Credit Quality | 3 Months Ended |
Mar. 31, 2014 |
Credit Quality [Abstract] | ' |
Credit Quality Disclosure [Text Block] | ' |
Note 4 – Credit Quality |
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Allowance for Credit Losses |
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The Company’s methodology for estimating probable future losses on loans utilizes a combination of probability of loss by loan grade and loss given defaults for its portfolios. The probability of default is based on both market data from a third-party independent source and actual historical default rates within the Company’s portfolio. A loan is impaired when full payment of interest and principal under the original contractual loan terms is not expected. Commercial and industrial loans, commercial real estate, including construction and land development, and multi-family real estate loans are individually evaluated for impairment. If a loan is impaired, the loan amount exceeding fair value, based on the most current information available is reserved. Management has developed a process by which commercial and commercial real estate loans receiving an internal grade of substandard or doubtful are individually evaluated for impairment through a loan quality review (LQR). The LQR details the various attributes of the relationship and collateral and determines based on the most recent available information if a specific reserve needs to be applied and at what level. The LQR process for all loans meeting the specific review criteria is completed on a quarterly basis. Large groups of smaller balance homogeneous loans, such as consumer and residential real estate loans, are collectively evaluated for impairment, and accordingly, such loans are not separately identified for impairment disclosures. This methodology recognizes portfolio behavior while allowing for reasonable loss ratios on which to estimate allowance calculations. |
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Further, the process for estimating probable loan losses is divided into reviewing impaired loans on an individual basis for probable losses and, as noted above, calculating probable future losses based on historical and market data for homogenous loan portfolios. As the Company’s troubled loan portfolios have been reduced through charge-off, the remaining loan portfolios possess better overall credit characteristics, and based on the Company’s methodology require lower rates of reserving than historical levels. |
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The table below presents allowance for loan losses by loan portfolio. Commercial real estate includes real estate construction and land development loans (in thousands). |
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Three Months Ended March 31, 2014 |
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| | Unallocated | | Consumer and | | Commercial and | | Commercial | | Residential Real | | Total | | | | |
Credit Card | Industrial | Real Estate | Estate and | | | |
| | | Home Equity | | | |
Beginning balance | | $ | - | | $ | 301 | | $ | 3,232 | | $ | 2,974 | | $ | 218 | | $ | 6,725 | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
Charge-offs | | | - | | | -46 | | | -1,193 | | | -159 | | | -14 | | | -1,412 | | | | |
Recoveries | | | - | | | 31 | | | 4 | | | 84 | | | 10 | | | 129 | | | | |
Provision | | | 173 | | | -40 | | | 30 | | | -127 | | | -36 | | | - | | | | |
Transferred to loans held for sale | | | - | | | - | | | - | | | -97 | | | - | | | -97 | | | | |
Ending balance | | $ | 173 | | $ | 246 | | $ | 2,073 | | $ | 2,675 | | $ | 178 | | $ | 5,345 | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
Individually evaluated for impairment | | $ | - | | $ | - | | $ | 966 | | $ | 1,724 | | $ | - | | $ | 2,690 | | | | |
Collectively evaluated for impairment | | | 173 | | | 246 | | | 1,107 | | | 951 | | | 178 | | | 2,655 | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
Ending balance | | $ | 173 | | $ | 246 | | $ | 2,073 | | $ | 2,675 | | $ | 178 | | $ | 5,345 | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
Loans | | | | | | | | | | | | | | | | | | | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
Individually evaluated for impairment | | $ | - | | $ | - | | $ | 3,730 | | $ | 15,108 | | $ | - | | $ | 18,838 | | | | |
Collectively evaluated for impairment | | | - | | | 32,498 | | | 107,156 | | | 88,017 | | | 105,573 | | | 333,244 | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
Total | | $ | - | | $ | 32,498 | | $ | 110,886 | | $ | 103,125 | | $ | 105,573 | | $ | 352,082 | | | | |
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Three Months Ended March 31, 2013 |
