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Loans, Allowance For Loan Losses And OREO | 3 Months Ended
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Mar. 31, 2014
Loans, Allowance For Loan Losses And OREO [Abstract] |
Loans, Allowance For Loan Losses And OREO | Note 9 – Loans, allowance for loan losses and OREO Management has an established methodology used to determine the adequacy of the allowance for loan losses that assesses the risks and losses inherent in the loan portfolio. For purposes of determining the allowance for loan losses, the Bank has segmented certain loans in the portfolio by product type. Within these segments, the Bank has sub-segmented its portfolio into classes, based on the associated risks. The classifications set forth below do not correspond directly to the classifications set forth in the call report (Form FFIEC 041). Management has determined that the classifications set forth below are more appropriate for use in identifying and managing risk in the loan portfolio.
Loan Segments: |  | Loan Classes: |
Commercial |  | Commercial and industrial loans
Commercial real estate |  | Commercial mortgages – owner occupied
|  | Commercial mortgages – non-owner occupied
|  | Commercial construction
Consumer |  | Consumer unsecured
|  | Consumer secured
Residential |  | Residential mortgages
|  | Residential consumer construction
A summary of loans, net is as follows (dollars in thousands):
| As of:
| March 31, |  | December 31,
| 2014 |  | 201 3
Commercial | $ 58,951 |  | $ 55,803
Commercial real estate | 178,352 |  | 172,117
Consumer | 71,651 |  | 71,165
Residential | 45,463 |  | 46,095
Total loans | 354,417 |  | 345,180
Less allowance for loan losses | 5,261 |  | 5,186
Net loans | $ 349,156 |  | $ 339,994
The Bank’s internal risk rating system is in place to grade commercial and commercial real estate loans. Category ratings are reviewed periodically by lenders and the credit review area of the Bank based on the borrower’s individual situation. Additionally, internal and external monitoring and review of credits are conducted on an annual basis. Note 9 – Loans, allowance for loan losses and OREO (continued) Below is a summary and definition of the Bank’s risk rating categories:
RATING 1 | Excellent
RATING 2 | Above Average
RATING 3 | Satisfactory
RATING 4 | Acceptable / Low Satisfactory
RATING 5 | Monitor
RATING 6 | Special Mention
RATING 7 | Substandard
RATING 8 | Doubtful
RATING 9 | Loss
We segregate loans into the above categories based on the following criteria and we review the characteristics of each rating at least annually, generally during the first quarter. The characteristics of these ratings are as follows:
| · |  | “Pass.” These are loans having risk ratings of 1 through 4. Pass loans are to persons or business entities with an acceptable financial condition, appropriate collateral margins, appropriate cash flow to service the existing loan, and an appropriate leverage ratio. The borrower has paid all obligations as agreed and it is expected that this type of payment history will continue. When necessary, acceptable personal guarantors support the loan.
| · |  | “Monitor.” These are loans having a risk rating of 5. Monitor loans have currently acceptable risk but may have the potential for a specific defined weakness in the borrower’s operations and the borrower’s ability to generate positive cash flow on a sustained basis. The borrower’s recent payment history may currently or in the future be characterized by late payments. The Bank’s risk exposure is mitigated by collateral supporting the loan. The collateral is considered to be well-margined, well maintained, accessible and readily marketable.
| · |  | “Special Mention.” These are loans having a risk rating of 6. Special Mention loans have weaknesses that deserve management’s close attention. If left uncorrected, these potential weaknesses may result in deterioration of the repayment prospects for the asset or in the bank’s credit position at some future date. Special Mention loans are not adversely classified and do not expose an institution to sufficient risk to warrant adverse classification. These loans do warrant more than routine monitoring due to a weakness caused by adverse events.
| · |  | “Substandard.” These are loans having a risk rating of 7. Substandard loans are considered to have specific and well-defined weaknesses that jeopardize the viability of the Bank’s credit extension. The payment history for the loan has been inconsistent and the expected or projected primary repayment source may be inadequate to service the loan. The estimated net liquidation value of the collateral pledged and/or ability of the personal guarantor(s) to pay the loan may not adequately protect the Bank. There is a distinct possibility that the Bank will sustain some loss if the deficiencies associated with the loan are not corrected in the near term. A substandard loan would not automatically meet our definition of impaired unless the loan is significantly past due and the borrower’s performance and financial condition provides evidence that it is probable that the Bank will be unable to collect all amounts due.
| · |  | “Doubtful.” These are loans having a risk rating of 8. Doubtful rated loans have all the weaknesses inherent in a loan that is classified substandard but with the added characteristic that the weaknesses make collection or liquidation in full, on the basis of currently existing facts, conditions, and values, highly questionable and improbable. The possibility of loss is extremely high.
