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Archive for January, 2010

Wednesday, January 20th, 2010

"And I promise to every Floridian that you will all be RICH!! Because we're gonna print some more money! Why didn't anybody ever think of this before??!!" — Nathan Explosion, Metalocalypse

In this episode for the Adult Swim animated series, the front man of Dethklok — an unrealistically high-earning metal band described as the "world's seventh largest economy" — feels as newly-elected governor of Florida that his quantitative easing approach to a slumping economy will deliver huge results.

This is followed quickly in the next shot with the newspaper headline: New Florida Currency Worthless. And for the rest of the episode, things begin to get really bad.

Now, I'm playing devil's advocate here, as quantitative easing is not exactly the same as printing money, as the Bank of England explains in its pamphlet, and it doesn't really create money, either, so much as momentum:

But it is meant to spark the economy, and here in the United States, several reports in the press point to the dollar as unable, from a logistics perspective, to perform this task alone.

The most common report is that Chinese investors simply can not find anymore dollars to buy. Another is the call for another currency for use in trading. But yet it becomes harder to make this point when the dollar is suddenly surging this week on the back of Euro-strains (Greece is struggling to rescue itself and dragging the currency) and stronger Pound movement (Kraft is buying Cadbury's for a reported $20bn). And of course, where the Dollar goes, the Yen follows. And this is a remarkable testament to the currency as Japan Airlines (JAL) just went bankrupt, and miraculously, the corporate bond world suddenly seems hedged.

According to Fitch commentary on the subject, both high-yields and CDOs seem secure: "Exposure to JAL in these transactions is limited due to a combination of JAL's speculative credit grade and minimal exposure to high yield corporate credits from the Asia-Pacific region within Fitch-rated synthetic CDOs."

Printing more money in the wake of such speculation would be foolhardy, though smarter minds than my own have suggested that a more aggressive monetary policy could have prevented the Great Depression. Therefore, this suggestion of a new financials-linked currency remains an unsettled solution, which Paul Krugman also acknowledges.

While I applaud Krugman for introducing the Optimal Currency Theory and such, I'm not sure a viable alternative doesn't already exist. In fact, I'm pretty sure continued efforts to back stop the Asset-Backed Commercial Paper market — which are ending as the Fed winds down its rescues in the commercial paper market (Google AMLF and CPFF, and see what you get) — require a complete rethink. These facilities, as evidenced below, did little to return vibrancy to the market.

For those who can't be bothered, commercial paper is an IOU from a bank that is normally collateralized by trade receivables. In terms of short term financing, it's a pretty tight ship, though it is not without its risks (the dollar remains backed by the US, after all).

Consider this graph from Credit Suisse (click for a larger version):

ABCP was once a $1.2trn market. Imagine $1.2trn in liquidity flowing between banks.

That's some serious short term liquidity power, and it works in other markets as well. Strangely enough, in going through some of my past files, I found the below chart from Moody's Investors Service, dated February 2007, which shows the European ABCP market at $227bn (click for a larger version).

Of course banks stopped lending to one another, and the Structured Investment Vehicles, the heavy investors in short-term paper who mismatch assets and liabilities with long term debt, are now out of the space altogether. As bank-to-bank credit dried up, so followed consumer credit. But what's important here is that the ABCP market was able to wind down in an orderly fashion.

Yet it remains on the cusp, with some real speed bumps in the way. By the end of last week, the Credit Suisse ABCP trading desk said: "Flows seemed to slow down; however, the top programs seemed to benefit from seemingly endless demand, with investors even buying for spot settlement (two days forward) to lock in product. On Friday, the market was faced with a triple whammy of technicals (Treasuries settled, Corporate Tax day, and the beginning of the three day Holiday weekend) which made for a slow day."

ABCP is a hardened market. It's been tried and tested. And it's capable of winning, though currently demand completely outweighs supply. Nonetheless, I have to ask, why spend time starting something new when something else will already work just fine?

Wednesday, January 20th, 2010

Real estate borrowers are leading the rally in U.S. corporate bonds as investors add to bets property companies will weather an increase in commercial mortgage defaults.

Bonds sold by real-estate investment trusts, shopping-mall owners and office landlords have gained 3.27 percent this month, exceeding 3.18 percent for all of the fourth quarter, and BBB rated commercial mortgage bonds returned 3.59 percent, according to Bank of America Merrill Lynch indexes.

Wednesday, January 20th, 2010

Bank of China is emerging as one of the largest non-US banks investing in the troubled US commercial property sector, and its local bankers are scouring the market for new deals.

With most US banks paralysed and the market for commercial mortgage-backed securities frozen, foreign banks are now providing more than 60 percent of all debt financing for commercial real estate, according to data from CB Richard Ellis.