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| | Consumer and | | Commercial and | | Commercial | | Residential Real | | Total | | | | | | | |
Credit Card | Industrial | Real Estate | Estate and | | | | | | |
| | | Home Equity | | | | | | |
Beginning balance | | $ | 365 | | $ | 1,621 | | $ | 4,692 | | $ | 204 | | $ | 6,882 | | | | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
Charge-offs | | | -39 | | | -64 | | | -102 | | | -42 | | | -247 | | | | | | | |
Recoveries | | | 60 | | | 688 | | | 10 | | | 15 | | | 773 | | | | | | | |
Provision | | | -99 | | | -659 | | | 124 | | | -16 | | | -650 | | | | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
Ending balance | | $ | 287 | | $ | 1,586 | | $ | 4,724 | | $ | 161 | | $ | 6,758 | | | | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
Individually evaluated for impairment | | $ | - | | $ | 737 | | $ | 2,983 | | $ | - | | $ | 3,720 | | | | | | | |
Collectively evaluated for impairment | | | 287 | | | 849 | | | 1,741 | | | 161 | | | 3,038 | | | | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
Ending balance | | $ | 287 | | $ | 1,586 | | $ | 4,724 | | $ | 161 | | $ | 6,758 | | | | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
Loans | | | | | | | | | | | | | | | | | | | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
Individually evaluated for impairment | | $ | - | | $ | 5,586 | | $ | 20,980 | | $ | - | | $ | 26,566 | | | | | | | |
Collectively evaluated for impairment | | | 24,452 | | | 116,066 | | | 88,645 | | | 73,026 | | | 302,189 | | | | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
Total | | $ | 24,452 | | $ | 121,652 | | $ | 109,625 | | $ | 73,026 | | $ | 328,755 | | | | | | | |
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Impaired Loans |
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A loan is considered impaired when based on current information and events it is probable the Bank will be unable to collect all amounts due from the borrower in accordance with the contractual terms of the loan. Impaired loans include nonperforming commercial loans but also include loans modified in troubled debt restructurings where concessions have been granted to borrowers experiencing financial difficulties. These concessions could include a reduction in the interest rate on the loan, payment extensions, forgiveness of principal, forbearance or other actions intended to maximize collection. Commercial and commercial real estate loans with risk grades Substandard, Vulnerable, Doubtful, or Loss are evaluated for impairment. |
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The following presents by class, information related to the Company’s impaired loans as of March 31, 2014 and December 31, 2013 (in thousands). |
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At March 31, 2014 |
| | Recorded | | Unpaid | | Related | | Year-to-date | | Year-to-date | | | | | | | |
Investment | Principal | Allowance | Average | Interest | | | | | | |
| Balance | | Recorded | Income | | | | | | |
| | | Investment | Recognized | | | | | | |
With No Related Allowance Recorded | | | | | | | | | | | | | | | | | | | | | | |
Consumer and Credit Card | | $ | - | | $ | - | | $ | - | | $ | - | | $ | - | | | | | | | |
Commercial and Industrial | | | 1,698 | | | 1,698 | | | - | | | 1,434 | | | 19 | | | | | | | |
Commercial Real Estate | | | 9,826 | | | 9,826 | | | - | | | 9,816 | | | 149 | | | | | | | |
Residential RE and Home Equity | | | - | | | - | | | - | | | - | | | - | | | | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
With Allowance Recorded | | | | | | | | | | | | | | | | | | | | | | |
Consumer and Credit Card | | $ | - | | $ | - | | $ | - | | $ | - | | $ | - | | | | | | | |
Commercial and Industrial | | | 2,032 | | | 2,110 | | | 966 | | | 4,135 | | | 12 | | | | | | | |
Commercial Real Estate | | | 5,282 | | | 5,282 | | | 1,724 | | | 5,495 | | | 73 | | | | | | | |
Residential RE and Home Equity | | | - | | | - | | | - | | | - | | | - | | | | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
Total | | | | | | | | | | | | | | | | | | | | | | |
Consumer and Credit Card | | $ | - | | $ | - | | $ | - | | $ | - | | $ | - | | | | | | | |
Commercial and Industrial | | | 3,730 | | | 3,808 | | | 966 | | | 5,569 | | | 31 | | | | | | | |
Commercial Real Estate | | | 15,108 | | | 15,108 | | | 1,724 | | | 15,311 | | | 222 | | | | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
Residential RE and Home Equity | | | - | | | - | | | - | | | - | | | - | | | | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
Total | | $ | 18,838 | | $ | 18,916 | | $ | 2,690 | | $ | 20,880 | | $ | 253 | | | | | | | |
