Podcast
Questions and Answers
According to Swiss law regarding investment funds, which of the following is NOT a key feature?
According to Swiss law regarding investment funds, which of the following is NOT a key feature?
- Managed on behalf of the investors.
- Requires at least two independent investors (with exceptions for pension or insurance funds).
- Money pooled from multiple investors to be invested collectively
- Guarantees a fixed rate of return to all investors. (correct)
A Swiss fund's assets are segregated. What does this segregation primarily protect against?
A Swiss fund's assets are segregated. What does this segregation primarily protect against?
- The fund manager or bank's bankruptcy impacting the fund's assets. (correct)
- Redemption requests from investors exceeding the fund's liquid assets.
- Loss of assets due to poor investment choices made by the fund manager.
- Market volatility impacting the fund's investments.
In the context of Swiss investment fund regulation, how does the Collective Investment Schemes Ordinance (CISO) relate to the Collective Investment Schemes Act (CISA)?
In the context of Swiss investment fund regulation, how does the Collective Investment Schemes Ordinance (CISO) relate to the Collective Investment Schemes Act (CISA)?
- CISO fills in the technical, operational, and procedural details that CISA outlines in general terms. (correct)
- CISO is the framework law that outlines the broad principles, while CISA provides the operational details.
- CISO directly implements FINMA's regulatory ordinances, whereas CISA focuses on investor protection goals.
- CISO and CISA are interchangeable, both referring to the primary law governing collective investment schemes in Switzerland.
Which of the following statements accurately describes the role of the custodian bank in a Swiss contractual investment fund?
Which of the following statements accurately describes the role of the custodian bank in a Swiss contractual investment fund?
In Switzerland, what distinguishes a SICAF (Société d'Investissement à Capital Fixe) from a SICAV (Société d'Investissement à Capital Variable)?
In Switzerland, what distinguishes a SICAF (Société d'Investissement à Capital Fixe) from a SICAV (Société d'Investissement à Capital Variable)?
What is the primary restriction on investment focus for a Limited Partnership for Collective Investment (LP) in Switzerland?
What is the primary restriction on investment focus for a Limited Partnership for Collective Investment (LP) in Switzerland?
What is the most critical difference between securities funds, real estate funds, and other funds, in the context of Swiss open-ended investment funds?
What is the most critical difference between securities funds, real estate funds, and other funds, in the context of Swiss open-ended investment funds?
How does the 'trash ratio' principle apply to Swiss securities funds (UCITS-compatible)?
How does the 'trash ratio' principle apply to Swiss securities funds (UCITS-compatible)?
What specific governance requirement applies to Swiss real estate funds that distinguishes them from other types of investment funds??
What specific governance requirement applies to Swiss real estate funds that distinguishes them from other types of investment funds??
What is the primary difference between traditional non-UCITS funds and alternative investment funds (hedge fund-like) regarding commodity investments?
What is the primary difference between traditional non-UCITS funds and alternative investment funds (hedge fund-like) regarding commodity investments?
Why is it essential that Swiss investment funds and their key actors (institutions involved) are not only regulated by law but also licensed by FINMA and continuously supervised?
Why is it essential that Swiss investment funds and their key actors (institutions involved) are not only regulated by law but also licensed by FINMA and continuously supervised?
Which administrative function is a Fund Management Company in Switzerland explicitly barred from delegating?
Which administrative function is a Fund Management Company in Switzerland explicitly barred from delegating?
Under what condition can foreign managers operate under the “de minimis” regime in Switzerland?
Under what condition can foreign managers operate under the “de minimis” regime in Switzerland?
What critical action does FINMA expect the custodian bank to perform to ensure the proper oversight of a fund manager's operations?
What critical action does FINMA expect the custodian bank to perform to ensure the proper oversight of a fund manager's operations?
What is the most critical attribute that defines a 'qualified investor' under Swiss law?
What is the most critical attribute that defines a 'qualified investor' under Swiss law?
Under FinSA rules, what is the key difference between "offering" and the previous term "distribution"?
Under FinSA rules, what is the key difference between "offering" and the previous term "distribution"?
Under FinSA, how have the requirements for client advisers changed regarding FINMA licensing?
Under FinSA, how have the requirements for client advisers changed regarding FINMA licensing?
Under FinSA, which element is NOT an obligation of the advisor when providing guidance to a client?