Note 9 – Loans, allowance for loan losses and OREO (continued)
| · |  | “Loss.” These are loans having a risk rating of 9. Loss rated loans are not considered collectible under normal circumstances and there is no realistic expectation for any future payment on the loan. Loss rated loans are fully charged off.
Financing Receivables on Non-Accrual Status
(dollars in thousands)
| As of
| March 31, 2014 | December 31, 201 3
Com mercial | $ 1,941 | $ 1,585
Commercial Real Estate:
Commercial Mortgages-Owner Occupied | 323 | 537
Commercial Mortgages-Non-Owner Occupied | 83 | 353
Commercial Construction | 460 | 375
Consumer |  |
Consumer Unsecured | - | -
Consumer Secured | 123 | 33
Residential: |
Residential Mortgages | 377 | 183
Residential Consumer Construction | - | -
Totals | $ 3,307 | $ 3,066
We also classify other real estate owned (OREO) as a nonperforming asset. OREO represents real property owned by the Bank either through purchase at foreclosure or received from the borrower through a deed in lieu of foreclosure. OREO increased to $1,714,000 on March 31, 2014 from $1,451,000 on December 31, 201 3. The following table represents the changes in OREO balance during the three months ended March 31, 2014.
OREO Changes
(dollars in thousands)
| Three Months ended
| March 31, 201 4
Bala nce at the beginning of the year (net) | $ 1,451
Transfers from loans | 384
Capitalized costs | -
Writedowns | (46)
Sales proceeds | (78)
Gain on disposition | 3
Balance at the end of the period (net) | $ 1,714
Note 9 – Loans, allowance for loan losses and OREO (continued)
|  | Impaired Loans
|  | (dollars in thousands)
|  | For the Three Months Ended March 31, 2014
|  |  |  | Unpaid |  |  |  | Average |  | Interest
|  | Recorded |  | Principal |  | Related |  | Recorded |  | Income
2014 |  | Investment |  | Balance |  | Allowance |  | Investment |  | Recognized
With No Related Allowance Recorded: |  |  |  |  |  |  |  |  |  |
Commercial |  | $3,987 |  | $ 4,456 |  | $ - |  | $ 3,626 |  | $ 35
Commercial Real Estate |  |  |  |  |  |  |  |  |  |
Commercial Mortgages-Owner Occupied |  | 749 |  | 807 |  | - |  | 644 |  | 11
Commercial Mortgage Non-Owner Occupied |  | 598 |  | 598 |  | - |  | 801 |  | 8
Commercial Construction |  | 460 |  | 1,135 |  | - |  | 606 |  | -
Consumer |  |  |  |  |  |  |  |  |  |
Consumer Unsecured |  | - |  | - |  | - |  | - |  | -
Consumer Secured |  | 21 |  | 21 |  | - |  | 21 |  | -
Residential |  |  |  |  |  |  |  |  |  |
Residential Mortgages |  | 330 |  | 330 |  | - |  | 400 |  | 3
Residential Consumer Construction |  | - |  | - |  | - |  | - |  | -
With An Allowance Recorded: |  |  |  |  |  |  |  |  |  |
Commercial |  | $ 921 |  | $ 929 |  | $ 482 |  | $ 747 |  | $ 11
Commercial Real Estate |  |  |  |  |  |  |  |  |  |
Commercial Mortgages-Owner Occupied |  | 1,826 |  | 2,027 |  | 308 |  | 2,123 |  | 25
Commercial Mortgage Non-Owner Occupied |  | 218 |  | 218 |  | 12 |  | 219 |  | 3
Commercial Construction |  | - |  | - |  | - |  | - |  | -
Consumer |  |  |  |  |  |  |  |  |  |
Consumer Unsecured |  | - |  | - |  | - |  | - |  | -
Consumer Secured |  | 40 |  | 40 |  | 40 |  | 40 |  | 1
Residential |  |  |  |  |  |  |  |  |  |
