Archive for June, 2009
A section in HR 2454, the American Clean Energy and Security Act, which narrowly passed a US House of Representatives vote Friday, falls short of mandating an energy audit on homes, according to the House Committee on Energy and Commerce.
Section 204 of the cap-and-trade bill establishes a building energy performance labeling program for homes and commercial property. The section would provide potential buyers and investors in those properties a label explaining that property’s energy efficiency.
Much like a nutrition label on the back of a candy bar, the performance labeling program is a consumer right-to-know provision in the cap-and-trade bill, but it is not required, according to the House Committee on Energy and Commerce.
Section 202 of the bill develops the Retrofit for Energy and Environmental Performance (REEP) program. If the owner of the building — residential or commercial — seeks financial assistance from REEP, the property must pass the energy audit.
Energy savings for residential properties are determined by the Home Energy Ratings System (HERS) Index, and the final score is selected by an objective third party, according to the bill.
After the audit is conducted, state and local REEP programs may grant funds to owners for retrofit improvements on energy efficiency.
Write to Jon Prior.
Serious delinquencies — mortgages 60 or more days past due and those delinquent but in bankruptcy — rose to 5% of US residential mortgages at the end of the first quarter 2009, up almost double from the 2.7% rate seen in the year-ago period, according to a joint report by the Office of the Comptroller of the Currency (OCC) and the Office of Thrift Supervision (OTS).
The Q109 data show that "an overall worsening of conditions was met with a strong response in the form of increased modifications," federal regulators said in the quarterly OCC and OTS Mortgage Metrics Report, which covers more than 34 million loans totaling $6trn in principal balances and representing 64% of all outstanding US mortgages.
"The first quarter data also showed a relatively greater increase in seriously delinquent prime mortgages compared with other risk categories and a higher number of foreclosures in process across all risk categories as a variety of moratoria on foreclosures expired during the first quarter of 2009," the report reads.
Serious delinquencies among prime loans jumped 20% from the previous quarter to a total 2.9% of all prime mortgages. Subprime serious delinquencies, on the other hand, rose by 1.5% to a whopping 16.7% of all subprime mortgages in the porfolio.
Along with rising delinquencies comes a likely increase in foreclosure actions. The regulators found that 844,389 mortgages — or 2.5% of the total portfolio — were in the foreclosure process at quarter-end as a variety of private and agency moratoriums expired during the quarter and the recession continued to put financial strain on borrowers.
In response to this hardship, servicers stepped up modification efforts. Loan modifications initiated in the quarter reached 185,156 — rising by 55.3% from the previous quarter and 172.3% from the year-ago quarter. This data does not include the administration's Making Home Affordable program, which took effect after the close of the quarter.
The report notes 54.1% of modifications resulted in lower monthly payments, while 29.3% of modifications reduced payments by 20% or more. At the same time, modifications that resulted in higher payments slipped to 18.5% from 25% the previous quarter.
Six months after modification in Q408, only 24% of the mortgages that had monthly payments reduced by 20% or more were 60 or more days past due, compared with 54% of mortgages with monthly payments left unchanged, and 50% with higher monthly payments.
"Those modifications implemented in the fourth quarter of 2008 have re-defaulted at a slightly lower rate than the preceding quarter," the report's authors note. "However, it is too early to determine whether the data for the fourth quarter portend a sustained improvement in performance resulting from recent changes to modification practices."
Write to Diana Golobay.
Pennsylvania governor Edward Rendell on Monday signed two bills aimed at reducing mortgage fraud and enforcing a greater degree of transparency at the stage of origination.
"These bills will provide increased protection for Pennsylvania consumers shopping for a mortgage or refinancing their homes," the governor said in a statement Monday. "They represent a critical step forward in our strategy to combat mortgage lending fraud and abuse in Pennsylvania."
The governor signed State Senate Bill 170, which prohibits a mortgage broker or originator from being the sole recipient of communications from lenders. The governor's office said the law will ensure customers receive monthly statements and other sensitive information about their mortgages.
The second law signed Monday — House Bill 985 — provides a safe harbor for mortgage company employees that report illegal activity or participate in an investigation. The law prohibits retaliations like reduced salaries or termination by the employer against such employees.