Under FinSA, which element is NOT an obligation of the advisor when providing guidance to a client?
According to the provided materials, what is the central goal of providing a Key Investor Information Document (KID)?
According to the provided materials, what is the central goal of providing a Key Investor Information Document (KID)?
According to Swiss fund regulations, what characteristic is NOT applicable to the Annual Report?
According to Swiss fund regulations, what characteristic is NOT applicable to the Annual Report?
What is the primary aim of the UCITS (Undertakings for Collective Investment in Transferable Securities) directive?
What is the primary aim of the UCITS (Undertakings for Collective Investment in Transferable Securities) directive?
Which of the following is a key element of the UCITS directive regarding the management of UCITS funds?
Which of the following is a key element of the UCITS directive regarding the management of UCITS funds?
How does AIFMD (Alternative Investment Fund Managers Directive) differ from UCITS in its regulatory scope?
How does AIFMD (Alternative Investment Fund Managers Directive) differ from UCITS in its regulatory scope?
Which of the following best describes the structure of an 'umbrella fund'?
Which of the following best describes the structure of an 'umbrella fund'?
Why is legal segregation crucial in an umbrella fund structure?
Why is legal segregation crucial in an umbrella fund structure?
What is the distinguishing factor of a multi-class investment fund?
What is the distinguishing factor of a multi-class investment fund?
What is the primary role of the 'feeder fund' in a master-feeder fund structure?
What is the primary role of the 'feeder fund' in a master-feeder fund structure?
In a master-feeder fund structure, what action is performed at the Master Fund level?
In a master-feeder fund structure, what action is performed at the Master Fund level?
What is a key distinction between fund of funds (FoF) and master-feeder funds according to the reading?
What is a key distinction between fund of funds (FoF) and master-feeder funds according to the reading?
An investor places an order to purchase units in an open-ended fund before the NAV is calculated; what mechanism handles this price?
An investor places an order to purchase units in an open-ended fund before the NAV is calculated; what mechanism handles this price?
If an illiquid fund needs to sell assets, which of the following is a likely course of action?
If an illiquid fund needs to sell assets, which of the following is a likely course of action?
For a long-term investor in a bond fund, an applicable risk consideration is that returns may be taxed as:
For a long-term investor in a bond fund, an applicable risk consideration is that returns may be taxed as:
According to SBA guidelines, if a financial institution wants to engage in Discretionary Management, investments are allowed under what condition?
According to SBA guidelines, if a financial institution wants to engage in Discretionary Management, investments are allowed under what condition?
If an advisory client does NOT want to provide the full wealth info, which funds should STILL be recommended?
If an advisory client does NOT want to provide the full wealth info, which funds should STILL be recommended?
What financial situation, in particular, may cause a lack of liquidity?
What financial situation, in particular, may cause a lack of liquidity?
A fund invests in assets of a given country. Political unrest causes large losses. This can be described as which of the following risks?
A fund invests in assets of a given country. Political unrest causes large losses. This can be described as which of the following risks?
Flashcards
What is an Investment Fund?
What is an Investment Fund?
Pooling money from investors to invest collectively, sharing gains/losses proportionally, managed on behalf of investors, and needing at least two independent investors.
What are Exchange-Traded Funds (ETFs)?
What are Exchange-Traded Funds (ETFs)?
Investment funds listed on stock exchanges that can be bought/sold like stocks and often track an index.
What are Equity Funds?
What are Equity Funds?
A method of fund categorization that requires equity funds to invest at least 85% in equities.
What are Bond Funds?
What are Bond Funds?
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What is the Collective Investment Schemes Act (CISA)?
What is the Collective Investment Schemes Act (CISA)?
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What is the Collective Investment Schemes Ordinance (CISO)?
What is the Collective Investment Schemes Ordinance (CISO)?
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What is CISO-FINMA?
What is CISO-FINMA?
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Role of CISA
Role of CISA
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Role of CISO
Role of CISO
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What is a fund management company?
What is a fund management company?
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What is a Custodian Bank?
What is a Custodian Bank?
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What is the Fund Management Company's role?
What is the Fund Management Company's role?
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What is 'Offering' under FinSA?
What is 'Offering' under FinSA?
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Who are Client Advisers under FinSA?
Who are Client Advisers under FinSA?
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What is a Fund Prospectus?
