Thank you very much.
My name is Mandie Montour. I'm the general manager of the Caisse Populaire in Kahnawake.
For today's topic, which was very broad for me, I decided to talk about the history of the Caisse Populaire Kahnawake, and what we're doing in terms of accessing housing loans in our territory.
In 1984 a mandate from the Mohawk Council of Kahnawake was given to find a suitable financial institution for our community. At that time banking was done mainly in the outside communities. Access to financing was quite challenging for both commercial and personal purposes.
After four years of planning, the Caisse Populaire Kahnawake was founded by 12 Mohawks of Kahnawake. The founding took place on June 25, 1987, with the official opening on October 8, 1987. Michael L. Rice was one of the 12 founders as well as the principal researcher on the project. He also became the first general manager of the branch. I began working at the Caisse Populaire in November 1988 and I've been the general manager since April 1, 2000.
I will now give you some background on the founding of the Caisse Populaire of Kahnawake. Kahnawake is a Mohawk territory situated on the south shore of Montreal. I'm going to use the term we use for our people. The Kanien'kehá:ka territory is approximately 20 square miles. The on-reserve population is approximately 7,814, with an average household income of $50,304.
Up to 1987 the community operated without its own financial institution. There were certainly demands for savings and loan services from consumer, institutional, and commercial users. To some extent those needs were being met by banks in surrounding municipalities.
However, it was estimated that less than 10% of the cashflow coming to Kahnawake was being intermediated in the community. Many banks, ignorant of the laws and culture of our people, were either reluctant or not equipped to deal with our own people. We needed a source of financing and we were tired of depending on government programs and ill-equipped outside financial institutions to meet our needs.
It was decided by the economic development program of the Mohawk Council of Kahnawake in 1984 to investigate the possibility of starting up a form of financial institution in Kahnawake. It was also decided to find a solution to the problem of taking security of immovables because, as stated in section 89 of the Indian Act:
personal property of an Indian or a band situated on a reserve is not subject to charge, pledge, mortgage, attachment, levy, seizure, distress...other than an Indian or a band.
We wanted our financial institution to operate as closely as possible to those on the outside, even though the federal legislation governing our lands placed severe restrictions on this goal. Our project was established in late 1984, and amongst other things, a market study was conducted. We looked at existing forms of financial institutions, investigated the unique legal problems that could affect the operation of a financial institution, and finally arrived at the recommendation to become part of the Fédération des caisses Desjardins.
We opened for business on October 8, 1987. We are a credit union providing savings and loan related services. During the first year of operation, the caisse had net surplus earnings of negative $69,000 and assets totalling $5,231,000. After 26 years of operation, the caisse, at our year-end, December 31, 2013, had net surplus earnings of $2,065,000 and assets totally $241,651,000.
The caisse offers the same services as any other financial institution, with the exception of residential mortgages and commercial financing. This is where the caisse had to be innovative in order to fulfill the needs of the community and its members.
The Caisse Populaire Kahnawake currently serves 5,377 members. The personnel of the caisse consists of 27 employees, two managers, and 10 directors of two boards. The caisse has proven to be very successful and was a much-needed institution in our community. Over the years, just in member dividends alone, we have given back to our people over $10,865,000. We also have community development projects to which we have contributed a total of $550,000, and our donations to date are $1,113,351.
With the start-up and establishment of the caisse populaire, we had an immediate impact in terms of creating a source of funds to intermediate in the community for commercial and consumer purposes. That in itself can be viewed as a major accomplishment in improving the economic development situation in Kahnawake. An equally important step has been the establishment and implementation of the trust deed arrangement, which is our loan security system. Our goal was to allow our people to use their immoveables, such as land and buildings, as security on loans for commercial and eventually housing purposes, and under this system it is possible.
To give perspective to the need for this system, it is necessary to refer to the legislation governing lands and landholding systems on Indian reserves, which is the Indian Act. The act is very clear as to the limitations to take security. There were exceptions to these regulations whereby the minister could guarantee both commercial and residential loans. Our community does not presently use that type of security, which is the ministerial guarantee.
How does the trust agreement work?
A borrower cannot give the building and the land on which it sits directly to the Caisse Populaire Kahnawake. The borrower enters into a trust agreement with trustees who are chosen members of our community, and transfers his or her immoveable property in trust to them. The trust agreement would specify that should the borrower default to the Caisse Populaire Kahnawake, the trustees would be authorized and bound to satisfy the borrower's debt by using the latter's property. The caisse populaire also enters into a trust contract with the trustees who agree to participate in the system, to facilitate the lending of moneys for the purpose of the social and economic development of Kahnawake. The Caisse Populaire Kahnawake is the beneficiary of this trust contract.
In terms of procedures, the Minister of Indian Affairs, and specifically the Registrar of Indian Lands, requires the registration of the loan contract, trust agreement, and section 24 transfer, which is a DIAND-supplied document, from the borrower to three trustees in trust for each transaction, and a one-time registration of the trust contract.
In terms of the system, the major one is the nature of the third-party guarantor or trustee. The principle of a third-party guarantor certainly is not new. What is new with the Kahnawake model is that the third party is not a government body of any kind. When it was decided to use the trust agreement in Kahnawake for securing residential or commercial loans, it was important to put the onus on the individual borrower to make them feel they had something to lose.
The market study done in our community in 1984 had proven that our people were ready to accept the trust deed arrangement. The trustees themselves are individuals from Kahnawake who have volunteered in the interest of the economic development of Kahnawake to serve as trustees. They are not drawn from officers or staff of the caisse populaire, and truly maintain a sense of objectivity. According to the trustee contract, they are required to verify if there is, indeed, a default on the loan, if requested by the Caisse Populaire Kahnawake, to act on a file.
A second important feature of the trust agreement is the speed between loan approval and disbursement, compared to the issuance of a ministerial guarantee. The Minister of Indian Affairs' implication in the transaction is to register the land transfer in trust. Another feature of the system is that the land can be resold only to another Indian from within the reserve. Finally, an individual Indian must have lawful possession of the land allotment to effectively use the trust agreement.
In terms of weaknesses and potential problem areas, there is a number that exist. First, there may be some question on the legality of the registration of the required transfer and trust documents. The arrangement still has not been tested in the courts. We had previously been challenged on the matter beginning in 1997, but we settled the case out of court in December of 2010.
The second potential weakness would be if the trustees were not selected carefully and refused to act objectively.
The third weakness is the difficulty to assess the fair value of an immoveable property on a reserve. There are certain practices on reserve that make it virtually impossible to establish real estate values on the reserve. Our restricted market makes it difficult to use the comparison model used in non-Indian land outside of our territory as a basis for real estate evaluation.
The Caisse Populaire Kahnawake has been using the trust agreement model successfully since 1988. The department has accepted the Kahnawake model in principle and believe that it represented an effective solution to the problem of providing tangible security for commercial loans to band members.
To date, the use of the trust agreement has proven to be very successful. We currently have $21,300,000 in trust agreements, with a total housing portfolio of $32 million. We have about 67% in trust agreements. Although it's not possible to have the actual amount of the trust agreement loans that we have given out for the past 26 years, this is the balance that we have today. The $21 million is the balance, and we've only had six defaults during that time in the last 24 years that we've been using it, with very minimal loss on these loans. This proves that it is very successful and our people are ready for this type of product.
That's all I have to say.