Re: NYtimes.com: Mortgage Re- Defaults Rising, No Sign of Slowing


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>   
>   On Mon, Dec 22, 2008 at 12:29 PM, Bill wrote:
>   
>   The dominant reason loan modifications fail IMMEDIATELY is
>   because the borrower’s financial condition is far worse than
>   your records indicate. The most likely reason that’s true is
>   that your loan officers instructed the borrower to lie on the
>   original loan application so that the loan would be approved
>   and the loan officer would get a bigger bonus. The next most
>   common explanation is that the borrower lied on his own
>   initiative.
>   
>   Best, Bill
>   

Agreed, the primary reason for the losses is the lenders were defrauded, often by their own employees.

My proposal was for the government to let homes go into foreclosure and then buy them from the lenders at the lower of appraisal or the mortgage balance, and then rent them at fair market rents to the previous owner, with a right of first refusal on a sale which would happen a year or more in the future.

Yes, it’s an admin nightmare, but far less so than the other proposals and programs I’ve seen, and avoids issues with existing mortgage holders.

It ‘keeps people in their homes’ while at the same time provides for an orderly recycling of the homes.

But it’s never going to happen.

Also, delinquencies on the existing subprime loans seems to have leveled off for a couple of months at just under 20%, last I checked.

Warren

Mortgage re-defaults rising with no sign of slowing

WASHINGTON (Reuters) – The rate of home mortgage borrowers defaulting after their loans are modified is rising and shows no signs of leveling off, U.S. banking regulators said on Monday.

The data showed that after six months, nearly 37 percent of mortgage loans modified in the first quarter were 60 or more days delinquent. After three months, 19 percent were 60 or more days delinquent or in the process of foreclosure.

“One very troubling point is that, whether measured using 30-day or 60-day delinquencies, re-default rates increased each month and showed no signs of leveling off after six months or even eight months,” John Dugan, head of the Office of theComptroller of the Currency, said in a statement.

The number of delinquencies rose across all loan categories, although subprime loans had the highest default rates. At the same time, nine out of 10 mortgages remain current, the joint report by OCC and the Office of Thrift Supervision said.

Some U.S. lawmakers and the head of the Federal Deposit Insurance Corp have called for a more aggressive effort by lenders to modify mortgage terms to help keep people in their homes.

The data, some of which was released in preliminary form earlier this month, were based on information collected from some of the biggest U.S. institutions, such as Bank of America, Citibank and JPMorgan Chase.


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NYT: Mortgages


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(an email exchange)

>   
>   On Mon, Aug 4, 2008 at 7:50 AM, Russell wrote:
>   
>   I am more and more convinced housing is not near a bottom.
>   Granted, I have no idea what the recent Housing Bill will do. But I
>   think housing problems are going to cover the entire swath of
>   America – not only Subprime, but also Alt A and even Prime.
>   
>   

could be, but would be very unusual in an economy with a growing gdp supported by what may now be endless fiscal packages.

the actual housing slump could be mostly old news unless/until gdp softens again as most are forecasting in q4.


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Proposal for mortgage ‘crisis’

As previously proposed a few years back:

  1. Fund agencies (fnma/freddy) through the US Fed Financing Bank that funds directly with Treasury at Treasury rates.
    This lowers costs for the agencies that gets passed through to borrowers and removes liquidity issues for agencies.
    Shareholders are still at risk of mortgage defaults; so, market discipline is unchanged.
  1. Expand scope of the agencies to markets the Fed wants served – jumbos, etc.
    This eliminates the need for any kind of ‘repackaging’ .

U.S. Job-Market Weakening Is Led by Self-Employed

Keeps getting stranger by the day.

Next thing they’ll be saying is GDP really fell in Q3 and Q4, but the drop was all in off the books transactions.

By the way CNBC actually put positive, overstated spin in the headlines on a couple of things. They said mortgage applications were the highest in years where previously the same news would have headlined that refis fell and purchase applications were still below the spike of a couple of weeks ago.

Also, they headlined Plosser’s tough talk on inflation, rather than his statement that there could be more room to ease.

This is the first time I’ve seen this since August.

Claims tomorrow. If they stay up it will be a very different day than if they drop.

U.S. Job-Market Weakening Is Led by Self-Employed, Data Shows

by Carlos Torres

The increase in U.S. unemployment that’s jeopardizing economic growth is being driven by a drop in the number of people working for themselves, government figures indicate.

Hours worked by the self-employed dropped at a 15.5 percent annual pace in the last three months of 2007, the biggest decrease in 15 years, according to data provided to Bloomberg News today by the Labor Department.

The decline “is probably related to the housing downturn, since one in six workers in construction is self-employed, twice the average for all industries,” said Patrick Newport, an economist at Global Insight, a Lexington, Massachusetts, forecasting firm.