What is a Fund Prospectus?
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What is a Key Investor Information Document (KID)?
What is a Key Investor Information Document (KID)?
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What is UCITS?
What is UCITS?
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What are securities funds?
What are securities funds?
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What are Real Estate Funds?
What are Real Estate Funds?
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What are alternative investment funds?
What are alternative investment funds?
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What is the primary market in funds?
What is the primary market in funds?
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What is the secondary market in funds?
What is the secondary market in funds?
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What is Net Asset Value (NAV)?
What is Net Asset Value (NAV)?
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Explain fund subscription.
Explain fund subscription.
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What are legal investment risks?
What are legal investment risks?
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What are operational investment risks?
What are operational investment risks?
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What is liquidity risk in investment funds?
What is liquidity risk in investment funds?
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What is distribution?
What is distribution?
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What is offering?
What is offering?
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What are Client Advisors?
What are Client Advisors?
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What are Gate Clauses?
What are Gate Clauses?
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What are hedge funds?
What are hedge funds?
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what is Discretionary Management?
what is Discretionary Management?
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What are Execution-Only Services?
What are Execution-Only Services?
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What is Maximum Loss risk?
What is Maximum Loss risk?
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Study Notes
Investment Funds Overview
- Investment funds facilitate a better understanding of fund structures, regulations, classifications, and risks within a real-world context
Learning Objectives
- Aim to give an understanding of the characteristics of an investment fund, and its operations
- Aims to clarify the legal standing of different investors, specifically in Switzerland
- Gives a clear definition of Net Asset Value (NAV)
- Teaches how the fund sector operates globally
- Gives a comprehensive overview of potential risk variables for consideration, when deciding in investing in particular funds
Key Features
- Investment funds pull money together from multiple investors, to invest it collectively
- Investors have gains and losses proportional to each other
- Funds are managed on behalf of the investors
- A minimum of two independent investors are needed, this excludes exceptions for pension or insurance funds
- Funds are Professionally managed investments where investors own a fraction of the investments and get instant diversification, and someone actively makes the trade decisions
Legal Structures by Country
- Swiss funds can be Investment fund contracts, or SICAV
- French funds are often SICAV (Société d’Investissement à Capital Variable)
- American funds are usually Mutual funds
- UK funds consist of Unit trusts
Regulation & Investor Safeguards
- Funds are heavily regulated
- Funds need approval from financial authorities like FINMA in Switzerland
- Assets are segregated meaning, in the event of bank or managers failure, funds are secure from their bankruptcy estate
Exchange Traded Funds
- Exchange-Traded Funds (ETFs) are investment funds listed on exchanges such as the stock exchange
- ETFs can be exchanged like stocks
- Track an index like the S&P 500 or MSCI World
EFC
- The European Fund Classification (EFC) exists as a way to compare the thousands of investment Funds, by classifying them and making them comparable "apples to apples"
- Equity funds are mandated to have a minimum of 85% allocation in equities
- Bond funds need to have a 90% allocation to bonds
- Bond funds cannot hold equities but can hold up to 20% in convertible bonds
Fund Classification
- Bond funds are classified by country of issue, currency exposure, and credit and interest rate exposure
- Equity Funds are classified by sector, market capitalization and country
- Multi-asset funds have Broader classification criteria
- Money market funds are classified for their credit, interest rate exposure, liquidity and safety
Summary
- An Investment Fund is a pool of money managed for collective benefit
- Investment funds are regulated and require authorization
- Asset segregation protects investors funds from manager / bank bankruptcy
- Fund types are Equity, Bond, Multi-Asset, or Money Market funds