Residential Mortgages |  | 2,129 |  | 2,277 |  | 252 |  | 1,907 |  | 26
Residential Consumer Construction |  | - |  | - |  | - |  | - |  | -
Totals: |  |  |  |  |  |  |  |  |  |
Commercial |  | $ 4,908 |  | $ 5,385 |  | $ 482 |  | $ 4,373 |  | $ 46
Commercial Real Estate |  |  |  |  |  |  |  |  |  |
Commercial Mortgages-Owner Occupied |  | 2,575 |  | 2,834 |  | 308 |  | 2,767 |  | 36
Commercial Mortgage Non-Owner Occupied |  | 816 |  | 816 |  | 12 |  | 1,020 |  | 11
Commercial Construction |  | 460 |  | 1,135 |  | - |  | 606 |  | -
Consumer |  |  |  |  |  |  |  |  |  |
Consumer Unsecured |  | - |  | - |  | - |  | - |  | -
Consumer Secured |  | 61 |  | 61 |  | 40 |  | 61 |  | 1
Residential |  |  |  |  |  |  |  |  |  |
Residential Mortgages |  | 2,459 |  | 2,607 |  | 252 |  | 2,307 |  | 29
Residential Consumer Construction |  | - |  | - |  | - |  | - |  | -
|  | $ 11,279 |  | $ 12,838 |  | $ 1,094 |  | $ 11,134 |  | $ 123
Note 9 – Loans, allowance for loan losses and OREO (continued)
|  | Impaired Loans
|  | (dollars in thousands)
|  | For the Year Ended December 31, 201 3
|  |  |  | Unpaid |  |  |  | Average |  | Interest
|  | Recorded |  | Principal |  | Related |  | Recorded |  | Income
2013 |  | Investment |  | Balance |  | Allowance |  | Investment |  | Recognized
With No Related Allowance Recorded: |  |  |  |  |  |  |  |  |  |
Commercial |  | $ 3,265 |  | $ 3,699 |  | $ - |  | $ 2,898 |  | $ 101
Commercial Real Estate |  |  |  |  |  |  |  |  |  |
Commercial Mortgages-Owner Occupied |  | 539 |  | 593 |  | - |  | 1,566 |  | 38
Commercial Mortgage Non-Owner Occupied |  | 1,003 |  | 1,003 |  | - |  | 3,686 |  | 47
Commercial Construction |  | 751 |  | 1,274 |  | - |  | 746 |  | 8
Consumer |  |  |  |  |  |  |  |  |  |
Consumer Unsecured |  | - |  | - |  | - |  | - |  | -
Consumer Secured |  | 21 |  | 21 |  | - |  | 245 |  | 1
Residential |  |  |  |  |  |  |  |  |  |
Residential Mortgages |  | 470 |  | 517 |  | - |  | 1,304 |  | 24
Residential Consumer Construction |  | - |  | - |  | - |  | - |  | -
With An Allowance Recorded: |  |  |  |  |  |  |  |  |  |
Commercial |  | $ 573 |  | $ 573 |  | $ 406 |  | $ 597 |  | $ 38
Commercial Real Estate |  |  |  |  |  |  |  |  |  |
Commercial Mortgages-Owner Occupied |  | 2,420 |  | 2,617 |  | 280 |  | 3,046 |  | 108
Commercial Mortgage Non-Owner Occupied |  | 220 |  | 221 |  | 14 |  | 530 |  | 15
Commercial Construction |  | - |  | - |  | - |  | 412 |  | -
Consumer |  |  |  |  |  |  |  |  |  |
Consumer Unsecured |  | - |  | - |  | - |  | 1 |  | -
Consumer Secured |  | 40 |  | 40 |  | 40 |  | 285 |  | 3
Residential |  |  |  |  |  |  |  |  |  |
Residential Mortgages |  | 1,684 |  | 1,820 |  | 224 |  | 1,350 |  | 118
Residential Consumer Construction |  | - |  | - |  | - |  | - |  | -
Totals: |  |  |  |  |  |  |  |  |  |
Commercial |  | $ 3,838 |  | $ 4,272 |  | $ 406 |  | $ 3,495 |  | $ 139
Commercial Real Estate |  |  |  |  |  |  |  |  |  |
Commercial Mortgages-Owner Occupied |  | 2,959 |  | 3,210 |  | 280 |  | 4,612 |  | 146
Commercial Mortgage Non-Owner Occupied |  | 1,223 |  | 1,224 |  | 14 |  | 4,216 |  | 62
Commercial Construction |  | 751 |  | 1,274 |  | - |  | 1,158 |  | 8
Consumer |  |  |  |  |  |  |  |  |  |
Consumer Unsecured |  | - |  | - |  | - |  | 1 |  | -
