Final Results
February 27 2003 - 2:03AM
UK Regulatory
RNS Number:0430I
Estates & General PLC
27 February 2003
CONFIDENT ESTATES & GENERAL
REPORTS RECORD RESULTS
AND STRENGTHENS PROPERTY PORTFOLIO
Estates & General PLC, ("Estates & General") the strategic property investment
company, has today announced its financial results for the year ended 31
December 2002.
Highlights
* Pre-tax profits up 8.8% to #6.76 million (2001: #6.21million)
* Earnings per share up 13.4% to 22.0p (2001: 19.4p)
* Property portfolio of #147.35 million
* #65 million portfolio acquisition
* #38 million of disposals
* Shareholders' funds increased to #61.01 million (2001: #57.31 million)
* Dividend per share up 12.5% to 4.5p (2001: 4.0p)
* Net Asset Value per share up to 220p (31 December 2001: 207p)
Roger Dossett, Managing Director of Estates & General commented,
" This has been a year of change for the Group. We have worked hard to take
advantage of the market conditions and improved both the strength and the
quality of our property assets. During the year we have completed over #100
million of transactions. Since the year-end, we have continued this process,
with the sale of our central London office buildings at Kings Cross.
" I am confident that Estates & General is nimble enough to continue to deliver
consistent returns. We have good quality assets and are well financed with
firepower to invest and grow.
" Given the current economic conditions, Estates & General offers investors a
shelter from the wider Stock Market malaise. Our ability to deliver consistent
returns and increase shareholder value has been proved. Estates & General will
continue to prosper and I look forward with confidence to the challenges of the
year ahead. "
-ends-
Date: 27 February 2003
For further information contact:
Roger Dossett, Managing Director Estates & General PLC 01923-285999
Phil Holland, Finance Director Estates & General PLC 01923-285999
e-mail: info@estates-general.co.uk
Web: www.estates-general.co.uk
Simon Courtenay City Profile Group 020-7448-3244
Ed Senior City Profile Group 020-7448-3244
e-mail: simon.courtenay@city-profile.com
Chairman's statement
In my Interim Statement, I expressed confidence that the Group would deliver
strong results for 2002, despite the uncertain times in which we have been
operating. It is with great pleasure that I am able once again to report record
profitability and a further increase in shareholders' funds during a year in
which we have completed a series of major property transactions.
For the year ended 31 December 2002, we have achieved a pre-tax profit of #6.76
million, an increase of 8.8% over the #6.21 million reported in 2001. Earnings
per share increased by 13.4% to 22.0 pence, against 19.4 pence (as restated) in
the previous year.
Reflecting the further progress that has been made, the Board is proposing that
a final dividend of 3.0 pence be paid. When added to the interim dividend of 1.5
pence, this makes a total for the year of 4.5 pence, an increase of 12.5% on
the dividend for 2001 of 4.0 pence. If approved at the Annual General Meeting,
the final dividend will be paid on 23 May 2003 to shareholders on the register
on 2 May 2003.
This year's Financial Statements incorporate the requirements of FRS 19 -
Deferred Tax, and prior period figures have been restated where necessary.
Available revenue tax losses are now recognised as an asset in the Balance
Sheet. As these are utilised against profits, the reduction in the asset is
reflected as a tax charge to the Profit and Loss Account. A deferred tax charge
of #0.65 million has been made for the year, as against #0.82 million (as
restated) last year. This does not represent a liability for the Group to pay
this amount of tax as there is no Corporation Tax payable for the year.
Retained profits, the revaluation of the investment property portfolio and the
adjustment to prior years needed to meet the requirements of FRS 19 have all
impacted upon Group reserves. Overall, shareholders' funds have increased to
#61.01 million, an uplift of 6.5% over the restated 2001 total of #57.31
million. The net asset value per ordinary share is now 220 pence (2001: 207
pence, as restated).
Over the past 12 months, we have reshaped the Group's property investment
portfolio considerably. The opportunity was taken to acquire #64.80 million of
assets that improved the quality of our income stream and which are anticipated
to show capital growth in the medium term. Conversely, the Group took advantage
of broadening demand for commercial property amongst both private and
institutional investors, with well-timed disposals of assets seen as peripheral
to the Group's longer-term objectives for a total of #38.59 million.
Today the Group announced the disposal of its central London office property at
Kings Cross for a total consideration of #20.70 million, an amount of #0.30
million over year-end value. Part of this property was held in the trading
portfolio and included in the result for 2002 is an amount of #1.00 million
which re-instates the provision made against cost in previous years.
