyar alShart)) that the mere offer by the purchaser for the sale of the item to Shart a third party does not invalidate the option. 2/4 Commissions and expenses 2/4/1 It is not permissible for the Institution to receive a commitment fee from the customer. 203
5. Shari ’ah Standard No. (8): Murabahah 2/4/2 It is not permissible for the Institution to receive a fee for providing a credit facility. 2/4/3 The expenses of preparing the documents of the contract between the Institutions and the customer are to be borne evenly by the two parties (the Institution and the customer), provided they do not agree that the expenses are to be borne wholly by one party, and provided those expenses are proportional to the actual amount of work involved, so that they do not implicitly include a commitment fee or a facility fee. 2/4/4 If the Murabahah is carried out by means of syndicated financing, the Institution which acts as the arranger of the syndicate is entitled to an arrangement fee to be paid by the participants in the syndicate. 2/4/5 It is permissible for the Institution to receive a fee for a feasibility study that it undertakes in case such study is requested by the customer and for the benefit thereof and the customer agrees to pay the fee thereof. The customer is entitled to a copy of the study if he so requires. 2/5 Guarantees related to the commencement of the transaction 2/5/1 It is permissible for the Institution to obtain from the customer (the purchase orderer) a guarantee (performance deed) regarding the good performance by the supplier of his contractual obligations towards the Institution in his personal capacity and not in his capacity as purchase orderer or in his capacity as an agent of the Institution. Hence, if the Murabahah contract is not executed, his guarantee would still be valid. This guarantee is required only in cases where the customer has suggested a particular source of supply for the item that is the subject matter of the Murabahah contract. As a consequence of this guarantee, the customer shall make good any damage suffered by the Institution due to failure of the supplier to provide good performance of his contractual obligations. These obligations concern meeting the specification 204
6. Shari ’ah Standard No. (8): Murabahah of the item to be supplied and the exercise of diligence in executing the contract, non-observance of which may result in the loss of the Institution’s time and efforts or property, or in a legal dispute and damage claims. 2/5/2 It is not permitted to impose on a customer who is the purchase orderer a guarantee regarding hazards that may affect the item such as damage and destruction during a period of shipment or storage. 2/5/3 It is permissible for the Institution, in the case of a binding promise by the customer, to take a sum of money as Hamish Jiddiyyah (security deposit). This is to be paid by the customer at the request of the Institution, both as an indication of the financial capacity of the customer and to ensure the compensation of any damage to the Institution arising from a breach by the customer of his binding promise. Having taken this Hamish Jiddiyyah, Jiddiyyah, the Institution need not to demand compensation for damage as this may be charged against the Hamish Jiddiyyah. Jiddiyyah. The Hamish Jiddiyyah is not considered as ’Arboun (Earnest Money). The amount of money deposited by the customer as security for his commitment can be either held, if the customer permits the Institution to invest it, as an investment trust on the basis of Mudarabah between the customer and the Institution, or held in a current account at the discretion of the customer. 2/5/4 In the case of the customer’s breach of his binding promise, the Institution is not permitted to retain Hamish Jiddiyyah as such. Instead, the Institution’s rights are limited to deducting the amount of the actual damage incurred as a result of the breach, namely the difference between the cost of the item borne the Institution and the price at which the item is sold to a third party. The actual damage to the Institution may not include the loss of its mark-up in the Murabahah transaction, that is, its opportunity loss. 205
7. Shari ’ah Standard No. (8): Murabahah 2/5/5 When the customer has fulfilled his promise and executed the contract of Murabahah, the Institution must refund Hamish Jiddiyyah to the customer. The Institution is not entitled to receive any amount out of Hamish Jiddiyyah except in the case of breach of promise as laid down in item 2/5/3. It is permissible for the Institution to agree with the customer that the amount of Hamish Jiddiyyah will be deducted from the price payable by the customer pursuant to the contract of Murabahah. 2/5/6 It is permissible for the Institution to take ’Arboun (Earnest Money) upon conclusion of the Murabahah sale with the customer. This may not be done during the contractual stage at which the customer has given his promise to purchase. In the event that the customer revokes the contract in an ’Arboun-based transaction, it is preferable that the Institution, after deducting the actual damage it incurs, refunds the remaining amount of ’Arboun to the customer. The damage in this context means the difference between the cost of the item borne the Institution and the price at which the item is sold to a third party. 3. Acquisition of Title to, and Possession of, the Asset by the Institution or Its Agent 3/1 The acquisition of the asset or good by the Institution prior to its sale by means of Murabahah 3/1/1 The Institution shall not sell any item in a Murabahah transaction before it acquires such item. Hence, it is not valid for the Institution to conclude a Murabahah sale with the customer before the Institution concludes a urchase contract with the supplier of the item the subject matter of the Murabahah and before it acquires actual or constructive possession of such items, which can be achieved when the supplier gives the Institution control over the item or the documents that represent possession thereof [see items 3/2/1-3/2/4]. Likewise, the Murabahah Murabahah is considered void in case the contract with the supplier is void, because 206