The figures may be another indication of how the deepest real-estate slump in a quarter century is filtering through the economic statistics. The Labor Department said today that worker productivity grew more than forecast last quarter as hours for all employees, including those who work for themselves, fell at a 1.5 percent pace, the most in five years.

The number of people running their own businesses dropped by 365,000 last quarter, compared with the same period in 2006, according to separate Labor Department numbers.

The decline in the number of hours worked by the self-employed last quarter reflected a 9 percent annualized drop in employment combined with a 7 percent decrease in average weekly hours for those still with work, the department said.

Data Discord
The issue may also help resolve some discrepancies among various labor statistics, economists said.

The unemployment rate, calculated from the household survey that covers the self-employed, jumped 0.3 percentage point in December. The increase prompted some economists to predict the U.S. was already, or would soon be, in a recession.

Even as the jobless rate rose, revised figures from the survey of businesses, which doesn’t track single-employee companies, showed hiring accelerated on average from the third quarter to the last three months of the year. Payrolls dropped in January for the first time in more than four years.

“Self-employment, as only calculated by the household survey, is probably reflecting the slump in the subprime mortgage market,” said Michael Englund, chief economist at Action Economics LLC, a forecasting firm in Boulder, Colorado.

Mortgage Brokers
Many mortgage brokers involved in the subprime industry work for themselves, Englund said, citing anecdotal evidence and conversations with clients.

Self-employment may also help explain why first-time applications for jobless benefits have yet to reach levels normally associated with a weakening labor market. A four-week moving average of claims has ranged from 306,000 to 345,000 since July. Most economists believe it takes readings in excess of 350,000 to indicate an increase in firings.

Self-employed Americans, although they may file claims, are not eligible for benefits under the unemployment insurance system, according to the Labor Department.

“This could really help explain a lot of the conflicting signals in the data,” said Englund.


Refi madness

Homeowners rushing to refinance mortgages

Federal Reserve’s surprise rate cut sparked a refinancing boom

This week’s surprise rate cut by the Federal Reserve not only held Wall Street and investors in thrall, it’s also kicked into high gear a rush by homeowners across the country to refinance their mortgages at today’s lower rates.

Thirty-year fixed-rate mortgages now carry an average interest rate of 5.57 percent, down from 5.75 percent last week and from 6.32 percent a year ago, according to a Bankrate.com national survey. That’s bringing them within shouting distance of the historic low of 5.21 percent set in June 2003, when the housing sector was expanding quickly and there was a stampede of mortgage refinancings.

(snip)

The Mortgage Bankers Association said refinancings last week reached their highest levels since April, 2004. The trade group’s Market Composite Index, a measure of mortgage loan application volume, rose 8.3 percent from the previous week’s level.

David Motley, president of Fort Worth-based Colonial National Mortgage, which originates loans in all 50 states, is expecting an even larger applications surge this week and beyond.

“For the last six to eight months all people have heard about is the subprime crunch,” he said. “There is an incorrect impression that because of the subprime mess regular people can’t get a loan or a refinancing right now.”

Seems the door is wide open now and seems a lot of potential defaults analysts were predicting may not happen.

Refinancing rush

The rush to refinance could get a further boost from the government’s tentative economic stimulus package. The package would allow government-sponsored Fannie Mae and Freddie Mac to buy mortgages worth as much as $729,750, up from a prior cap of $417,000 limit. This would make refinancing more feasible for some owners of expensive mortgages.

Yes, the government measures are all coming to bear from a variety of angles.

Colonial National’s Motley noted that mortgage rates were attractive before this week’s Fed action, but “the Fed move got everyone’s attention and people are now looking at rates again,” he said, adding that refinancing funds are “readily available to many Americans.”

Even so, experts say that securing refinancings at terms they want may prove difficult for owners whose homes have slumped in value.

Joe Dougherty, a media relations officer for RAND Corp. said his family’s four-bedroom colonial home in Haymarket, Va., was appraised at $500,000 several years ago, but he fears it is now worth only $450,000.

Dougherty hopes to refinance two home loans he holds on the house. He would like to combine them into a single 30-year fixed-rate mortgage and has discussed his situation with a loan officer friend. Dougherty’s calculations indicate a lower valuation that would nix the deal he wants, but he has scheduled a home appraisal.

What to do with stimulus rebate?

There also are fears that many banks, stung by losses on home loans to subprime borrowers, have adopted lending standards that will be too tough or taxing to meet. This is particularly worrisome for those whose credit scores have been hurt by heavy use of credit cards in recent years.

But for owners with good credit, the issue now may be more one of timing.

And that’s still the majority.

“I’m definitely interested in refinancing my mortgage, but I wonder if I should wait until after the Fed meeting next week,” said Matt Schmidt, a market specialist with Computer Task Group Inc. in Buffalo, N.Y. who bought a $150,000 Lewiston, N.Y., home three years ago.