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At December 31, 2013 |
| | Recorded | | Unpaid | | Related | | Year-to-date | | Year-to-date | | | | | | | |
Investment | Principal | Allowance | Average | Interest | | | | | | |
| Balance | | Recorded | Income | | | | | | |
| | | Investment | Recognized | | | | | | |
With No Related Allowance Recorded | | | | | | | | | | | | | | | | | | | | | | |
Consumer and Credit Card | | $ | - | | $ | - | | $ | - | | $ | - | | $ | - | | | | | | | |
Commercial and Industrial | | | 1,530 | | | 1,530 | | | - | | | 3,081 | | | 67 | | | | | | | |
Commercial Real Estate | | | 9,892 | | | 11,788 | | | - | | | 10,005 | | | 615 | | | | | | | |
Residential RE and Home Equity | | | - | | | - | | | - | | | - | | | - | | | | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
With Allowance Recorded | | | | | | | | | | | | | | | | | | | | | | |
Consumer and Credit Card | | $ | - | | $ | - | | $ | - | | $ | - | | $ | - | | | | | | | |
Commercial and Industrial | | | 5,691 | | | 5,833 | | | 2,304 | | | 2,686 | | | 196 | | | | | | | |
Commercial Real Estate | | | 5,768 | | | 7,296 | | | 1,862 | | | 10,060 | | | 308 | | | | | | | |
Residential RE and Home Equity | | | - | | | - | | | - | | | - | | | - | | | | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
Total | | | | | | | | | | | | | | | | | | | | | | |
Consumer and Credit Card | | $ | - | | $ | - | | $ | - | | $ | - | | $ | - | | | | | | | |
Commercial and Industrial | | | 7,221 | | | 7,363 | | | 2,304 | | | 5,767 | | | 263 | | | | | | | |
Commercial Real Estate | | | 15,660 | | | 19,084 | | | 1,862 | | | 20,065 | | | 923 | | | | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
Residential RE and Home Equity | | | - | | | - | | | - | | | - | | | - | | | | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
Total | | $ | 22,881 | | $ | 26,447 | | $ | 4,166 | | $ | 25,832 | | $ | 1,186 | | | | | | | |
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The allowance for impaired loans is included in the Company’s overall allowance for loan losses. The provision necessary to increase this allowance is included in the Company’s overall provision for losses on loans. |
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Loans on nonaccrual status at March 31, 2014 and December 31, 2013 are as follows (in thousands): |
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| | March 31, | | December 31, | | | | | | | | | | | | | | | | |
| | 2014 | | 2013 | | | | | | | | | | | | | | | | |
Consumer and credit card | | $ | - | | $ | - | | | | | | | | | | | | | | | | |
Commercial and industrial | | | 1,449 | | | 4,702 | | | | | | | | | | | | | | | | |
Commercial real estate | | | 1,317 | | | 1,398 | | | | | | | | | | | | | | | | |
Residential real estate and home equity | | | 511 | | | 352 | | | | | | | | | | | | | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
Total | | $ | 3,277 | | $ | 6,452 | | | | | | | | | | | | | | | | |
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Credit Quality Indicators |
Corporate risk exposure by risk profile was as follows at March 31, 2014 (in thousands): |
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Category | | Commercial and | | Commercial | | | | | | | | | | | | | | | | |
Industrial | Real Estate | | | | | | | | | | | | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
Pass-1-4 | | $ | 99,921 | | $ | 85,073 | | | | | | | | | | | | | | | | |
Vulnerable-5 | | | 3,318 | | | 4,542 | | | | | | | | | | | | | | | | |
Substandard-6 | | | 7,647 | | | 13,510 | | | | | | | | | | | | | | | | |
Doubtful-7 | | | - | | | - | | | | | | | | | | | | | | | | |
Loss-8 | | | - | | | - | | | | | | | | | | | | | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
Total | | $ | 110,886 | | $ | 103,125 | | | | | | | | | | | | | | | | |
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Corporate risk exposure by risk profile was as follows at December 31, 2013: |
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Category | | Commercial and | | Commercial | | | | | | | | | | | | | | | | |
Industrial | Real Estate | | | | | | | | | | | | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
Pass-1-4 | | $ | 111,266 | | $ | 83,953 | | | | | | | | | | | | | | | | |
Vulnerable-5 | | | 2,574 | | | 4,785 | | | | | | | | | | | | | | | | |
Substandard-6 | | | 8,244 | | | 15,954 | | | | | | | | | | | | | | | | |
Doubtful-7 | | | - | | | - | | | | | | | | | | | | | | | | |
Loss-8 | | | - | | | - | | | | | | | | | | | | | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
Total | | $ | 122,084 | | $ | 104,692 | | | | | | | | | | | | | | | | |
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Risk Category Descriptions |