- Classifications help compare similar funds
- ETFs are funds traded on exchanges
Swiss Regulation
- Investment funds in Switzerland are regulated starting from the core law down to the operational guidelines and self regulation
- Primary law comes from the Collective Investment Schemes Act (CISA) and guarantees investor protection goals
- The Collective Investment Schemes Ordinance (CISO) adds details to CISA
- CISO-FINMA offers FINMA's rules for effective supervision
- Self-regulation comes from the Asset Management Association Switzerland (AMAS) and guarantees model documents and codes of conduct
Understanding CISA
- Seeks to Protect investors, transparency and proper function of investment fund market
- CISA aims for open ended and close ended funds
- Framework law outlines but defers to ordinances and regulatory bodies with principles & responsibilities
Understanding CISO
- Fills the high level details with technical, operational, and procedural elements
- Specifies how CISA can be implemented
Understanding CISO-FINMA
- FINMA's own regulatory ordinance
- Includes detailed operational rules for daily regulation of fund providers
- Applies to management companies, custodians and distributors
Understanding AMAS
- Formerly SFAMA, it is the self-regulatory body of the investment fund industry
- Publishes model documents for practitioners and a code of conduct, plus guidelines which interpret regulatory obligations
- These guidelines provide market standards for members
FINMA Roles
- FINMA is the Swiss Financial Market Supervisory Authority
- Is the regulator of the Swiss Investment fund industry
- Monitors authorization and licensing of funds
- Monitors fund management companies and custodian banks
- And monitors compliance with regulations
Regulations Analogy
- Consider the architectural blueprint of a house to be CISA
- Consider the construction manual for the parts of the house to be the CISO
- Then CISO-FINMA is the contractor instructions for the workers on the building site
- AMAS Guidelines is best practices and maintenance advise from experienced architects
Regulations Summary
- CISA is the core law protecting investors & market function
- CISO details how to implement CISA
- CISO-FINMA holds FINMA's rules for market participants
- AMAS holds self-regulation with guidance, best practices and model documents
- FINMA itself is the supervisor, acting as the enforcement authority
Swiss Funds
- Switzerland classifies collective investment schemes into two categories, Open-Ended Funds or Closed-Ended Funds
- Open Ended funds can be contractual investment funds or SICAV
- Closed-Ended funds can be LPs or SICAF
Open Ended Funds
Contractual Funds
- The legal structure of a Contractual Investment Fund (Fondsvertrag) is a tripartite contract between investor, fund management company, and custodian bank
- Investor rights are proportional to the fund units, but not of the underlying securities
- Funds are not legal persons, but contractual
- The custodian bank oversees the fund manager to protect investor
The SICAV Structure
- SICAVs (Société d’Investissement à Capital Variable) are companies with variable capital and shareholders
- Investors get membership rights on voting and property rights on financial return
- Capital adjusts dynamically with shares being issued and redeemed
SICAV Analogy
- Its a fund as a company where you co-own it
Closed Funds
- Closed-Ended Funds are non redeemable on demand, trading on a secondary market or held to maturity
Limited Partnerships Structure (LP)
- Are limited partnerships exclusively used for investment purposes
- They have General and Limited partners
- At least one General Partner is required, needs to be a Swiss stock company
- Multiple Limited Partners are required, and contribute capital with limited Liability
- Available to Qualified investors for venture capital investments
- Also used for real estate and infrastructure
- And alternative assets such as private equity
LP Distinction
- LPs are private capital pools and are not offered to the public
The SICAF Structure
- SICAF (Société d’Investissement à Capital Fixe) is a closed-ended cousin of the SICAV
- Their fixed capital does not fluctuate like SICAVs
- Has a corporate structure like a public company, and still subject to CISA
- Used as an alternative to listed Investment companies
SICAF Analogy
- Suited when capital does not need changing over time, or for the long term
Fund structure summary
- Contractual Funds are open-ended and have no legal entity, claims via units, often retail or qualified investors
- SICAV’s are open-ended companies with variable capital and shareholder rights; often retail or qualified investors
- LPs are closed-ended funds with limited partnership interests, suited for qualified investors
- SICAF are closed-end companies with fixed capital and shareholder rights, suited for qualified or retail investors
Closing takeaways
- Open funds are flexible for investors to enter or exit easily
- Closed funds lock capital and are good for illiquid investments
- The legal form determines your investment rights
- Claim units with with contractual funds, or share with SICAV/SICAF.