8. Shari ’ah Standard No. (8): Murabahah in this case the Institution would fail to acquire complete title to the item. 3/1/2 It is permitted that the contract between the Institution and the supplier be completed by means of a meeting of the two parties to discuss the details, at which point the contract may be executed. Likewise, it is permitted that the contract be completed through exchanging of the notices of offer and acceptance, either in writing or by any form of modern communication customarily practiced according to known principles. 3/1/3 The original principle is that the Institution itself purchases the item directly from the supplier. However, it is permissible for the Institution to carry out the purchase by authorizing an agent, other than the purchase orderer, to execute the purchase; and the customer (the purchase orderer) should not be appointed to act as an agent except in case of a dire need. Furthermore, the agent must not sell the item to himself. Rather, the Institution must first acquire title of the item and then sell it to the agent. In such a case, the provisions of item 3/1/5 should be observed. 3/1/4 In cases when the customer is authorized to purchase the item as the Institution’s agent, it is obligatory to adopt procedures which would ensure that certain conditions are observed. These conditions include: a) the Institution itself must pay the supplier, and not pay the price of the item into the account of the customer as agent, whenever possible. b) the Institution should obtain from the supplier the documents that confirm that a sale has taken place. 3/1/5 It is obligatory to separate the two liabilities of risk attaching to the purchased item, namely the liability of the Institution and the liability of the customer as agent of the Institution. This is achieved by having an interval in time between the 207
9. Shari ’ah Standard No. (8): Murabahah performance of the agency contract and the execution of the contract of Murabahah, as indicated in the customer’s notice of performance of the agency contract to acquire the item and offer to purchase the item by means of Murabahah [see Appendix (a)], followed by the institution’s notice of its acceptance of the customer’s offer to purchase and the execution of the Murabahah sale contract [see Appendix (b)]. 3/1/6 The original principle is that all documents and contracts concerned with the execution of the sale of the item must be in the name of the Institution and not in that of the customer, unless the latter acts as the Institution’s agent in acquiring the item. 3/1/7 It is permissible, at the time when the Institution appoints someone as its agent for the acquisition of the item, that the two parties agree to authorize the agent to carry out the acquisition of the item as agent, without disclosing the existence of the agency agreement. In this case, the agent will act as principal in dealing with other parties, and will undertake the purchase directly in his name but on behalf of the Institution as principal. However, it is preferable that the agent’s role be disclosed. 3/2 The Institution’s taking possession of the asset or good, prior to its sale by Murabahah 3/2/1 It is obligatory that the Institution’s actual or constructive possession of the item be ascertained before its sale to the customer on the basis of Murabahah. 3/2/2 The condition that possession of the item must be taken by the Institution (before its onward sale to the customer) has a specific purpose: that the Institution must assume the risk of the item it intends to sell. This means that the item must move from the responsibility of the supplier to the responsibility of the Institution. Similarly, it is obligatory that the point when the risk of the item is passed on by the Institution to the customer 208
10. Shari ’ah Standard No. (8): Murabahah be clearly identified, with reference to the stages in which the item is transferred from one party to another. 3/2/3 The forms of taking delivery or possession of items differ according to their nature and different trade customs. Taking possession may be actual in the case of the physical delivery or transportation to the acquirer or its agent, but may also take place constructively by placing of the item at the acquirer’s disposal so as to enable him to deal with it at his will, even though no physical delivery has taken place. Taking possession of an item of real property may also take place by means of the property being vacated and its being placed at the acquirer’s disposal; if the latter is not able to have disposal of the purchased item, then the vacation of the property is not considered as conveying possession. In the case of moveable assets, possession will take place in accordance with the nature of the asset. 3/2/4 The receipt of a bill of lading by the Institution or its agent, when purchasing goods on the international market, is considered as constructive possession. The same would apply to the Institution’s receipt of certificates of storage issued by warehouses following appropriate and reliable formalities. 3/2/5 The original principle is that the Institution itself must receive the item from the premises of the supplier or from a location that is specified in the delivery conditions. The responsibility for the risk attached to the item is transferred to the Institution upon its taking possession of the item. However, it is permissible for the Institution to authorize another party to take delivery of the item on its behalf. 3/2/6 As the Institution is the owner of the subject matter of Murabahah its insurance lies with the Institution before selling it to the customer. Any amount recovered from insurance at this stage will belong to the Institution exclusively and the customer has no claim to it even if the recovered amount exceeds the purchase price. The Institution is entitled to include 209