Property investment cannot be undertaken on a short-term basis. A variety of
factors combine to impact upon the value of an asset. The letting market is more
difficult at present as rental and occupancy levels have come under pressure.
The investment market continues to thrive, driving yields on well-let property
with reasonable periods remaining on the lease to lower and lower levels.
Investors will react differently to economic events as they unfold across the
world and we anticipate a variety of property investment opportunities will
arise which well managed and well-positioned companies such as Estates & General
can exploit.
Notwithstanding the more challenging market conditions, I feel confident about
the future prospects of the Group. We have a secure income base derived from
properties that are fully let to major commercial operations with strong
covenants. Costs are closely monitored and protected. Significant financial
resources are available should new and attractive investment opportunities arise
and creative management of opportunities within the current portfolio will
enhance shareholder value.
As always, I must thank my fellow Board members, our staff and advisors for
their continued support and skilled efforts that have produced record results
and increased value for our shareholders.
David G M Cull
Chairman
26 February 2003
Operating review
Introduction
Transactions totalling #103.39 million made 2002 one of the busiest periods in
the Group's history. The outcome was a record level of profit, enhanced
shareholder value and a re-positioned portfolio in line with the on-going
strategy of balancing secure income from medium-term investments with
opportunities for management to add value.
This is a commendable result in a year of considerable uncertainty in the UK
economy. The one note of disappointment is that despite the successful year, the
general malaise of the Stock Market has left the price of the Company's shares
at a lower level at the end of the financial year than at the beginning.
The restructuring of the property portfolio has continued and been enhanced by a
major post balance sheet sale, details of which are set out later in this
Review.
Asset management
The book value of the property assets of the Group at 31 December 2002 totalled
#147.35 million. The investment portfolio was valued by DTZ Debenham Tie Leung
at #132.07 million, the open market value at that date. This included a marginal
uplift over the value of property held at the start of the year or the cost of
those bought during the year. After taking into account the costs of acquiring
these assets the overall result was a decrease of 0.8%.
The trading portfolio, totalling #15.28 million, is held at the lower of cost
and net realisable value as assessed by the Directors.
Gross rents receivable through the year totalled #12.81 million. The quality of
this income is illustrated by the Board's decision that no provision be made for
bad debts at the year-end, a view supported by subsequent cash collection.
Four small office buildings, three in Aylesbury and one in Chalfont St Peter,
were the only vacancies arising during the year and all four have been re-let.
The rental value of vacant space within the portfolio amounts to less than 0.5%
of the total potential rent roll.
Rent reviews completed during the year added #107,000 to the annual rent roll. A
large proportion of the remaining portfolio is reversionary and will result in
rental uplift in the years to come.
Acquisitions and sales
At the start of the year the Group bought a portfolio of four modern office
properties for #64.80 million. The properties are all of high quality, let to
single occupiers with strong covenants and on long leases. The total rental
income receivable from these properties is #5.01 million per annum representing
an overall initial yield of 7.6%.
The properties are:
- Avis House, Bracknell - let to Avis Europe Holdings until 2015
at #1.53 million per annum;
- Liongate, Guildford - let to UOP Limited until 2014 at #1.30
million per annum;
* Millennium House, Bracknell - let to Quintiles (UK) Limited until 2012
at #1.08 million per annum; and
* Sapphire Court, Coventry - let to AAH Limited until 2022 at #1.10
million per annum.
In April a mixed portfolio of seven investment properties was sold for a total
consideration of #26.03 million. The portfolio had an aggregate book value of
#23.74 million and a total rent passing of #2.13 million per annum. It comprised
office buildings in Gerrards Cross and New Barnet; two industrial units in
Peterborough; a retail warehouse in Bootle; Craven Court, a retail scheme in
Skipton; and a mixed-use property in Gerrards Cross.
Retail premises at Wellingborough, Barnet, Leeds, Pontefract, Greenock and
Croxley Green were sold separately during the year for a total consideration of
#8.55 million and showed a profit over book value of 8.5%.
In addition, sales of industrial land at Hayle, industrial units at Stevenage
and Hemel Hempstead, and a small office building in Hitchin were made from the
trading portfolio. Total proceeds were #4.01 million showing a profit of #0.86
million.
Post balance sheet event
Since the year-end the Group has sold its office buildings at Regents Wharf,
Kings Cross, London for a sum of #20.70 million. Part of the Group's interest in
these was held in the investment portfolio and disposed of at year-end value.
