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To the Lenders in Project # 1208
4th Mortgage on Everbrite Ventures Ltd.
November 5, 1997
As indicated in our letter to lenders dated October 22, 1997 we will be providing information to lenders through regular project updates. Unfortunately, due to the poor quality of Eron's accounting and lender records we are presently unable to answer all the questions you may have. However, based on our initial findings we can address the frequently asked questions set out below. We stress that the information available to us is subject to verification and accordingly our findings are subject to change as more information becomes available.
Eron was paying me a good rate of return on my money, why was it closed down ?
In many instances payments to lenders were being financed by money received from new lenders or lenders to other projects. Few of Eron's projects were actually producing a return on investment. Our investigations to date indicate that many lenders will incur substantial losses because of these practices. Clearly this situation could not be allowed to continue.
What is the current status of the project?
The subject property is part of a residential project with the name of "Parkview Estates". It is the 3rd and final phase of an 85 lot subdivision at the northeast corner of Hemer Road and Woobank Road in the Cedar district of Nanaimo Rural. We are advised that all lots in the 1st and 2nd phases have all been sold. The 49 subdivision lots in the 3rd phase of the project have not yet been sold.
How much was supposed to be raised for the project ?
$64,000
According to Eron's records how much was actually raised for the project ?
Approximately $63,999.
According to Eron's records how much was advanced to the project ?
Approximately $48,105
What happened to the rest of the money ?
After paying $793 in lender fees, $749 in administration fees, and $1,952 in legal fees, the balance of funds totalling $60,505 was paid to Lando & Company Barristers & Solicitors in Nanaimo, in trust, to fund loan.
Then, after deducting $1,200 in brokerage fees to Pro-Mor Investment Services Ltd., $6,500 as commitment fee, $2,600 as lender fees, and $2,099 to pay for Lando & Company Statement of Account and a holdback for additional disbursements, $48,105 was advanced to Hunter Garrett Lobay, the borrower's solicitor, in trust, for the borrower.
The present principal and interest outstanding on the mortgage is calculated to be approximately $64,646 as of October 3, 1997.
What security was taken on the project ?
A 4th mortgage in the amount of $64,000 in favour of 545854 BC Ltd. (an Eron trustee). The mortgage was registered in land titles under registration number EL83995.
Are there any mortgages or other loans in priority to the project security ?
The following mortgages appear to have priority:
A 1st mortgage in the amount of $1,550,000 held by Olympus Mortgage Corporation, White Shore Investments Ltd., Highland-Pacific Mortgage Corporation, and Battle Enterprises Ltd.. The mortgage was registered in land titles under registration number EK37097. It was then modified by registration EL41643. We have written to this mortgagee to confirm amounts outstanding but have not had a response.
A 2nd mortgage in favour of Eron Mortgage Corporation (as trustee for a group of lenders) in the amount of $375,000. The mortgage was registered in land titles under registration number EK54915. The present principal and interest outstanding on the mortgage is calculated to be approximately $388,295 as of October 3, 1997.
A 3rd mortgage in favour of Eron Mortgage Corporation (as trustee for a group of lenders) in the amount of $160,000. The mortgage was registered in land titles under registration number EL41676. The present principal and interest outstanding on the mortgage is calculated to be approximately $166,310 as of October 3,1997.
What is the value of the project ?
According to the appraisal report done by Vancouver Island Appraisals on May 13, 1996, the estimated gross selling price on completion of the project would be $2,993,000. The land value was $362,600 based on the land assessment in 1995.
We have commissioned a valuation report of the property, which is to be received by the end of November, we prefer not to speculate on the value, rather we will advise you of the result of this report.
Are there any other security or guarantees which might increase recovery on the project?
Unrestricted personal indemnity of Henry Unger, Everbrite Ventures Ltd.;
Corporate guarantee of Everbrite Ventures Ltd.;
A deposit agreement;
General assignment of contracts, warranties, licenses and permits;
An environmental indemnity agreement.
The value of this collateral is not yet known, we anticipate gathering this information by the end of November.
Will I get my money back ?
It is too early to tell definitively how much of your money will be recovered. However, at this early stage it appears possible that a significant portion of funds invested in this project may be recovered.
When will I get any money back?
It is likely to be many months before any money is available to investors.
We caution you that the information available to us is still incomplete and limited in scope. Nothing in the foregoing should be construed as guaranteeing any return of funds. We will keep you informed on a regular basis and will issue a further project update on or about November 30.
In the meantime if you have any further questions or information concerning the project please contact us in writing at the above noted address or by fax at (604) 688-6128.
Yours truly
Price Waterhouse Limited
Judicial Trustee
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