11. Shari ’ah Standard No. (8): Murabahah the expenses of insurance in the Murabahah cost price to be subsequently added to the price of Murabahah. Insurance must be on the basis of Takaful whenever possible. 3/2/7 Agency in carrying out the procedures of obtaining insurance cover for the item at the stage of the Institution’s acquisition of ownership of the asset is permitted. However, it is obligatory that the Institution should bear the cost of insurance. 4. Conclusion of a Murabahah Contract 4/1 It is not permitted for the Institution to consider that the contract of Murabahah is automatically concluded by its mere taking possession of the asset. Likewise, the Institution may not force a customer who is the purchase orderer to take delivery of the asset and pay the Murabahah selling price, if the customer refuses to conclude the Murabahah transaction. 4/2 The Institution is entitled to receive compensation for any actual damage it has incurred as a result of the customer’s breach of a binding promise. The compensation consists of the customer reimbursing the Institution for any loss due to a difference between the price received by the Institution in selling the asset to a third party and the original cost price paid by the Institution to the supplier. 4/3 When the Institution has purchased an asset for a deferred price, with the intention that it will be sold on a Murabahah basis, then the Institution is obliged to disclose to the customer that the asset is purchased by the Institution on deferred payment basis. The Institution has the obligation to disclose to the customer, when concluding the contract of sale, the details of any expenses that it would include in determining the cost. The Institution is also entitled to include any expenses relating to the item if this is acceptable to the customer. However, if the Institution failed to disclose any expenses, it is not entitled to include them unless they are customarily considered as normal expenses, such as transportation expenses, storage expenses, fees for letters of credit and insurance premiums. 210
12. Shari ’ah Standard No. (8): Murabahah 4/4 The Institution is not entitled to include in the base cost of the item, for the purpose of calculating the Murabahah price, any amounts other than the direct expenses that are paid to a third party. It is not permissible, for example, for the Institution to add to the cost of the item payments made to its own staff for their work, and the like. 4/5 If the Institution has, even after the drawing up of the Murabahah contract, received a discount for the same item that was sold on Murabahah basis from the supplier of the item, then the customer should benefit from that discount by a reduction of the total Murabahah selling price in proportion to the discount. 4/6 It is an obligation that both the price of the item and the Institution’s profit on the Murabahah transaction be fixed and known to both parties on the signature of the contract of sale. It is not permitted under any circumstances to subject the determination of the price or the profit to unknown variations or variations that are determinable in the future, such as by concluding the sale and making the profit dependent on the rate of LIBOR that will prevail in the future. There is no objection to referring to any other known indicators during the promise stage as a comfort indicator to determine the rate of profit, provided that the determination of the Institution’s profit at the time of concluding the Murabahah is based on a certain percentage of the cost and is not tied up with LIBOR or a time factor. 4/7 The Institution’s profit mark-up in Murabahah must be known, and the mere mention of the total selling price is not sufficient. It is permissible that the profit be determined based on a lump sum amount or a certain percentage of the cost price only or of the cost price plus the expenses. This determination is completed by the agreement and mutual consent of the two parties. 4/8 It is permissible to agree on the payment of the price of the item under Murabahah either by short or long term instalments, and the selling price of the asset becomes a debt that the customer is obligated to pay at the time agreed upon. It is not permitted subsequently to demand any extra payment either in consideration of extra time 211