The remainder was held within the trading portfolio and will result in a surplus
over cost of #0.30 million. This substantially reduces the Group's exposure to
the central London office market which will continue to demonstrate weakness
over the short term.
This sale has crystallised a net realisable value for that element of Regents
Wharf held within trading stock which is greater than its original cost.
However, provision had previously been made against the original cost of this
property and the balance of #1.00 million has been credited to the Profit and
Loss Account in 2002.
Funding
The portfolio acquisition in February was funded wholly by debt. A new loan for
#41.80 million was secured for a five-year term at an average margin of 1.18%
over base rate. An existing facility was restructured for a ten-year term with
an additional #12.80 million being drawn. The balance of the acquisition cost,
including fees was settled from undrawn facilities.
Group policy is to arrange new debt facilities on a floating rate basis with the
resultant interest rate risk being separately hedged by derivative instruments.
The sale of properties in the year realised net proceeds of #38.07 million and
gave an opportunity to restructure facilities that did not meet this policy.
High coupon fixed rate loans totalling #18.82 million and expiring in July 2003
and July 2008 were repaid in full. This gave rise to an early repayment fee of
#0.65 million that is included in the interest charge for the year.
The Group hedges the majority of its outstanding debt, which is also
increasingly becoming a requirement of banks as a condition of lending. In order
to achieve these objectives, a further interest rate swap was entered into for a
period of ten years at a rate of 5.58%.
Debt facilities continue to be structured to complement the strategic management
of the Group's property assets. Approximately 60% of existing facilities will be
renewed within a five year period, a further 22% within 10 years with the
balance, represented by a long term debenture issue, being repayable in 16 years
time.
Debt outstanding averaged #96.41 million in 2002 (2001: #73.52 million) at an
average rate of interest of 7.35% (2001: 8.6%). Net interest charges, excluding
repayment fees, were covered 1.74 times by net rental income (2001: 1.83 times).
Financial instruments
Detailed in note 8 to the preliminary announcement is the disclosure of the '
fair value' of financial instruments held by the Group. There is no legal
obligation to repay any debt in advance of its maturity date and repayment at
maturity will be at par value. The Directors have no intention of redeeming any
of the Group's financial instruments at present. The disclosure of the
difference between book and fair values of financial instruments has no impact
on the activities, profits or cash flows of the Group.
In prior years the Company's quoted long-term debenture has been valued with
reference to the Daily Official List. However, this debenture stock is now
highly illiquid. The Board has therefore adopted a notional market price as fair
value by reference to the value of a benchmark gilt with equivalent maturity.
This produces a fair value adjustment at the year-end of #9.17 million as
against #4.21 million at 31 December 2001.
Taxation
FRS 19 - Deferred Tax became mandatory for 2002 and subsequent accounting
periods. It requires full provision to be made for all items of potential
deferred tax other than those relating to the revaluation reserve.
The Balance Sheet now contains a deferred tax asset of #0.59 million (2001
restated: #1.24 million). This represents the tax value of losses most of which
may be able to be set against future rental profits after deducting the tax
value of previously claimed capital allowances. Additional tax losses totalling
#19.60 million (2001: #24.64 million) are available to be offset against profits
on future asset sales. No adjustment has been made to reflect the value of these
losses.
Note 3 to the preliminary announcement details the tax charge for the year. No
Corporation Tax is payable for the period and this charge does not represent a
cash liability of the Group.
Net asset value
Shareholders funds rose to #61.01 million in the year (2001 restated: #57.31
million) which equates to 220 pence per ordinary share (2001 restated: 207
pence).
A 'triple' net asset value is increasingly used to value property company
shares. This adjusts the Balance Sheet net asset value for marking debt to
market and tax liabilities inherent in the revaluation reserve. The post tax
adjustment for the total fair value of the Group's debt is #7.84 million (2001:
#3.93 million) and there is no tax liability inherent in the revaluation reserve
(2001: #nil). These adjustments result in a triple net asset value of 192 pence
(2001: 192 pence).
Prospects
The Group is well placed to take advantage of opportunities that may present
themselves in the year ahead. Solid assets and a sustainable income stream are
complemented by available funds boosted by the post year-end sale.
The momentum of the business will be maintained by the pursuit of new
acquisitions that will add to the underlying rental profitability and give
further scope to add value.