Xiaojing Li, Bank of China’s general manager for the US, says: “Our Beijing head office is encouraging overseas branches to get into the local lending business as long as we control the risk.”

Bank of China has no non-performing loans in real estate, Mr Li says, thanks to conservative guidelines.

The data is an estimate provided to the writer of the original story in the Financial Times.

Wednesday, January 20th, 2010

The end of the Federal Reserve's program to buy mortgages backed by Fannie Mae and Freddie Mac could have a ripple effect on the market for U.S. government bonds.

Once the Fed stops buying mortgage-backed securities at the end of March, private buyers will need to step in and take over in a market that the government has propped up since the financial crisis reached its peak. But they won't want to buy MBS unless the securities offer a better return than the current rate, so mortgage rates will likely rise.

Wednesday, January 20th, 2010

Dozens of lenders at an industry conference this week said they wanted to increase funding for U.S. commercial real estate, now in a steep downturn due to the lack of credit and poor economy.

But the loans they were willing to make weren't the ones that were most needed, leaving many borrowers to struggle, said sources who attended a closed meeting on Tuesday.

Wednesday, January 20th, 2010

Despite a concerted effort by the Obama administration to rebuild the housing market, it continues to languish. The government's Home Affordable Modification Program (HAMP) failed to stymie foreclosures last year, and 2010 may not be any better.

Instead of declining, the number of foreclosed homes in the United States last year increased to a record 2.8 million, a 21% rise over 2008 and 120% over 2007, according to RealtyTrac. Foreclosures in the fourth quarter jumped 18% over the same period last year.

Wednesday, January 20th, 2010

After jumping up 8.9% one month earlier, housing starts declined 4% to a seasonally adjusted annual rate of 557,000 in December, according to the Department of Housing and Urban Development (HUD) and the Commerce Department’s Census Bureau.

Building permits, on the other hand, rose nearly 11%, as contractors look to increase supply before the expiration of the tax credit.

December’s drop from November’s revised estimate of 580,000 is 0.2% higher than the December 2008 rate of 556,000. While small, the year-over-year increase is the first in nearly four years.

Single-family starts in December were at a rate of 456,000, 6.9% below the revised November total of 490,000, while the December rate for buildings with five or more units was 92,000, up from the initial rate of 83,000 in November. The Census and HUD said an estimated 553,800 housing units were started in 2009, 38.8% below the 2008 figure of 905,500.

The seasonally adjusted annual rate of privately owned housing completions was 768,000 in December, 11.2% below the revised November estimate of 865,000 and is 25.3% below the December 2008 rate of 1.028m. Single-family completions were at a rate of 503,000, 11.2% below November’s rate of 566,000. For buildings with five or more units, the rate was 245,000, down from November’s initial rate of 270,000. The 796,000 housing units estimated to have completed in 2009 was 28.9% below the 2008 figure of 1,119,700.

Privately owned housing units authorized by building permits in December were at a seasonally adjusted annual rate of 653,000, 10.9% above the revised November rate of 589,000 and 15.8% above the December 2008 rate of 564,000. Single-family permits issued were at a rate of 508,000, 8.3% above the revised November rate of 469,000. Permits for buildings with five or more units were at a rate of 127,000, up from the initial estimate of 86,000 in November. An estimated 571,600 permits were issued in 2009, down 36.9% below 2008’s figure of 905,400.

The year-end surge in permits may be related to a ramp up in new home inventory before the expiration of the new homebuyer tax credit. According to John Burns Real Estate Consulting’s (JBREC) monthly building market report released Wednesday, the supply of unsold homes sits at 7.9 months and the volume of new homes for sale declined to 234,000 homes, the lowest volume since April 1971.

In the January edition of HousingWire, JBREC CEO John Burns said builders are beginning to ramp up construction to increase speculative house inventories so they’ll have enough homes to sell before the April 30 deadline for homebuyers wanting to take advantage of the federal homebuyer tax credit.

Builders learned their lesson when the previous tax credit was about to sunset, Burns told HousingWire. The builders with inventory of spec homes to sell in September and October profited, while builders who ran out of homes were left on the outside looking in. This will be critical to existing homeowners who may put their homes on the market now, but won’t sell until spring, and need to close on a new home deal quickly.

Burns said the extension’s passage was a confidence to builders to step up their spec construction, which has dragged since the onset of the housing downturn. The effect of an increased spec market is widespread, as builders will hire workers, buy supplies and set up sales efforts. While builder confidence is up, the tax credit won’t affect the availability of construction loans, a hindrance to small private builders and an opportunity for the large builders who aren’t reliant on bank loans for liquidity.

“The big builders are going to gain a lot of market share in the coming months,” Burns said, adding even if builders overbuild, “it may kick start some job creation and business in the construction industry, which really needs it.”

Write to Austin Kilgore.