Consumer Secured |  | 61 |  | 61 |  | 40 |  | 530 |  | 4
Residential |  |  |  |  |  |  |  |  |  |
Residential Mortgages |  | 2,154 |  | 2,337 |  | 224 |  | 2,654 |  | 142
Residential Consumer Construction |  | - |  | - |  | - |  | - |  | -
|  | $ 10,986 |  | $ 12,378 |  | $ 964 |  | $ 16,666 |  | $ 501
Note 9 – Loans, allowance for loan losses and OREO (continued)
|  | Allowance for Credit Losses and Recorded Investment in Financing Receivables (dollars in thousands) For the Three Months Ended March 31, 2014
|  |  |  | Commercial |  |  |  |  |  |
2014 |  | Commercial |  | Real Estate |  | Consumer |  | Residential |  | Total
Allowance for Credit Losses: |  |  |  |  |  |  |  |  |  |
Beginning Balance |  | $ 1,015 |  | $ 2,631 |  | $ 935 |  | $ 605 |  | $ 5,186
Charge-offs |  | - |  | - |  | (4) |  | - |  | (4)
Recoveries |  | 10 |  | 7 |  | - |  | 7 |  | 24
Provision |  | 87 |  | 93 |  | (117) | (1) | (8) |  | 55
Ending Balance |  | 1,112 |  | 2,731 |  | 814 |  | 604 |  | 5,261
Ending Balance: Individually evaluated for impairment |  | $ 482 |  | $ 320 |  | $ 40 |  | $ 252 |  | $ 1,094
Ending Balance: Collectively evaluated for impairment |  | 630 |  | 2,411 |  | 774 |  | 352 |  | 4,167
Totals: |  | $ 1,112 |  | $ 2,731 |  | $ 814 |  | $ 604 |  | $ 5,261
Financing Receivables: |  |  |  |  |  |  |  |  |  |
Ending Balance: Individually evaluated for impairment |  | $ 4,908 |  | $ 3,851 |  | $ 61 |  | $ 2,459 |  | $ 11,279
Ending Balance: Collectively evaluated for impairment |  | 54,043 |  | 174,501 |  | 71,590 |  | 43,004 |  | 343,138
Totals: |  | $ 58,951 |  | $ 178,352 |  | $ 71,651 |  | $ 45,463 |  | $ 354,417
| (1) |  | The experience within the historical charge-off period used to calculate the allowance has improved which reduced the need for a provision relating to this segment.
Note 9 – Loans, allowance for loan losses and OREO (continued)
|  | Allowance for Credit Losses and Recorded Investment in Financing Receivables (dollars in thousands) For the Year Ended December 31, 201 3
|  |  |  | Commercial |  |  |  |  |  |
2013 |  | Commercial |  | Real Estate |  | Consumer |  | Residential |  | Total
Allowance for Credit Losses: |  |  |  |  |  |  |  |  |  |
Beginning Balance |  | $ 987 |  | $ 2,849 |  | $ 1,057 |  | $ 642 |  | $ 5,535
Charge-offs |  | (19) |  | (932) |  | (126) |  | (28) |  | (1,105)
Recoveries |  | 37 |  | 42 |  | 137 |  | - |  | 216
Provision |  | 10 |  | 672 |  | (133) |  | (9) |  | 540
Ending Balance |  | $ 1,015 |  | $ 2,631 |  | $ 935 |  | $ 605 |  | $ 5,186
Ending Balance: Individually evaluated for impairment |  | $ 406 |  | $ 294 |  | $ 40 |  | $ 224 |  | $ 964
Ending Balance: Collectively evaluated for impairment |  | 609 |  | 2,337 |  | 895 |  | 381 |  | 4,222
Totals: |  | $ 1,015 |  | $ 2,631 |  | $ 935 |  | $ 605 |  | $ 5,186
Financing Receivables: |  |  |  |  |  |  |  |  |  |
Ending Balance: Individually evaluated for impairment |  | $ 3,838 |  | $ 4,933 |  | $ 61 |  | $ 2,154 |  | $ 10,986
Ending Balance: Collectively evaluated for impairment |  | 51,965 |  | 167,184 |  | 71,104 |  | 43,941 |  | 334,194
Totals: |  | $ 55,803 |  | $ 172,117 |  | $ 71,165 |  | $ 46,095 |  | $ 345,180
Note 9 – Loans, allowance for loan losses and OREO (continued)