Roger Dossett Managing Director
Phil Holland Finance Director
26 February 2003
CONSOLIDATED PROFIT AND LOSS ACCOUNT
Year ended 31 December 2002
2002 2001
(restated *)
Unaudited Audited
#m #m Notes
Turnover - continuing operations 16.82 21.40 2
Cost of sales (2.46) (7.88)
__________ __________
Gross profit 14.36 13.52 2
Administrative expenses (2.32) (2.03)
Other operating income 0.03 0.05
__________ __________
Operating profit - continuing operations 12.07 11.54
Profit on sale of investment properties 2.57 0.92
Other interest receivable and similar income 0.19 0.22
__________ __________
Profit on ordinary activities before interest payable 14.83 12.68
Interest payable and similar charges (8.07) (6.47)
__________ __________
Profit on ordinary activities before taxation 6.76 6.21
Tax on profit on ordinary activities (0.65) (0.82) 3
__________ __________
Profit on ordinary activities after taxation 6.11 5.39
Equity dividends (1.25) (1.11)
__________ __________
Retained profit for the financial year 4.86 4.28 9
__________ __________
Earnings per 10p ordinary share - basic 22.0p 19.4p 4
__________ __________
Earnings per 10p ordinary share - diluted 21.7p 19.2p 4
__________ __________
* The profit and loss account for the year ended 31 December 2001 has been restated for the adoption of FRS 19 (see
note 7).
CONSOLIDATED BALANCE SHEET
31 December 2002
Group
2002 2001
(restated *)
Unaudited Audited
#m #m Notes
_______ _______
Fixed assets
Intangible assets 0.32 0.51
Tangible assets 132.28 98.84 5
_______ _______
132.60 99.35
_______ _______
Current assets
Stocks 15.28 17.33
Debtors 3.80 3.60 7
Investments 0.59 4.16 6
Cash at bank and in hand 1.63 1.98
_______ _______
21.30 27.07
Creditors : Amounts falling due within one year (12.72) (13.68)
_______ _______
Net current assets 8.58 13.39
_______ _______
Total assets less current liabilities 141.18 112.74
Creditors : Amounts falling due after more than one year (80.17) (55.43)
_______ _______
Net assets 61.01 57.31
_______ _______
Capital and reserves
Called up share capital 2.77 2.77
Share premium account 9.93 9.93 9
Revaluation reserve 8.22 11.58 9
Other reserves 11.78 11.78 9
Profit and loss account 28.31 21.25 9
_______ _______
Equity shareholders' funds 61.01 57.31
_______ _______
Net asset value per 10p Ordinary share 220p 207p 9
* The balance sheet as at 31 December 2001 has been restated for the adoption of FRS 19 (see note 7).
CONSOLIDATED CASH FLOW STATEMENT
Year ended 31 December 2002
2002 2001
Unaudited Audited
#m #m Notes
Cash flow from operating activities 15.49 18.82 10a
Returns on investments and servicing of finance (8.03) (7.46)
Capital expenditure and financial investment (33.41) 8.89
Equity dividends paid (1.16) (0.97)
__________ __________
Cash (outflow) / inflow before management of liquid resources
and financing (27.11) 19.28
Management of liquid resources 3.57 (3.15)
Financing 23.19 (15.66)
__________ __________
(Decrease) / increase in cash in the year (0.35) 0.47
__________ __________
Reconciliation of net cash flow to movement in net debt
(Decrease) / increase in cash in the year (0.35) 0.47
Cash (inflow) / outflow from (increase) / decrease in debt (23.19) 15.66
Cash (inflow) / outflow from (decrease) / increase in liquid resources (3.57) 3.15
__________ __________
Movement in net debt in the year (27.11) 19.28
Net debt at 1 January (57.69) (76.97) 10b
__________ __________
Net debt at 31 December (84.80) (57.69) 10b
__________ __________
NOTES TO THE PRELIMINARY ANNOUNCEMENT
Year ended 31 December 2002
1. Accounting policies
The financial information that forms part of this announcement has been prepared in accordance with all current
applicable United Kingdom accounting standards. The current accounting policies are consistent with those adopted
within the 2001 Financial Statements with the exception of that regarding deferred tax which has changed in line with
the requirements of FRS 19 (see note 7).