- LPs are available only to professional investors and can invest in alternative vehicles
Structure of Swiss Funds
- Switzerland has Securities Funds (UCITS-Compatible), Real Estate Funds, and Other Funds, for open-ended investment fund types
- Securities Funds are geared toward retail investors through listed securities
- Real Estate Funds are geared toward retail investors through property investments
- Other Funds are for qualified investors through alternatives
Securities Funds
- Tightly regulated and widely distributed and inteded for retail investors
- They have Money market instruments, Bonds, Equities, Regulated derivatives (listed) as eligible investments
- They are prohibited from investing in precious metals, short sales, derivatives for non-portfolio management reasons
- Borrowing allocated up to 10% of net assets, and collateralized assets up to 25%
- No more than 10% of a security can be from one issuer
- No more than 40% of the fund can be in issuers that constitute >5% of the funds weight
- Max of 20% is the single bank exposure on cash, deposits, or OTCs
- Max of 35% can be in bonds from public bodies, but 30% in a single issue
Real Estate Funds
- Specialized funds with underlying assets as physical property and related claims
- Invests in Residential, commercial, development land, Mortgages, and shares in real estate companies
- They must own at least 10 properties with no single property going over 25%
- No leverage is permitted, with derivatives only for hedging
- Real estate experts are required by governance for asset valuations and buy/sell decisions
REITS Analogy
- The structure prevents over-concentration and misvaluation in illiquid real estate
Other Funds
- These are non-UCITS and geared for qualified investors, and have higher risk and flexibility
- They offer precious metals, commodity derivatives, and structured products
- They may short sell
- The borrowing maximum allocation is 25%, pleading 60%, and commitment stands at 225%.
- Alternative investment funds have higher borrowing exposure at 50%, pleading at 100% and commitments totaling 600%
- Alternative investment funds may also include commodities, but needs FINMA approval
- Alternative Investment Funds are often used by Institutional or qualified investors
Fund Types Summary
- Securities provide Bonds, stocks,money market with low leverage to retail investors
- Real Estate Funds include Property, mortgage notes and has no leverage to retail investors
- Traditional include commodities but are 25% leveraged for qualified investors
- Alternative Funds are liquid and can have broad strategies, and +50% leverage, for qualified investors
Last Words on Classification
- Securities Funds offer transparent and safe diversification
- Real estate funds offer tangible asset exposure, but carry liquidity constraints
- Other Funds give skilled investors more tools with an increased risk profile
Investment Operator Overview
- In Swiss regulation, not only the structure but key institutions of the fund must be regulated by law, licensed, and continuously supervised
- Licensed Operators in a fund can be the Fund Management Company, Manager of Collective Assets, or the Custodian Bank
Fund Management
- Is the operational brain of the entire fund, and is the central and legal manager of a fund
- They issue & redeem fund units with unit prices based on NAV after decision making in investments and rights
- The management company cannot delegate administrative functions, but can delegate investment decisions to portfolio managers
Accountability
- Irregardless of delegations, The Management fund has full liability to the investors
Collective Assets Manager
- Known as the Portfolio Manager and the entity is legally responsible for the portfolio allocations
- Also manages all operational and financial risks, with the ability to perform extra administrative duties
- These managers can also be external firms or in house in the fund management
- To be licensed for Swiss Funds, Swiss-based managers must be licensed by FINMA, unless exempt (AUM max is CHF 100 million for AUM, or CHF 500 million for closed-end funds with limitations)
Banks
- Custodian banks can be a custodian in investment schemes and must be authorized
- The custodian acts as the watchdog & vault of the fund, safekeeping and over seeing assets
- Regulatory oversight occurs through auditing for legal limits and NAV calculation
- Is done through spot & test based checks and balances that verify work already done
Banks Licensing
- Only banks fully licensed with FINMA can be custodians for collective investment schemes in Switzerland
Responsibilities
- Fund Management Company performs all operational tasks, issues but cannot outsource admin functions
- Manager of Collective Assets managers portfolio & risk and must be managed under supervision
- Custodian Bank acts as asset custody, and cannot perform fund management duties
Supervised archiecture
- Ensures regulatory compliance by focusing on Investor protection
- Ensures segregation of duties through independent control mechanisms
- Ensures operational resilience in case one party defaults
Qualified Investors
In Swiss law
- Qualified investors need to understand investment risks
- Investors should have financial strength, and be suitable to access previously unavailable funds
Significance
- Key because certain schemes are only available to qualified investors
Rationale
- Certain funds are not FINMA authorized
- Only qualified investors can invest in them
How to qualify
Institutional entities
- Banks, managers and brokers
- Pension funds, listed companies, and public agencies
- Family offices
Retail investors
- Knowledge+ CHF 500 investments
- Over CHF 2 million in assets
- Under an advisory contract
Obligations for intermediaries
- Must know of investor classification
- Investors must know about high risk alternative funds
- Investors can opt in or out.