Schmidt noted that the Fed, which holds a two-day meeting starting Tuesday, has signaled it is disposed to further rate cuts that could send mortgage rates still lower. So he doesn’t want to refinance too soon if even better rates will be available shortly.

This is very common.. When the Fed pauses, these people pull the trigger.

Also, the bond rally caused a lot of mortgage securities to shorten and hedges got bought in.

A sell off in bonds will have the reverse effect, and with the increased low coupon production, the convexity selling could be a lot more severe than the buying was on the way down.


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2008-01-21 Update

Major themes intact:

  • weak economy
  • higher prices

Weakness:

US demand soft but supported by exports.

US export strength resulting from non resident ‘desires’ to reduce the rate of accumulation of $US net financial assets. This driving force is ideologically entrenched and not likely to reverse in the next several months.

In previous posts, I suggested the world is ‘leveraged’ to the US demand for $700 billion per year in net imports, as determined by the non resident desire to accumulate 700 billion in $US net financial assets.

US net imports were something over 2% of rest of world GDP, and the investment to support that demand as it grew was probably worth another 1% or more of world GDP.

The shift from an increasing to decreasing US trade deficit is a negative demand shock to rest of world economies.

This comes at a time when most nations have decreasing government budget deficits as a percent of their GDP, also reducing demand.

The shift away from the rest of world accumulation of $US financial assets should continue. Much of it came from foreign CB’s. And now, with Tsy Sec Paulson threatening to call any CB that buys $US a ‘currency manipulator’, it is unlikely the desire to accumulate $US financial assets will reverse sufficiently to stop the increase in US exports. I’m sure, for example, Japan would already have bought $US in substantial size if not for the US ‘weak dollar’ policy.

All else equal, increasing exports is a decrease in the standard of living (exports are a real cost, imports a benefit), so Americans will be continuing to work but consuming less, as higher prices slow incomes, and output goes to non residents.

I also expect a quick fiscal package that will add about 1% to US GDP for a few quarters, further supporting a ‘muddling through’ of US GDP.

Additional fiscal proposals will be coming forward and likely to be passed by Congress. It’s an election year and Congress doesn’t connect fiscal policy with inflation, and the Fed probably doesn’t either, as they consider it strictly a monetary phenomena as a point of rhetoric.

Higher Prices:

Higher prices world wide are coming from both increased competition for resources and imperfect competition in the production and distribution of crude oil. In particular, the Saudis, and maybe the Russians as well, are acting as swing producer. They simply set price and let output adjust to demand conditions.

So the question is how high they will set price. President Bush recently visited the Saudis asking for lower prices, and perhaps the recent drop in prices can be attributed to those meetings. But the current dip in prices may also be speculators reducing positions, which creates short term dips in price, which the Saudis slowly follow down with their posted prices to disguise the fact they are price setters, before resuming their price hikes.

At current prices, Saudi production has actually been slowly increasing, indicating demand is firm at current prices and the Saudis are free to continue raising them as long as desired.

The current US fiscal proposals are designed to help people pay the higher energy prices, further supporting demand for Saudi oil.

They may also be realizing that if they spend their increased income on US goods and services, US GDP is sustained and real terms of trade shift towards the oil producers.

Conclusion:

  • The real economy muddling through
  • Inflation pressures continuing

A word on the financial sector’s continuing interruptions:

With floating exchange rates and countercyclical tax structures we won’t see the old fixed exchange rate types of real sector collapses.

The Eurozone banking sector is the exception, and remains vulnerable to systemic failure, as they don’t have credible deposit insurance in place, and, in fact, the one institution that can readily ‘write the check’ (the ECB) is specifically prohibited by treaty from doing so.

Today, in most major economies, fiscal balances move to substantial, demand supporting deficits with an increase in unemployment of only a few percentage points. Note the US is already proactively adding 1% to the budget deficit with unemployment rising only 0.3% at the last initial observation in December. In fact, fiscal relaxation is being undertaken to relieve financial sector stress, and not stress in the real economy.

Food and energy have had near triple digit increases over the last year or so. Even if they level off, or fall modestly, the cost pressures will continue to move through the economy for several quarters, and can keep core inflation prices above Fed comfort zones for a considerable period of time.

Fiscal measures to support GDP will add to the perception of inflationary pressures.

The popular press is starting to discuss how inflation is hurting working people. For example, I just saw Glen Beck note that with inflation at 4.1% for 07 real wages fell for the first time in a long time, and he proclaimed inflation the bigger fundamental threat than the weakening economy.

I also discussed the mortgage market with a small but national mortgage banker. He’s down 50% year over year, but said the absolute declines leveled off in October, including California. He also pointed out one of my old trade ideas is back – when discounts on pools become excessive to current market rates, buy discounted pools of mortgages and then pay mortgage bankers enough of that discount to be able refinance the individual loans at below market rates.