2. Turnover and profit analysis
Turnover Gross Profit Turnover Gross Profit
2002 2002 2001 2001
#m #m #m #m
Rental income from investment properties 11.26 11.02 9.51 9.32
Rental income from properties held as stock 1.55 1.50 2.13 2.00
__________________ ________ ________ _________________
Total rental income 12.81 12.52 11.64 11.32
Sale of properties held as stock 4.01 1.84 9.76 2.20
__________________ ________ ________ _________________
Total 16.82 14.36 21.40 13.52
__________________ ________ ________ _________________
The Directors do not consider that it is practicable to allocate interest, administrative expenses and net assets
between the different classes of business. Rental income from investment properties in 2001 included surplus premiums
from leases surrendered in 2000 of #0.27 million. Costs associated with such surrenders are deducted in arriving at
gross profit.
3. Taxation
2002 2001
Restated
#m #m
UK Corporation tax charge for the period - -
______ ______
Deferred tax
Capital allowances in excess of depreciation 0.40 0.09
Utilisation of losses 0.25 0.73
______ ______
0.65 0.82
______ ______
Total 0.65 0.82
______ ______
The adoption of FRS 19 - Deferred Tax has required a change in the method of accounting for deferred tax. The impact
on the current period figures is to increase the tax charge from #nil to #0.65 million. Comparative figures for the
period to 31 December 2001 have been restated to show a charge of #0.82 million as against that previously reported
of #nil.
Taxation has been calculated at a rate of 30% (2001: 30%), being the UK standard rate of Corporation tax. The
difference between the total current tax shown above and the amount calculated by applying the standard rate of UK
Corporation tax to the profit before tax is as follows:
2002 2001
Restated
#m #m
Profit on ordinary activities before tax 6.76 6.21
______ ______
Tax on ordinary activities at standard rate of 30% 2.03 1.86
Factors affecting charge:
Capital allowances in excess of depreciation (0.65) (0.18)
Accounting profit on capital sales in excess of taxable profit (0.09) (0.06)
Accounting profit on sale of subsidiaries below that of taxable profit 0.48 -
Other timing differences - (0.09)
Expenses not deductible for taxation purposes - 0.06
Non taxable items 0.05 -
Utilisation of tax losses (1.82) (1.59)
______ ______
Corporation Tax charge for the year - -
______ ______
4. Earnings per 10p ordinary share
Earnings per 10p ordinary share are based upon the profit attributable to ordinary shareholders of #6.11 million
(2001 restated: #5.39 million). The calculation of the basic earnings per 10p ordinary share is based on the average
number of ordinary shares of 27,735,542 (2001: 27,735,542). The calculation of the diluted earnings per 10p ordinary
share is based on a weighted average of 28,150,495 ordinary shares (2001: 28,106,603). The difference in the number
of ordinary shares between the basic and diluted earnings per share is due to the effect of outstanding share options
being exercised.
5. Tangible fixed assets
Investment properties totalling #132.07 million, and included in tangible assets, were valued as at 31 December 2002
by qualified professional valuers working for the company of DTZ Debenham Tie Leung, Chartered Surveyors, acting in
the capacity of External Valuers. All such valuers are Chartered Surveyors, being members of the Royal Institution of
Chartered Surveyors.
All properties were valued on the basis of Open Market Value and the valuations were carried out in accordance with
the RICS Appraisal and Valuation Manual.
6. Investments
2002 2001
#m #m
______ ______
Secured cash - 4.16
Cash on money market deposits 0.59 -
______ ______
0.59 4.16
______ ______
7. Net deferred tax asset
2002 2001
Restated
#m #m
Tax losses carried forward 2.55 2.80
Capital allowances in excess of depreciation (1.96) (1.56)
______ ______
Total net asset 0.59 1.24
______ ______
Tax losses carried forward and recognised in the financial statements relate mainly to excess management expenses
incurred in previous years. The Directors are of the opinion that based on current forecasts, profits for the
foreseeable future will be of a level to utilise these losses in full.
In addition tax losses totalling #19.60 million are carried forward at 31 December 2002 (2001: #24.64 million). These
losses have not been recognised but may be utilised to offset profits that arise on future property sales.
No provision has been made for deferred tax assets or liabilities arising on the revaluation of investment properties
to their market value. If the properties were disposed of at valuation as at the year-end, the Group would
crystallise tax losses of #4.37 million (2001: #1.40 million). No provision is made in the financial statements in
respect of deferred taxation for this amount.