Together the acts should encourage a more honest, transparent mortgage lending environment.
"Securing a home mortgage is the largest, most significant financial responsibility most people will ever take on," Rendell said. "With the enactment of these bills, we continue our efforts to help more Pennsylvanians secure their part of the American dream."
Write to Diana Golobay.
JP Morgan Chase (JPM: 37.21 -0.75%) announced today that it has approved 138,000 trial mortgage modifications since April 6 for homeowners on the precipice of foreclosure.
Processing began through President Obama’s Making Homes Affordable program, which was unveiled in April. Chase has approved 87,100 trial modifications through MHA, and 44,100 have made their first payment. But for loans that do not meet MHA’s qualifications, Chase offers another tier of modification. Chase has approved through its own program 50,900 loans, and 9,500 have made their first payment.
Of the 138,000 approved and modified loans, 53,600 have made a first payment.
“We’ve made really good progress,” said Thomas Kelly, a spokesman for Chase. “The volume has just been enormous since the program was announced, and there’s more coming in the pipeline every week.”
Through the MHA program, qualified borrowers can have their endangered mortgages reduced for principal, interest, property taxes and hazard insurance to 31% of their gross income. These modifications usually come from a reduced interest rate or an extended length of the loan.
But for those borrowers who cannot qualify for the MHA program, for reasons such as a jumbo mortgages, rental properties or unoccupied properties on the market, Chase modifies these loans under its own program.
In Chase’s modification process, the payments may be adjusted from 31% of the borrowers gross income to a range that keeps the Net Property Value at a positive, where the investor can still make a profit. The range can reach anywhere from 36-38%.
“It has taken time,” Kelly said. “Because of the volume, it has taken a large infrastructure and a lot of people to staff it.”
Both programs provide better options for both the borrower and the investor than foreclosure, Kelly said.
Chase has an additional 155,000 applications currently churning in the review process.
Write to Jon Prior.
Moody's Investors Service is placing on review for possible downgrade five classes of subprime triple-A rated RMBS tranches collateralized by failed mortgage lender, IndyMac.
A triple-A rating is deemed the most isolated from risk. In the capital structure of securitizations, downgrades of such a prime rating were unthinkable only two years ago. When the credit crisis began to unfold, the rating agencies often came out in support of the quality of triple-A ratings. Now, however, as the agencies continue to tighten criteria, cracks are beginning to appear in prime investment grade tranches.
The announcement is joined with the news that Moody's is downgrading 27 securities from eight subprime RMBS transactions, worth $117m and mainly junk, issued by IndyMac. According to the ratings service, the rating actions are the result of an analysis of credit enhancement relative to updated collateral loss projections. The annualized loss rate from one year prior to one year from now projections are taken into account in the review. The rating agency placed the tranches on review after considering the lifetime risk of loss, which is derived by weighting the two previous factors.
"Additionally, most effected transactions have, at some point, passed performance triggers and released portions of credit enhancement," clarifies the report.
Interestingly, the triple-A paper is not from recent vintages, but rather on mortgages originated in 2000 or 2001, around the same price such a property would get today, but presumably before underwriting and LTV standards softened considerably. (The two programs are: IndyMac Home Equity Mortgage Loan Asset-Backed Trust, Series 2000-C and Home Equity Mortgage Loan Asset-Backed Trust, Series 2001-C.)
Write to Jacob Gaffney.
Call me a geek, but my favorite daytime TV is a Congressional hearing into the causes of and solutions to this financial crisis. Who needs The View when you can watch some of the most ill-informed and selfishly motivated folks in American public life grandstanding for voters back home.
The hot ticket in June has been the House Oversight and Government Reform Committee’s inquiry into the BofA-Merrill merger, “How Did a Private Deal Turn Into a Federal Bailout?”
First, on June 11, the committee interrogated Kenneth D. Lewis, who had testified to New York Attorney General that nine days after the shareholder vote he discovered a $12 billion loss at Merrill Lynch. At that point, Mr. Lewis says he said to then-Treasury Secretary Hank Paulson that he was “strongly considering” backing out of the deal. According to Lewis, Paulson ultimately said that if BofA didn’t go through with the acquisition, Lewis and the Board would be fired.