Wednesday, January 20th, 2010

The Bank of New York Mellon Corp. (BK: 20.23 +1.15%) reported an income of $712m, or $0.59 per common share in Q409.

The gains come after a $2.4bn loss in Q309 and a $50m loss in the fourth quarter of 2008. For the full year of 2009, BNY Mellon had a $1bn loss for continuing operations, or $0.93 per common share, compared to a net income of $1.3bn, or $1.21 per common share, for 2008.

“We saw excellent growth in asset and wealth management revenues this quarter, which benefited from long-term flows, the contribution from Insight Investment Management, higher equity values and stronger investment performance.  However, the persistent low interest rate environment globally increasingly challenged our net interest revenue and fee revenue,” said Robert Kelly, chairman and CEO of BNY Mellon.

BNY’s assets totaled $22.3trn at the end of the quarter, an increase of 10% compared with the previous year, and assets under management increased 20% to $1.1trn. The BNY acquisition of Insight Investment Management in Q409 caused the increases.

Nonperforming assets decreased 1.7% to $550m in the quarter. The BNY provision for credit losses decreased to $65m in Q409 from $147m in the previous quarter, reflecting fewer downgrades in Q409.

BNY posted a Tier 1 capital ratio of 12%, and a Tier 1 common equity, or stock, to risk-weighted assets ratio of 10.5% in Q409.

“In 2009, we completed our merger, raised equity and repaid TARP, successfully completed the restructuring of our investment securities portfolio and ended the year with strong capital ratios,” Kelly said.

Write to Jon Prior.

The author holds no relevant investments

Wednesday, January 20th, 2010

[Update 1: Includes additional comment from Stevens.]

Federal Housing Administration (FHA) commissioner David Stevens on Wednesday unveiled a sweeping set of policy changes designed to address risk and strengthen the financial standing of FHA's insurance program, which guarantees FHA lenders against default-related losses.

“These changes are overdue,” Stevens said in a press call, adding the changes should be "significant but not overwhelming" to the lending industry.

The overhaul comes after an actuarial study reflected the FHA's capital reserve ratio fell below the congressionally-mandated 2% minimum. Ahead of the study's results, FHA implemented several policy changes, including measures to streamline refinances and establish appraisal guidelines, as well as a proposal to raise the net worth of FHA lenders to $2.5m.

Among the new changes announced Wednesday, FHA will increase the mortgage insurance premium by 50 bps to 2.25% – from 1.75% – effective in spring through a mortgagee letter.

FHA will also implement a new down payment system where borrowers only qualify for the 3.5% minimum down payment with a FICO score of at least 580. Borrowers with credit scores less than 580 will be required to put down at least 10%. Stevens would not comment on what percentage of FHA borrowers would fall under the latter category.

FHA will also reduce allowable seller concessions from 6% to 3% to make FHA’s program consistent with the marketplace and reduce the risk of price inflation at the time of purchase.

Stevens said FHA will seek to increase its enforcement of standards on FHA lenders by first publicly reporting lender performance rankings as of February 1st. This will “hold lenders more accountable” and keep them informed of where behavioral expectations should be within their peer group.

FHA will be pursuing legislative authority to increase enforcement through additional amendment to the National Housing Act that would apply indemnification provisions to all direct-endorsement lenders and would essentially require lenders to assume liability for all loans they underwrite.

Stevens said FHA is also pursuing legislative authority that would permit it to establish separate “areas” for purposes of lender review and termination under the credit watch initiative. This initiative, he said, would let FHA withdraw originating and underwriting approval from a lender nationwide based on the performance of regional branches.

The changes reflect what Stevens stressed are the priorities at the FHA – to get the capital reserve headed back to the minimum requirement, to keep from disrupting the housing finance industry and to support under-served first time homebuyers.

Write to Diana Golobay.

Wednesday, January 20th, 2010

Mortgage applications increased in two weekly surveys.

The Mortgage Bankers Association (MBA) weekly index of gross mortgage applications increased 9.1% on a seasonally adjusted basis for the week ending January 15 compared to one week ago.

The Mortgage Maxx index that’s adjusted to reflect the number of households applying for mortgages increased 10.1% in the same period.

The MBA said its refinance index increased 10.7% and the purchase index was up 4.4%, both from the previous week. The refinance share of mortgage activity accounted for 71.7% of all applications, up slightly from a 71.5% share of activity one week ago.

The share of adjustable-rate mortgage (ARM) activity was also up slightly to 4.1% from 4% a week ago.

Write to Austin Kilgore.



Origination/Lending
Kenneth Bacon, executive vice president of the Fannie Mae multifamily mortgage business, is retiring after 18 years at the mortgage...

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Servicing/Default
The serious delinquency rate for Federal Housing Administration mortgages reached 9.6% in December, the highest level in more than two...

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