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Re: Is $700 billion a big number

(an email and an article)

On Dec 23, 2007 5:37 PM, Russell Huntley wrote:
>
>
>
> For a very bearish take on the credit crisis, see: Crisis may make 1929 look
> a ‘walk in the park’. The article includes a $700 billion loss estimate from
> the head of credit at Barclays capital:
>
> Goldman Sachs caused shock last month when it predicted that total crunch
> losses would reach $500bn,

Yes, could be. Rearranging of financial assets.

leading to a $2 trillion contraction in lending
> as bank multiples kick into reverse.

I don’t see this as a consequence. Bank lending will go in reverse only if there are no profitable loans to be made.

With floating exchange rates, bank capital in endogenous and will respond to returns on equity.

This already seems humdrum.
>
> “Our counterparties are telling us that losses may reach $700bn,” says Rob
> McAdie, head of credit at Barclays Capital. Where will it end? The big banks
> face a further $200bn of defaults in commercial property. On it goes.

Been less than 100 billion so far. Maybe they are talking cumulatively over the next five years?

>
> UPDATE: My main interest in this article was the quote from Barclays
> Capital. There has been a growing agreement that the mortgage credit crisis
> would result in losses of perhaps $400B to $500B; this is the first estimate
> I’ve seen significantly above that number.
>
> I noted last week that a $1+ trillion mortgage loss number is possible if it
> becomes socially acceptable for the middle class to walk away from their
> upside down mortgages.

Historically, people just don’t walk out onto the streets. They are personally liable for the payments regardless of current equity positions, and incomes are still strong, nationally broader surveys show home prices still up a tad ear over year.

Yes, some condo flippers and speculators will walk. But demand from that source has already gone to zero – did so over a yar ago, so that doesn’t alter aggregate demand from this point.

And that doesn’t include losses in CRE, corporate
> debt and the decrease in household net worth.

Different things, but again, the key to GDP is whether demand will hold up, including exports.

And probably half of aggregate demand comes directly or indirectly from the government. Don’t see that going negative. And AMT tax just cut fifty billion for 2008 will help demand marginally.

>
> The S&L crisis was $160B, so even adjusting for inflation, the current
> crisis is much worse than the S&L crisis (see page 13 of this GAO document).

That was net government losses? Shareholders/investors lost a lot more?

And a $1 trillion per day move in the world equity values happens all the time.

Q4 GPD being revised up to the 2% range. This has happened every quarter for quite a while.

Yes, it can all fall apart, but it hasn’t happened yet. And while there are risks to demand, negative GDP is far from obvious. Those predicting recessions mainly use yield curve correlations with past cycles and things like that.

Interesting that the one thing that is ‘real’ and currently happening is ‘inflation’, which the fed doesn’t seem to care about. And it won’t stop until crude stops climbing.


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Washington Mutual to take writedown, cut jobs

Yet another shoe that didn’t fall. No business interruption, no change to aggregate demand, a relatively few layoffs over time, and this is a major California lender where housing is hurting perhaps the most of any state.

Washington Mutual to Take Writedown, Cut Jobs (Update1)

2007-12-10 17:00 (New York)

(Adds writedown in the first paragraph and downgrade in the third paragraph.)
By Elizabeth Hester

Dec. 10 (Bloomberg) — Washington Mutual Inc., the largest U.S. savings and loan, will write down the value of its home lending unit by $1.6 billion in the fourth quarter and cut 3,150 jobs as losses in the mortgage market increase.

Washington Mutual also will cut its quarterly dividend to 15 cents a share from 56 cents and close 190 of 336 home loan centers, the Seattle-based bank said in a statement today. The company said provisions for loan losses in the quarter will be $1.5 billion to $1.6 billion, about twice as much as it previously expected.

Fitch Ratings downgraded the firm’s rating to “A-” from “A,” citing “worsening asset quality,” and “extremely challenging conditions in the U.S. residential mortgage market.” Washington Mutual said it plans to raise $2.5 billion to shore up its capital by selling convertible stock.

Industry-wide mortgage originations will probably shrink 40 percent in 2008 to $1.5 trillion, down from about $2.4 trillion this year, Washington Mutual said in the statement. The firm plans to cease lending through its subprime mortgage channel.

The company said it would cut 2,600 jobs in its home loans unit, or about 22 percent of that division. The remaining job cuts will come from corporate and support staff, the statement said.

–Editor: Otis Bilodeau.

To contact the reporter on this story:
Elizabeth Hester in New York at +1-212-617-3549 or ehester@bloomberg.net.

To contact the editor responsible for this story:
Otis Bilodeau at +1-212-617-3921 or obilodeau@bloomberg.net.


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