13. Shari ’ah Standard No. (8): Murabahah given for payment or for delay in payment that may be for a reason or no reason. 4/9 It is permissible for the Institution to stipulate in the contract of Murabahah a condition that the Institution is free from responsibility for all or some of the defects of the asset, but not from destruction caused before the possession of the customer or diminution of quantity sold; this is known as Bay’ al-Bara`ah (sale on ‘as is’ basis). In the case of stipulating such a condition, it is preferable that the Institution should assign to the customer the right of recourse to the supplier to obtain compensation for any defects that are established, which would otherwise be recoverable by the Institution from the supplier. 4/10 The Institution shall be responsible for pre-existing hidden defects which appear after the conclusion of the contract, unless it stipulates otherwise according to item 10/4. However, it shall not be responsible for any new defects (recent defects) that arise after the conclusion of the contract and taking delivery by the customer. 4/11 The Institution is entitled to include, as a condition of the contract, that in case of the customer’s refusal, after the execution of the Murabahah contract, to take delivery of the asset at the prescribed time, the Institution could revoke the contract or sell the asset to a third party on behalf of the customer and for his account. The Institution could then recover from the selling price the amount due to it from the customer under the contract, and would have recourse to the customer for the balance if that price were not sufficient to cover the amount due to the customer. 5. Guarantees and Treatment of Murabahah Receivables 5/1 It is permissible for the Institution to stipulate to the customer that instalments may become due before their originally agreed due dates in case of the customer’s refusal or delay in paying any instalment without any valid reason after the lapse of the time specified in the notice to be sent by the Institution to the customer within a reasonable period of time following the due date. 212
14. Shari ’ah Standard No. (8): Murabahah 5/2 The Institution should ask the customer to provide permissible security in the contract of Murabahah. Among other things, the Institution may receive a third party guarantee or the mortgagee of the investment account of the customer or the mortgagee of any item of real or moveable property, or the mortgagee of the subject matter of the Murabahah contract as a fiduciary mortgagee (or a registered charge), either without taking possession of the mortgageed asset, or by taking possession of the mortgageed asset and then releasing the mortgagee progressively according to the percentage of the total payment received. 5/3 It is permissible for the Institution to require the customer to provide cheques or promissory notes before the execution of the contract of Murabahah, as a guarantee of the indebtedness that will be created after the execution of the contract. This is possible on the written condition that the Institution is not entitled to use these cheques or documents except on their due dates. The requirement to provide cheques as security is not permissible in countries where they could be presented for payment before their due date. 5/4 It is not permissible to stipulate that the ownership of the item will not be transferred to the customer until the full payment of the selling price. However, it is permissible to postpone the registration of the asset in the customer’s name as a guarantee of the full payment of the selling price. The Institution may receive authority from the customer to sell the asset in case the customer delays payment of the selling price, in which case the Institution should issue a counterdeed to the customer to establish the latter’s right to ownership. If the Institution sells the asset as a result of the customer’s failure to make a payment of the selling price on its due date, it must confine itself to recovering the amount due to it and must return the balance to the customer. 5/5 In the case of the Institution receiving a mortgagee from the customer, the Institution is entitled to stipulate that the customer should make an assignment to the Institution to enable it to sell the mortgageed 213
15. Shari ’ah Standard No. (8): Murabahah asset for the purpose of recovering the amount due from the customer without recourse to the judiciary. 5/6 It is permissible that the contract of Murabahah consists of an undertaking from the customer to pay an amount of money or a percentage of the debt, on the basis of undertaking to donate it in the event of a delay on his part in paying instalments on their due date. The Shari’ah Supervisory Board of the Institution must have full knowledge that any such amount is indeed spent on charitable causes, and not for the benefit of the Institution itself. 5/7 It is not permissible to extend the date of payment of the debt in exchange for an additional payment in case of rescheduling, irrespectively of whether the debtor is solvent or insolvent. 5/8 When there is default in payment by the customer with regard to instalments of the selling price that are due, the amount due is just the amount of the unpaid selling price. It is not permissible for the Institution to impose any additional payment on the customer for the Institution’s benefit. This provision is, however, subject to item 5/6 . 5/9 It is permissible for the Institution to give up part of the selling price if the customer pays early, provided this was not part of the contractual agreement. 5/10 If the customer wishes to pay in a currency different from Murabahah currency, it is permissible, with the agreement of the Institution at the time of payment on condition that the payable debt is paid in full or the amount agreed to be paid in different currency is paid in full and no part of the currency exchange amount remains due. This currency exchange may not be stipulated in the contract of Murabahah. 6. Date of Issuance of the Standard This Standard was issued on 4 Rabi’ I, 1423 A.H., corresponding to 16 May 2002 A.D. 214