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Pass (Prime – 1, Good – 2, Fair – 3, Compromised – 4) |
Loans with a pass grade have a higher likelihood that the borrower will be able to service its obligations in accordance with the terms of the loan than those loans graded 5, 6, 7, or 8. The borrower’s ability to meet its future debt service obligations is the primary focus for this determination. Generally, a borrower’s expected performance is based on the borrower’s financial strength as reflected by its historical and projected balance sheet and income statement proportions, its performance, and its future prospects in light of conditions that may occur during the term of the loan. |
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Vulnerable (Special Mention) – 5 |
Loans which possess some credit deficiency or potential weakness which deserves close attention, but which do not yet warrant substandard classification. Such loans pose unwarranted financial risk that, if not corrected, could weaken the loan and increase risk in the future. The key distinctions of a 5 (Special Mention) classification are that (1) it is indicative of an unwarranted level of risk, and (2) weaknesses are considered “potential”, versus “well-defined”, impairments to the primary source of loan repayment. |
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Substandard – 6 |
Loans that are inadequately protected by the current sound net worth and paying capacity of the obligor or of the collateral pledged, if any. Loans so classified must have well-defined weakness or weaknesses that jeopardize the liquidation of the debt. They are characterized by the distinct possibility that the Bank will sustain some loss if the deficiencies are not corrected. One or more of the following characteristics may be exhibited in loans classified Substandard: |
| · | Loans, which possess a defined credit weakness and the likelihood that a loan will be paid from the primary source, is uncertain. Financial deterioration is underway and very close attention is warranted to ensure that the loan is collected without loss. | | | | | | | | | | | | | | | | | | | | |
| · | Loans are inadequately protected by the current net worth and paying capacity of the obligor. | | | | | | | | | | | | | | | | | | | | |
| · | The primary source of repayment is gone, and the Bank is forced to rely on a secondary source of repayment such as collateral liquidation or guarantees. | | | | | | | | | | | | | | | | | | | | |
| · | Loans are characterized by the distinct possibility that the Bank will sustain some loss if deficiencies are not corrected. | | | | | | | | | | | | | | | | | | | | |
| · | Unusual courses of action are needed to maintain a high probability of repayment. | | | | | | | | | | | | | | | | | | | | |
| · | The borrower is not generating enough cash flow to repay loan principal; however, continues to make interest payments. | | | | | | | | | | | | | | | | | | | | |
| · | The lender is forced into a subordinated or unsecured position due to flaws in documentation. | | | | | | | | | | | | | | | | | | | | |
| · | Loans have been restructured so that payment schedules, terms and collateral represent concessions to the borrower when compared to the normal loan terms. | | | | | | | | | | | | | | | | | | | | |
| · | The lender is seriously contemplating foreclosure or legal action due to the apparent deterioration in the loan. | | | | | | | | | | | | | | | | | | | | |
| · | There is a significant deterioration in the market conditions and the borrower is highly vulnerable to these conditions. | | | | | | | | | | | | | | | | | | | | |
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Doubtful – 7 |
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One or more of the following characteristics may be exhibited in loans classified Doubtful: |
| · | Loans have all of the weaknesses of those classified as Substandard. Additionally, however, these weaknesses make collection or liquidation in full based on existing conditions improbable. | | | | | | | | | | | | | | | | | | | | |
| · | The primary source of repayment is gone, and there is considerable doubt as to the quality of the secondary source of repayment. | | | | | | | | | | | | | | | | | | | | |
| · | The possibility of loss is high, but, because of certain important pending factors, which may strengthen the loan, loss classification is deferred until its exact status is known. A Doubtful classification is established during this period of deferring the realization of the loss. | | | | | | | | | | | | | | | | | | | | |
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Loss – 8 |