| Age Analysis of Past Due Financing Receivables as of
| March 31, 2014
| (dollars in thousands)
|  |  | Greater |  |  | Total | Recorded Investment
| 30-59 Days | 60-89 Days | than | Total Past |  | Financing | > 90 Days &
2014 | Past Due | Past Due | 90 Days | Due | Current | Receivables | Accruing
Commercial | $ 623 | $ 22 | $ 1,941 | $ 2,586 | $ 56,365 | $ 58,951 | $ -
Commercial Real Estate: |  |  |  |  |  |  |
Commercial Mortgages- Owner Occupied | 1,081 | - | 323 | 1,404 | 66,970 | 68,374 | -
Commercial Mortgages-Non-Owner Occupied | 404 | - | 83 | 487 | 99,575 | 100,062 | -
Commercial Construction | - | - | 460 | 460 | 9,456 | 9,916 | -
Consumer: |  |  |  |  |  |  |
Consumer Unsecured | 5 | - | - | 5 | 3,572 | 3,577 | -
Consumer Secured | 17 | 17 | 100 | 134 | 67,940 | 68,074 | -
Residential: |  |  |  |  |  |  |
Residential Mortgages | 154 | 366 | 410 | 930 | 39,554 | 40,484 | -
Residential Consumer Construction | - | 95 | - | 95 | 4,884 | 4,979 | -
Total | $ 2,284 | $ 500 | $ 3,317 | $ 6,101 | $ 348,316 | $ 354,417 | $ -
| Age Analysis of Past Due Financing Receivables as of
| December 31, 201 3
| (dollars in thousands)
|  |  | Greater |  |  | Total | Recorded Investment
| 30-59 Days | 60-89 Days | than | Total Past |  | Financing | > 90 Days &
2013 | Past Due | Past Due | 90 Days | Due | Current | Receivables | Accruing
Commercial | $ 389 | $- | $ 1,586 | $ 1,975 | $ 53,828 | $ 55,803 | $ -
Commercial Real Estate: |  |  |  |  |  |  |
Commercial Mortgages-Owner Occupied | 1,099 | - | 409 | 1,508 | 63,813 | 65,321 | -
Commercial Mortgages-Non-Owner Occupied | 96 | - | 85 | 181 | 94,542 | 94,723 | -
Commercial Construction | - | - | 375 | 375 | 11,698 | 12,073 | -
Consumer: |  |  |  |  |  |  |
Consumer Unsecured | 5 | - | - | 5 | 4,717 | 4,722 | -
Consumer Secured | 71 | - | 33 | 104 | 66,339 | 66,443 | -
Residential: |  |  |  |  |  |  |
Residential Mortgages | 704 | - | 183 | 887 | 39,909 | 40,796 | -
Residential Consumer Construction | - | 95 | - | 95 | 5,204 | 5,299 | -
Total | $ 2,364 | $ 95 | $ 2,671 | $ 5,130 | $ 340,050 | $ 345,180 | $ -
Note 9 – Loans, allowance for loan losses and OREO (continued)
|  | Credit Loss Disclosures
|  | Credit Quality Information - by Class
|  | March 31, 201 4
|  | (dollars in thousands)
2014 |  | Pass | Monitor | Special | Substandard | Doubtful | Totals
|  |  |  | Mention |  |  |
Commercial | $ 51,567 | $ 1,549 | $ 878 | $ 4,957 | $ - | $ 58,951
Commercial Real Estate: |  |  |  |  |
Commercial Mortgages-Owner Occupied | 62,857 | 1,674 | 1,343 | 2,500 | - | 68,374
Commercial Mortgages-Non Owner Occupied | 92,143 | 1,988 | 5,294 | 637 | - | 100,062
Commercial Construction | 9,032 | 424 | - | 460 | - | 9,916
Consumer |  |  |  |  |  |  |
Consumer Unsecured | 3,576 | - | - | 1 | - | 3,577
Consumer Secured | 66,653 | 703 | 340 | 378 | - | 68,074
Residential: |  |  |  |  |  |
Residential Mortgages | 36,402 | 783 | 587 | 2,712 | - | 40,484
Residential Consumer Construction | 4,979 | - | - | - | - | 4,979
Totals |  | $ 327,209 | $ 7,121 | $ 8,442 | $ 11,645 | $- | $ 354,417
|  | Credit Loss Disclosures
|  | Credit Quality Information - by Class
|  | December 31, 201 3
|  | (dollars in thousands)