Analysis of movement in the deferred tax asset: #m
_________
Asset at 1 January 2002 as restated 1.24
Items in profit and loss account for the year 0.84
Subsidiaries sold during the year (0.19)
_________
Profit and loss charge for the year 0.65
_________
Asset at 31 December 2002 0.59
_________
The adoption of FRS 19 - Deferred Tax has required changes in the method of accounting for deferred tax assets and
liabilities. As a result of this change in accounting policy comparative figures have been restated as follows:
Debtors Profit and loss account reserve Shareholders' funds
#m #m #m
31 December 2001 as previously reported 2.36 20.01 56.07
____________ ____________ _____________
Adoption of FRS 19 at 1 January 2001 2.06 2.06 2.06
During the year to 31 December 2001 (0.82) (0.82) (0.82)
____________ ____________ _____________
Adoption of FRS 19 at 31 December 2001 1.24 1.24 1.24
____________ ____________ _____________
31 December 2001 restated 3.60 21.25 57.31
8. Fair values of financial assets and liabilities
Book value Fair value
2002 2001 2002 2001
#m #m #m #m
Assets
Cash deposits held at variable rates 2.22 4.16 2.22 4.16
______ ______ ______ ______
Liabilities
Primary financial instruments issued at fixed rates of interest:
Debenture stock 20.43 20.43 29.60 24.64
Bank loans - 23.72 - 24.51
Derivative instruments held to manage the Group's interest rate cost:
Interest rate swaps - - 2.03 0.62
______ ______ ______ ______
20.43 44.15 31.63 49.77
______ ______ ______ ______
Total fair value adjustment 11.20 5.62
______ ______ ______ ______
9. Shareholders' funds
Share premium Revaluation Capital Other reserves Profit and Total
account reserve redemption loss account*
reserve
#m #m #m #m #m #m
As at 1 January 9.93 11.58 0.34 11.44 21.25 54.54
2002 -
restated*
Profit retained - - - - 4.86 4.86
for the year
Revaluation of - (1.16) - - - (1.16)
properties
Realised on - (2.20) - - 2.20 -
disposal
_________ __________ __________ _________ _________ _________
As at 31 9.93 8.22 0.34 11.44 28.31 58.24
December 2002
_________ __________ __________ _________ _________ _________
* The profit and loss account reserve at 1 January 2002 has been restated for the adoption of FRS 19 (see note 7).
Net asset value per share has been calculated using the number of shares in issue on 31 December 2002: 27,735,542
(2001: 27,735,542).
10. Cash flow statement
a. Reconciliation of operating profit to net cash inflow from operating activities
2002 2001
#m #m
Operating profit 12.07 11.54
Depreciation 0.08 0.06
Decrease in stocks 2.05 6.66
Decrease in debtors 0.64 1.40
Increase / (decrease) in creditors 0.65 (0.84)
________ _________
Cash inflow from operating activities 15.49 18.82
________ _________
b. Analysis of net debt
At 1 January 2002 Non-cash changes At 31 December2002
Cashflow
#m #m #m #m
Cash at bank and in hand 1.98 (0.35) - 1.63
Debt due after one year (54.96) (32.17) 7.40 (79.73)
Debt due within one year (8.87) 8.98 (7.40) (7.29)
_________ _________ _________ _________
(61.85) (23.54) - (85.39)
Cash on deposit and secured cash 4.16 (3.57) - 0.59
_________ _________ _________ _________
Net debt (57.69) (27.11) - (84.80)
_________ _________ _________ _________
11. Post balance sheet event
Since the year end the Group has contracted to sell some of its properties included in the financial statements for a
total consideration of #20.70 million. The properties are included in the balance sheet at a total of #20.40 million,
#13.00 million of which is included in investment properties and #7.40 million in stock. The total profit over book
value will be #0.30 million before the deduction of disposal costs.
12. Preliminary announcement
The financial information set out in the preliminary announcement does not constitute the Company's statutory
accounts for the years ended 31 December 2002 or 2001. The financial information for the year ended 31 December 2001
is derived from the statutory accounts for that year, which have been delivered to the Registrar of Companies (as
adjusted for FRS 19 as described in note 7). The Auditors' report on those accounts was unqualified and did not
contain a statement under s227 (2) or (3) of the Companies Act 1985.
13. Published information
The statutory accounts for the year ended 31 December 2002 will be finalised on the basis of the financial
information presented by the Directors in this preliminary announcement and will be delivered to the Registrar of
Companies following the Company's Annual General Meeting. These unaudited Group results for the year ended 31
December 2002 will be reported in the press and will be available, on request, at the registered office. The
published Annual Report and Financial Statements will be sent to all shareholders in advance of the Annual General
Meeting which is due to be held on 7 May 2003.
This information is provided by RNS
The company news service from the London Stock Exchange
END
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