If you missed it, the webcast is archived on the Committee’s nicely organized website, along with open statements, written testimony, and e-mails subpoenaed from the Fed. I haven’t tuned in again, but my strongest memories are of a sequence of elected representatives lauding Ken Lewis’ long distinguished career and deal prowess. Many expressions of sympathy and concern that so distinguished a banker was threatened by his regulators! Much solicitude re: Lewis’ need to delicately avoid using so harsh a term as “threaten” (he still has a job and they still regulate him!).
The committee wasn’t all pitching softballs to Lewis of course. Check out Rep. Dennis Kucinich’s (D-Ohio) opening statement, in which he suggests, with the support of documents and other evidence, that it was Lewis who was threatening to invoke the material adverse change (MAC) clause unless the government anteed up more bailout cash.
But the temper of the hearing is summarized in Chairman Edolphus Towns’ closing statement. Lewis’ testimony, he reminds, is just one side of the story.:
However, I do think it is fair to observe that a flawed financial regulatory process was at work in this case. We see closed door meetings, coded messages, motives questioned and private e-mails. Basically the regulators and the financial institutions seemed to be making up the rules as they went along.
Apparently, now that financial regulatory reform is up for consideration, lambasting the huge financial institutions is out of season. Populist pandering is over – the real business is on the calendar – blaming the regulators for the mess the financials have made.
BTW, we will never be treated to the ultimate spectacle – Congress investigating how Congress screwed it all up. Congress demanding to know of its own members and their staff how and why that whatsit legislation got slipped into that other whatsit legislation and what havoc it has wrought since. And so on.
Was He Pushed or Did He Jump? Part II
Which brings me to last week’s installment, the June 25 “grilling” of Fed Chairman Ben Bernanke. Recall that this event was prefaced by ranking member Darrell Issa’s statement the evening before ( backed with subpoenaed emails available on the site) that the Federal Reserve had both pushed Lewis to consummate the deal and then tried to cover it up by concealing its concerns from the OCC and the SEC.
My brief of the affair is that a string of Congresspeople from both sides of the aisle quoted from an array of internal Fed emails, interagency correspondency and previous statements by Lewis, Bernanke and others in an attempt to force Bernanke to reveal that he conspired with Paulson to threaten Lewis’ job if he didn’t go through with the merger. A more detailed analysis I cannot offer as I confess, even after hearing the thing twice, so many versions of time lines and he-said-you-said were perpetrated that I am more confused than if I were trying to make sense of a crime scene after Inspector Clouseau had been there. Suffice it to say, there is something there for everyone, pro- and anti-Bernanke, pro- and anti-TARP, pro- and anti-regulation, pro- and anti-Lewis.
Dramatic stuff. A showdown in the offing, with a lot of folks watching. This hearing was not relegated to a mere webcast, with a 4in by 3in video window and audio laughably out of sync, the stream finally freezing when server capacity is exceeded. This hearing was carried on cable and could be seen on giant TVs.
Several people got off message, addressing their complaints about the GM takeover, firing GM management, government ownership in general to Bernanke. I am always shocked and disappointed, but for me they’re the clowns, less interested in the gritty reality of markets and meltdowns and the mechanisms at work than in spinning an ideological narrative or posturing for the voters at home while voting with the lobbies and campaign funders. They are the heart and soul of the legislative and policy process, on both sides of the aisle and busy as bees in one Administration after another.
But no one went farther off base in that hearing than Rep. Marcy D. Kaptur (D-Ohio), who chose this moment to ask what the American Banker blog called the “Left Field question of the day.”
I think it might be worse than that – it was a serious attempt to implicate Ben Bernanke as the enabler of a nefarious conspiracy between BlackRock, BofA and Merrill to conduct the systemic, controlled fraud that is the mortgage securitization process and that has its roots in Blackrock CEO Larry Fink’s invention of “the subprime instrument” and sale of the first $1 billion to Freddie Mac in 1983.