Loans are considered uncollectible and of such little value that continuing to carry them as assets on the institution’s financial statements is not feasible. Loans will be classified Loss when it is neither practical nor desirable to defer writing off or reserving all or a portion of a basically worthless asset, even though partial recovery may be possible at some time in the future. |
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Consumer Risk |
Consumer risk based on payment activity at March 31, 2014 is as follows (in thousands). |
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Payment Category | | Consumer and | | Residential Real | | | | | | | | | | | | | | | | |
Credit Card | Estate and | | | | | | | | | | | | | | | |
| Home Equity | | | | | | | | | | | | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
Performing | | $ | 32,498 | | $ | 105,062 | | | | | | | | | | | | | | | | |
Non-performing | | | - | | | 511 | | | | | | | | | | | | | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
Total | | $ | 32,498 | | $ | 105,573 | | | | | | | | | | | | | | | | |
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Consumer risk based on payment activity at December 31, 2013 is as follows (in thousands). |
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Payment Category | | Consumer and | | Residential Real | | | | | | | | | | | | | | | | |
Credit Card | Estate and Home | | | | | | | | | | | | | | | |
| Equity | | | | | | | | | | | | | | | |
Performing | | $ | 32,862 | | $ | 95,893 | | | | | | | | | | | | | | | | |
Non-Performing | | | - | | | 352 | | | | | | | | | | | | | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
Total | | $ | 32,862 | | $ | 96,245 | | | | | | | | | | | | | | | | |
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Age Analysis of Past Due Loans |
The following table presents past due loans aged as of March 31, 2014 (in thousands). |
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Category | | 30-59 Days | | 60-89 | | 90 Days or | | Total Past | | Current | | Total | | Recorded | |
Past Due | Days | more Past | Due | Financing | Investment > |
| Past Due | Due | | Receivables | 90 days and |
| | | | | Accruing |
| | | | | | | | | | | | | | | | | | | | | | |
Consumer and credit card | | $ | 33 | | $ | 67 | | $ | - | | $ | 100 | | $ | 32,398 | | $ | 32,498 | | $ | - | |
Commercial and industrial | | | 180 | | | - | | | 751 | | | 931 | | | 109,955 | | | 110,886 | | | - | |
Commercial real estate | | | - | | | 63 | | | 484 | | | 547 | | | 102,578 | | | 103,125 | | | - | |
Residential real estate and home equity | | | 621 | | | 2 | | | 422 | | | 1,045 | | | 104,528 | | | 105,573 | | | - | |
Total | | $ | 834 | | $ | 132 | | $ | 1,657 | | $ | 2,623 | | $ | 349,459 | | $ | 352,082 | | $ | - | |
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The following table presents past due loans aged as of December 31, 2013 (in thousands). |
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Category | | 30-59 Days | | 60-89 | | Greater | | Total | | Current | | Total Loans | | Recorded | |
Past Due | Days | than 90 | Past Due | Investment > |
| Past Due | Days Past | | 90 days and |
| | Due | | Accruing |
| | | | | | | | | | | | | | | | | | | | | | |
Consumer and Credit Card | | $ | 90 | | $ | 92 | | $ | - | | $ | 182 | | $ | 32,680 | | $ | 32,862 | | $ | - | |
Commercial and Industrial | | | 407 | | | - | | | 1,001 | | | 1,408 | | | 120,676 | | | 122,084 | | | - | |
Commercial Real Estate | | | 49 | | | - | | | 682 | | | 731 | | | 103,961 | | | 104,692 | | | - | |
Residential Real Estate and Home Equity | | | 374 | | | - | | | 321 | | | 892 | | | 95,353 | | | 96,245 | | | - | |
Total | | $ | 920 | | $ | 92 | | $ | 2,004 | | $ | 3,213 | | $ | 352,670 | | $ | 355,883 | | $ | - | |
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Troubled Debt Restructurings |
Information regarding Troubled Debt Restructuring (“TDR”) loans for the three month period ended March 31, 2014 is as follows (in thousands): |
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| Three Months Ended | | Three Months Ended | | | | | | | | | | | |
| March 31, 2014 | | March 31, 2013 | | | | | | | | | | | |
| Number of | | Recorded Investment | | Number ofContracts | | Recorded Investment | | | | | | | | | | | |
Contracts | (as of period end) | (as of period end) | | | | | | | | | | |
Consumer and Credit Card | | - | | $ | - | | | - | | $ | - | | | | | | | | | | | |
Commercial and Industrial | | 2 | | | 58 | | | 3 | | | 2,230 | | | | | | | | | | | |
Commercial Real Estate | | - | | | - | | | - | | | - | | | | | | | | | | | |