Investor ratings
- Supervised Financial institutions are all automatic
- Clients with CHF 500 receive an opt in
- Advisory clients all receive automatic approval
Protections vs Access
- Retail Investors (Non-professional clients) get More Protection
- Professional Clients get More access
Offering vs. Distribution
Then
- Distribution
- Required finMA for distribution
Now
- Offering
- Does not require FINMA
- New classification of distributors as advisors
Distribution vs Offering
Retail investor
- Requires financial authorization from distributors
- Needs client advisors
- Advisors must advise
- Fulfill code of conduct obligations
Investment Funds
- Legal foundation document for the fund through Prospectus + Fund Regulation
- Freely offered
- Outlining strategy and fees
The Kid
- Short summary
- Tailored for retail investords
- Outlining profile
- Historic Performance
- Must be concise in plain language
- In Swiss and English
- Is free for investors
- Does not replace advisors
Regular Reporting
- Annual report in four months
- Contains all holdings
- Financial records.
Marketing Material
- Brochures, factsheets, websites
- Needs legal grounds from documentation
Overseeing Guidelines
- Allignments with FINMA
Takeaways
- Understand kid
- Explore prospectus
- Use TER
- Understand obligations
Understanding UCITS
- It is an EU regulatory framework that allows investment funds to
- Operate under a single license,
- Markets all countries
Two Pillars
- product strategy for Swiss Funds
- Guiding rules on management
Details
- Similar to Swiss
- Genral investors
- Stable
- Simiar concentrations
Allowed
- Strict limits
- Alt are allowed though
UCITS Companies
- Athoruhized supervisory authority
- Nav caluclation
- Able to delegate
Ucits Benefits
- Operate EU wide
- Many Swiss adopt
AIFMD
- Post 2008 EU
- Regulates alternative investments
AIFMS detail
- Hudge funds
- Equity funds
- Real eatate
- Capital risks
- Focus on controls
AIFMS VS UCIT
- GENRAL VS PROFFESIONAL
- PRODUCT MANEGEMENT VS MANAGEMETNS
- HIGH VS LOW RISK'
- YES FOR BOTH
Fund structure
- Either can be offered and tailored to classes/units
- These either exist as simple, sub or multi class investments
Overview funds.
- Legal
- One investment policy
Classes
- Factors
- fees
- currency
- investors
Fund Structure
- Can have various layers of fees, sub funds and multi funds structures
- Some feeder funds invest smaller funds into a single master
Why is it benefeical
- Manage
- Tax
- Expand
Why is it benificial-2
- Tax and jurisdiction
- Scalae bal
Fund is a cell.
- Receives funds
Requirements
- All regulations
Important
- Not confused with other funds
NAV
• The Net Asset Value (NAV) at date t represents: • The per-unit value of the fund at that point in time.
• It is used to set: o Subscription price: price at which new investors enter o Repurchase/redemption price: price at which investors exit
Cash flow in a FUND
Formula.
- Know per unit.
Break Down
Net and Liabilities
•Market value of all portfolio positions (e.g., stocks, bonds) •Accrued income (e.g., bond coupons, interest) •Receivables (e.g., reclaimable withholding tax) •Cash holdings:
- Commitments (e.g., unsettled transactions)
- Accrued expenses (e.g., management fees, performance fees)
- Taxes payable, interest payable
- Dividends payable
Gives.
We provide accounting post
•Valuation rules (e.g., mark-to-market vs. amortised cost) •Timing of NAV calculation •Consistency in accounting policies Therefore NAV is fair
- Valuation rules (e.g., mark-to-market vs. amortised cost) •Timing of NAV calculation •Consistency in accounting policies
NAV detail
- The accounting
- Snapshot
Levels
- Micro Macro
Details macro
- Diversity to exposure
- Skilled management
Nav Level 2
- Liquidity
- Able to access
Economic Benefits
- Channels savings
- Efficient market
- Economical
- Retirment
Funds Details
Fund rules Aum depends on goal depends on structure
Primary Market.
The primary market refers to the direct interaction between the investor and the fund.
- Created (issued) when an investor subscribes
- Destroyed (cancelled) when an investor redeems
This only applies to open-ended funds (equity, bond, real estate, etc.), which can increase or decrease the number of units based on investor demand. Issuance and Redemption
More Details
Unit created at request
—Cancelled at request Real Estate
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