The press has covered the soap opera aspects of the Lewis’ and Bernanke’s hearings quite well, but they have ignored Kaptur’s astounding contribution to the hearing record. Perhaps they dismiss her. After all, this is the same Rep. Kaptur who, at a January 2008 House Budget Committee hearing said to Bernanke, “Seeing as how you were former CEO of Goldman Sachs ….” Paulson interrupted to say she was confusing him with the Secretary of the Treasury. Unfazed, Kaptur asked if she’d gotten the firm wrong. Someone explained that was Paulson, so she asked where he came from. When Bernanke responded he’d been the CEO of the Economics Department at Princeton, she expressed satisfaction that the matter had been clarified for the record.
This relationship between BofA, Merrill and Blackrock has alerted Kaptur to the possibility that “there may be some clever foxes in the henhouse over there at the Fed as our nation proceeds to dig out” of this crisis.
Here’s the conspiracy: in acquiring Merrill, BofA also acquired a near majority share in BlackRock and the Fed gave BlackRock contracts to analyze some of the mortgage-backed securities “held by Fannie and Freddie on behalf of the government.” BlackRock is now in a position to cover its tracks, mishandling and mispricing the billions of dollars of troubled assets it sold to the government.
Having established these remarkable links, Kaptur asked point blank if Bernanke knew what year BlackRock’s CEO Larry Fink sold the first tranche of MBS to Freddie Mac.
“No I don’t know
“Do you think that’s important for you to know?” Kaptur in full-on Perry Mason mode.
“Do you know what other instruments BlackRock sold to the federal government” over the past few years
“No I do not”
“Well I would say its pretty important for you to know some of that. Because one of the difficulties with these instruments is you can’t unwind them. You cut them up into pieces, you sell them off, and given what we know about these pools of toxic assets that I ask if the Fed couldn’t be in collusion with Mr. Fink in covering up his own potential fraud by giving him the opportunity to shift the portfolios and have access to information that no one on this committee has access to in ways favorable to those clients he served and in ways favorable to that company today. How can we assure ourselves that is not happening?”
WOW! (I apologize if I missed a few connectives capturing that quote.) But there’s more:
… I am deeply concerned that the Fed itself is involved in the manipulation of the mortgage markets particularly the toxic assets that the public of the united states now owns.
Ben Bernanke in collusion with Larry Fink to cover up over 20 years of fraudulent activity. It makes possible collusion with Paulson to prevent BofA from invoking the MAC clause seem like a hang nail.
Really? First of all, BlackRock is an investment manager, not a securities dealer.
Second, Kaptur seems to be confusing Blackrock the investment manager operating since the late 1980s with BlackRock Solutions, a standalone subsidiary created at the start of this decade to capitalize on the money manager’s investment in reputedly state of the art security analytics, prepayment, credit and pricing models and information systems by forming BlackRock Solutions.
More realistic concerns (than a cover-up of past dealings) would be that information about Solutions’ customers portfolios might leak back to the investment managers or that the pricing of Solutions’ customers assets might be influenced by investment managers “axes.” BlackRock asserts that there is a tall “Chinese Wall” between the investment managers and BlackRock Solutions. If there weren’t, the Solutions customers would have sussed this out (say by reality checking their results against Citigroup’s Yieldbook, another dealer’s proprietary analytics, or a Solutions competitor’s systems), cancelled their subscriptions, launched high profile lawsuits and brought an end to the lucrative fee income stream passed up to the parent.
Unfortunately, Kaptur’s time was up. She had to wait until the last two minutes of the hearing to get another shot at Ben. Climbing right to the top of the precipice of free association, she strung the following assertions together:
“In 2004 the FBI warned the public and the administration mortgage fraud was heading toward an epidemic level in our country. The Fed did nothing. Now the Fed under your watch has hired Blackrock, a firm owned 49% by BofA headed by a man who invented the subprime instrument while at First Boston and then later at BlackRock traded billions of dollars of these securities to Freddie Mac and Fannie Mae over the last decade. I quote a sentence and will place into the record a quote from Bloomberg News, Fink’s rocketlike rise at First Boston was largely a result of his creative work with MBSs: the then novel idea of slicing and pooling mortgages and selling them as bonds. And he took his took his concept to Freddie Mac, where he sold the mortgage company’s board on a $1 billion package. That was just the beginning of it.