2013 |  | Pass | Monitor | Special | Substandard | Doubtful | Totals
|  |  |  | Mention |  |  |
Commercial | $ 48,827 | $ 2,109 | $ 979 | $ 3,888 | $ - | $ 55,803
Commercial Real Estate: |  |  |  |  |
Commercial Mortgages-Owner Occupied | 58,740 | 2,355 | 1,356 | 2,870 | - | 65,321
Commercial Mortgages-Non Owner Occupied | 85,474 | 2,737 | 5,468 | 1,044 | - | 94,723
Commercial Construction | 11,455 | - | - | 618 | - | 12,073
Consumer |  |  |  |  |  |  |
Consumer Unsecured | 4,721 | - | - | 1 | - | 4,722
Consumer Secured | 65,056 | 814 | 283 | 290 | - | 66,443
Residential: |  |  |  |  |  |
Residential Mortgages | 36,962 | 786 | 589 | 2,459 | - | 40,796
Residential Consumer Construction | 5,299 | - | - | - | - | 5,299
Totals |  | $ 316,534 | $ 8,801 | $ 8,675 | $ 11,170 | $ - | $ 345,180
Note 9 – Loans, allowance for loan losses and OREO (continued) There were no loan modifications that would have been classified as Troubled Debt Restructurings (TDR) during the three months ended March 31, 201 4 and 201 3. There were no loan modifications classified as TDRs within the last twelve months that def aulted during the three months ended March 31, 2014 and 2013.

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- Definition The entire disclosure for claims held for amounts due a entity, excluding financing receivables. Examples include, but are not limited to, trade accounts receivables, notes receivables, loans receivables. Includes disclosure for allowance for credit losses. + References Reference 1: http://www.xbrl.org/2003/role/presentationRef -Publisher FASB -Name Accounting Standards Codification -Topic 210 -SubTopic 10 -Section S99 -Paragraph 1 -Subparagraph (SX 210.5-02.3,4) -URI http://asc.fasb.org/extlink&oid=6877327&loc=d3e13212-122682 Reference 2: http://www.xbrl.org/2003/role/presentationRef -Publisher SEC -Name Regulation S-X (SX) -Number 210 -Section 02 -Paragraph 3, 4 -Article 5 Reference 3: http://www.xbrl.org/2003/role/presentationRef -Publisher FASB -Name Accounting Standards Codification -Topic 310 -SubTopic 10 -Section 50 -Paragraph 4 -URI http://asc.fasb.org/extlink&oid=28368275&loc=d3e5074-111524 Reference 4: http://www.xbrl.org/2003/role/presentationRef -Publisher FASB -Name Accounting Standards Codification -Topic 310 -SubTopic 10 -Section 50 -Paragraph 3 -URI http://asc.fasb.org/extlink&oid=28368275&loc=d3e5066-111524 Reference 5: http://www.xbrl.org/2003/role/presentationRef -Publisher SEC -Name Regulation S-X (SX) -Number 210 -Section 03 -Paragraph 7 -Article 9 Reference 6: http://www.xbrl.org/2003/role/presentationRef -Publisher FASB -Name Accounting Standards Codification -Topic 235 -SubTopic 10 -Section S99 -Paragraph 1 -Subparagraph (SX 210.4-08.(k)) -URI http://asc.fasb.org/extlink&oid=26873400&loc=d3e23780-122690 Reference 7: http://www.xbrl.org/2003/role/presentationRef -Publisher SEC -Name Regulation S-X (SX) -Number 210 -Section 08 -Paragraph k -Article 4 Reference 8: http://www.xbrl.org/2003/role/presentationRef -Publisher FASB -Name Accounting Standards Codification -Topic 310 -SubTopic 10 -Section 50 -Paragraph 11 -URI http://asc.fasb.org/extlink&oid=28368275&loc=d3e5162-111524 + Details
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