Residential Real Estate and Home Equity | | - | | | - | | | - | | | - | | | | | | | | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
Total | | 2 | | $ | 58 | | | 3 | | $ | 2,230 | | | | | | | | | | | |
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The following presents by class loans modified in a TDR that subsequently defaulted within twelve months of the modification (i.e. 60 days or more past due) during the three month period ended March 31, 2014 and 2013 (in thousands). |
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| Three Months Ended | | Three Months Ended | | | | | | | | | | | |
| March 31, 2014 | | March 31, 2013 | | | | | | | | | | | |
| Number of | | Recorded Investment | | Number of | | Recorded Investment | | | | | | | | | | | |
Contracts | as of period end (1) | Contracts | as of period end (1) | | | | | | | | | | |
Consumer and Credit Card | | - | | $ | - | | | - | | $ | - | | | | | | | | | | | |
Commercial and Industrial | | - | | | - | | | - | | | - | | | | | | | | | | | |
Commercial Real Estate | | 3 | | | 520 | | | - | | | - | | | | | | | | | | | |
Residential Real Estate and Home Equity | | - | | | - | | | - | | | - | | | | | | | | | | | |
| | | | | | | | | | | | | | | | | | | | | | |
Total | | 3 | | $ | 520 | | | - | | $ | - | | | | | | | | | | | |
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| -1 | Period end balances are inclusive of all partial pay downs and charge-offs since the modification date. Loans modified in a TDR that were fully paid down, charged off, or foreclosed upon by period end are not reported. | | | | | | | | | | | | | | | | | | | | |
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A modification of a loan constitutes a TDR when a borrower is experiencing financial difficulty and the modification constitutes a concession. The Company offers various types of concessions when modifying a loan; however, forgiveness of principal is rarely granted. Depending on the financial condition of the borrower, the purpose of the loan and the type of collateral supporting the loan structure; modifications can be either short-term (12 months of less) or long term (greater than one year). Commercial loans modified in a TDR often involve temporary interest-only payments, term extensions, and converting revolving credit lines to term loans. Additional collateral, a co-borrower, or a guarantor may be requested. Commercial mortgage and construction loans modified in a TDR often involve reducing the interest rate for the remaining term of the loan, extending the maturity date at an interest rate lower than the current market rate for new debt with similar risk, or substituting or adding a new borrower or guarantor. Construction loans modified in a TDR may also involve extending the interest-only payment period. |
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Land loans are also included in the class of commercial real estate loans. Land loans are typically structured as interest-only monthly payments with a balloon payment due at maturity. Land loans modified in a TDR typically involve extending the balloon payment by one to three years, changing the monthly payments from interest-only to principal and interest, while leaving the interest rate unchanged. |
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Loans modified in a TDR are typically already on nonaccrual status and partial charge-offs have in some cases already been taken against the outstanding loan balance. As a result, loans modified in a TDR for the Company may have the financial effect of increasing the specific allowance associated with the loan. The allowance for impaired loans that have been modified in a TDR is measured based on the estimated fair value of the collateral, less any selling costs, if the loan is collateral dependent or on the present value of expected future cash flows discounted at the loan’s effective interest rate. Management exercises significant judgment in developing these estimates. |
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As mentioned above, an individual loan is placed on a non-accruing status if, in the judgment of management, it is unlikely that all principal and interest will be received according to the terms of the note. Loans on non-accrual may be eligible to be returned to an accruing status after six months of compliance with the modified terms. However, there are number of factors that could prevent a loan from returning to accruing status, even after remaining in compliance with loan terms for the aforementioned six month period. For example: deteriorating collateral, negative cash flow changes and inability to reduce debt to income ratios. |
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