Actually, Kaptur was quoting out of context and omitted information that did not fit her twist on much more innocent facts. The article, “Blackrock is the Go-To Firm to Divine Wall Street Assets,” May 8, 2009, that she apparently quoted from is actually very favorable to Fink and his firm and quite clear on the difference between BlackRock’s investment management and analytic Solutions units.
Bloomberg actually says “Fink took his concept to Freddie Mac, where he sold the mortgage company’s board on a $1 billion package of what became known as collateralized-mortgage obligations, or CMOs.”
As a matter of fact, those CMOs carried Freddie’s guarantee and would have to have been backed by loans that met Freddie’s underwriting requirements (in 1983 loans were underwritten manually to traditional prime lending criteria). Characterizing this concept as the first subprime instrument is either a signal of incorrigible ignorance or a willful lie.
Freddie Mac bought the concept, not the securities. The bonds were sold to other investors. In that CMO, the underlying principal payments were time-tranched, creating short, intermediate and long-term bonds that would appeal to bond investors with different investment horizons and requiring a narrower repayment window than a pool of mortgages. This nifty invention dramatically expanded the market for GSE MBS just as the thrift industry was collapsing and the last banking crisis getting underway. Until the invention of the CMO, the market for mortgages and GSE pools was pretty much limited to and provided an important new source of funding for prime mortgage loans.
Stay Tuned
Committee Chair Towns closing statement suggests this show can run all summer. First, significant inconsistencies exist between Bernanke’s testimony, Lewis’ testimony and the Fed’s internal emails. Two, “It is still unclear whether Bank of America was forced by the Federal government to go through with the Merrill deal, or whether Ken Lewis pulled off what may have been the greatest financial shakedown of all time.” Finally, the Committee now knows that the SEC and FDIC played a role in the transaction and must testify as well.
Next up, former Treasury Secretary Hank Paulson has agreed appear before the Committee in July.
I can’t wait. Of course, I want to hear what Kaptur is going to ask the real former CEO of Goldman, but if people are going to go off topic, I hope someone asks – for me – if he really believed banks could sell their underwater toxic assets without destroying already shrinking capital, or if instead the whole plan was just a ploy to get a lot of money to rescue Goldman Sachs from its trouble CDS commitments with AIG.
And if someone is going to read media reports into the record, I can recommend two ferocious indictments by Matt Taibbi from Rolling Stone magazine: “The Big Takeover,” how Wall Street insiders are using the bailout to stage a revolution and “The Great American Bubble Machine,” how Goldman Sachs has engineered every major market manipulation since the Great Depression and is about to do it again in the carbon-credit market on stands now.
But, uh, that’s a rock & roll magazine. And Taibbi uses the expletives we are all thinking. Guess someone else will have to provide the fun.
The Mortgage Industry Advisory Corp. (MIAC) offered two bulk mortgage servicing portfolios worth a combined $586m.
The smaller portfolio — a $250m GNMA mortgage servicing portfolio — consists entirely of fixed-rate, owner-occupied loans at an average size of $161,805. The loans comprising the portfolio are significantly distressed, with 11.04% of the loans 30 days delinquent. Another 3.16% of the loans are 60 days delinquent, 1.29% are 90 days delinquent and 2.32% are in foreclosure, according to MIAC's data.
The second — and larger — offer is a $336m FHLMC/private mortgage servicing portfolio of more than 1,000 loans. The mortgages involved bear an average size of $330,000 at a weighted average interest rate of 6.45%. The portfolio covers a mortgage base with an up-to-90-day delinquency rate of 1.87%. An additional 1.13% of the mortgages involved are in foreclosure.
Today marks the bid date for the Ginnie Mae servicing rights portfolio, while the second portfolio offered by MIAC bears a July 8th bid deadline.
Write to Diana Golobay.
SigniaDocs, a Houston-based eMortgage company, appointed industry veteran Harry Gardner as chief strategy officer.
Gardner will aim to replace expensive and clumsy paper mortgages with more efficient electronic mortgages that would be adopted nationwide, according to a company statement. A leaner system would tighten the belt on a mortgage industry ballooning with expense and waste, SigniaDocs says.
Cutting down on waste and streamlining operations are familiar strategies at SigniaDocs. Lenders collaborate electronic documentation and eMortgage processes for disclosure, closing and modifications with the company's Web service platform.
But Gardner's appointment suggests there's work yet to be done in streamlining electronic mortgage processes.
SigniaDocs appointed Gardner for his experience at the spearhead of eMortgage development as both an engineer building the SMART Docs platform, which is the electronic mortgage standard practices and documents that make eMortgages possible, and as a manager.
Gardner spent eight years at the Mortgage Bankers Association (MBA), managing the Mortgage Industry Standards Maintenance Organization (MISMO), an industry group that developed the foundation for eMortgages. In 2007, Gardner was promoted to vice president of Industry Technology and served as the president of MISMO, which is owned by the MBA.
Write to Jon Prior.
Two separate indices calculated by Standard & Poor's showed house prices in major US metropolitan areas continued to fall in April, although year-on-year declines show signs of slowing.
Both the 10-city and 20-city composite indices have returned to their mid-2003 levels, according to the S&P/Case-Shiller Home Price Index, released today.
The 10-city index slid 18% while the 20-city index slid 18.1% in April, compared with the year-ago period. The rate of decline slowed from the annual pace of -18.7% seen in both composites last month.
Month-on-month performance fared a bit better, however, as every metro area except for Charlotte experienced improvement in monthly returns over March.
“While one month’s data cannot determine if a turnaround has begun; it seems that some stabilization may be appearing in some of the regions,” said David Blitzer, chairman of the committee in charge of S&P's index. "We are entering the seasonally strong period in the housing market, so it will take some time to determine if a recovery is really here."
Phoenix posted the largest annual decline of 35.3%, while Las Vegas slipped 32.2% from last year and San Francisco fell 28%. Denver, Dallas and Boston posted the best performance in terms of annual declines, down 4.9%, 5% and 7.7%, respectively. On a month-on-month basis, Dallas saw 1.7% gain from March while Las Vegas lost 3.5%.
The S&P/Case-Shiller HPI tracks the value of US single-family housing units as recorded by financial market solution provider Fiserv. The indices bear a base value of 100 in January 2000, meaning an index of 150 indicates a 50% appreciation rate since January of 2000 for an average home within the metro market.
The 10-City Composite measured 150 in April, while the 20-City Composite came in at 139 for the month.
Write to Diana Golobay.
Home purchases in Phoenix neighborhoods lifted in May, raising the month-to-month median sales price for the first time since 2007.
According to a report from MDA DataQuick, a San Diego-based firm that tracks real estate data across the nation, 9,562 homes sold in the two counties incorporating the Phoenix metropolitan area, Maricopa and Pinal. It’s a 6.1% increase from April and a 26% growth from last year. May was the fifth consecutive month for year-to-year growth, an increase in sales for the same month a year ago.
For the 11th consecutive month, sales of existing homes increased. In May, 8,587 homes resold in the Phoenix area.
However, buyers moved into only 957 newly constructed homes, down 51% from last year. It’s the lowest May total in over a decade.
But the median sales price for May in the two counties rose to $129,435, up 3.5% from April. Even though it dropped 38.4% from last year, the month-to-month uptick was the first since early 2007, when the median sales price grew from $253,500 in February to $256,000 in March.
An injection of more traditional home-buyers caused the increase, researchers said in the DataQuick report. Deeply discounted post-foreclosure homes accounted for a smaller slice of the overall sales pie, and May is the peak of the home-buying season, when spring turns into summer. Bargain hunters have given way to those looking for the right neighborhood or wanting to move in before buses arrive for the first day of school.
“It’s unclear whether this spring’s halting of steep month-to-month drops in the median sales price in Phoenix and other Western markets foretells a price plateau,” researchers said in the DataQuick report. “Depending on their severity, ongoing job losses and foreclosures could undermine any trend toward near-term price stability.”
But there are signs of prices at least scraping the bottom. Phoenix’s median paid price per square foot equaled April’s at $64.
That number is down 46.3% from last year and has dropped 62.6% from its peak in June 2006 at $171, but according to the DataQuick report, May’s median prices represent a flattening trend.
Arizona, with California, Florida and Nevada make up the so-called 'sand states,' the four states hit particularly hard after disproportionately high expansion during the housing boom, when compared to the rest of America.
Write to Jon Prior.












