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Archive for January, 2010

Monday, January 18th, 2010

A look at the stories across HousingWire’s desk during the weekend…with more coverage to come on bigger issues:

Delinquencies on US commercial mortgage-backed securities (CMBS) increased to 4.9% at the end of 2009, according to the rating agency Moody’s Investors Service.

Delinquencies in the commercial space began the year at 0.95%, according to Moody’s Delinquency Tracker (DQT). They’ve increased 400% since then, and Moody’s expects the rate to reach 8-to-9% by the end of 2010.

"2009 saw delinquencies on all property types and in all regions surpass previous highs seen in the history of the DQT. The delinquency rate will continue to climb in 2010 to a rate that we project will be between 8% and 9% by year-end," says Moody’s managing director Nick Levidy.

Delinquencies in CMBS reached a 0.22% low in July 2007 and haven’t stopped climbing since. The DQT rose 43bps in December 2009, just shy of November’s increase of 46bps, the largest increase of 2009. In the first six months of 2009, the DQT climbed 29bps but increased, on average, 37 bps every month since then.

The delinquency trend echoes reports by other credit-rating agencies like Fitch Ratings, which reported last week that the CMBS delinquency rate closed 2009 at 4.7% and could double by the end of 2010. An even gloomier forecast came from the data-tracker, Trepp, when it reported a record high 6% delinquency rate for CMBS loans.

The Illinois Department of Financial Professional Regulation closed Town Community Bank and Trust, naming the Federal Deposit Insurance Corp. (FDIC) as receiver. First American Bank will assume all $67.4m in total deposits and agreed to purchase nearly $67.6m of the closed bank’s $69.6m in total assets. Town Community Bank and Trust’s closing is expected to cost the FDIC’s deposit insurance fund $17.8m.

The Minnesota Department of Commerce shuttered St. Stephen State Bank and appointed the FDIC as receiver. First State Bank of St. Joseph will assume all $23.4m in deposits and agreed to purchase all of the $24.7m in assets. The FDIC expects the closing to cost the deposit insurance fund $7.2m.

The Utah Department of Financial Institutions closed Barnes Banking Company, based in Kaysville, Utah. The FDIC created the Deposit Insurance National Bank of Kaysville (DINB) to remain open until Feb. 12, 2010 to allow depositors time to access insured accounts and open new ones at other financial institutions. As of the end of September 2009, Barnes Banking Company had $827.8m in total assets and $786.5m in total deposits. The cost of the closing is expected to cost the FDIC’s deposit insurance fund $271.3m.

Colorado Governor Bill Ritter and state lawmakers plan to introduce new legislation to speed up the sale of abandoned homes. The legislation would cut the amount of time it takes lenders to sell abandoned property in half.

The bill will be co-sponsored in the state’s 2010 legislative session by Reps. Jeanne Labuda, Dianne Primavera and Sen. Mike Johnston. Under the bill, lenders are allowed to accelerate the amount of time it takes to sell an abandoned home already in foreclosure by creating a minimum four-month sale process.

The bill’s authors believe quicker sales would re-occupy the vacant homes, preventing safety hazards or a drain on nearby property values.

According to the Wall Street Journal, Sean Simon, the CEO of New York-based Ivy Asset Management stepped down from the firm over the weekend. It is one of the oldest funds of hedge funds and was founded by Simon’s father 15 years ago.

According to the article, Simon’s departed amidst plans to restructure the firm  and integrate it with its parent company, BNY Mellon Asset Management.

Write to Jon Prior.

Friday, January 15th, 2010

Shaun Donovan, secretary of the US Department of Housing and Urban Development (HUD), will temporarily permit buyers to use FHA-insured financing to purchase real-estate owned (REO) property to stave off vacancies.

The waiver will take effect on February 1, 2010 and remain available for one year. It will be subject to extension or withdrawal by the Federal Housing Administration (FHA) commissioner David Stevens.

To protect FHA borrowers from predatory “flipping” practices, where properties are quickly resold at heightened prices to borrowers, HUD laid down some general conditions.

The transactions must be at arms-length, with no identity of interest between the buyer and seller. If the sales price of the property is 20% or more above the seller’s acquisition cost, the waiver will only apply if the lender meets certain requirements. Also, the waiver only applies to forward mortgages, not to the Home Equity Conversion Mortgage (HECM) for purchase program.

“This change in policy is temporary and will have very strict conditions and guidelines to assure that predatory practices are not allowed," Donovan said.

With some exceptions, FHA currently does not insure a mortgage if the seller owned the home for less than 90 days, but this temporary waiver will give access to FHA borrowers into a “broader array” of recently foreclosed properties.

“This change in policy is temporary and will have very strict conditions and guidelines to assure that predatory practices are not allowed," Donovan said.

Other government initiatives are attempting to boost the REO sale process in order to clear out vacancies. The REO Insider reported that the governor of Colorado will try to push new legislation through the 2010 state session, which will provide a minimum of four months for lenders to sell an abandoned property.

Write to Jon Prior.

Friday, January 15th, 2010

The spread of mortgage-backed securities (MBS) bonds yields to Treasuries is tight and likely to remain tight in the near-term, but swap spreads are currently 5-10 bps too narrow to greatly entice private investors, according to a JP Morgan Securities conference call on MBS and asset-backed securities (ABS).

While private investors largely hold on the buy side, the government continues to buy up agency MBS as part of its $1.25trn agency MBS-purchase program.

JP Morgan researchers recommended selling MBS and buying Treasuries ahead of the Federal Reserve's exit from the $1.25trn agency MBS-purchase program, which will likely spur a widening of MBS spreads to Treasuries. Further the GSEs are expected to reduce portfolio size by 10% yearly going forward (see graph).

The New York Fed on Thursday said it bought up $14bn of agency MBS, net of another $14.9bn of MBS sales, in the week ending January 13 from Freddie Mac (FRE: 0.00 N/A), Fannie Mae (FNM: 0.00 N/A) and Ginnie Mae. The weekly purchases bring the running total to nearly $1.137trn of net purchases to date, according to research by JP Morgan (JPM: 37.21 -0.75%). The weekly purchased bring the Fed's balance sheet to a record $2.27trn in the week ending January 13, from $2.22trn a week earlier.

"[A]s we approach the end of the Fed program, mortgages should start approaching the wider levels where private investors will support the market," JP Morgan said in a presentation for the call this week.

And while "spreads will reflect [the] post-Fed world," researchers see better relative value in the non-agency or private-label MBS sector.

Additionally, prepayment speeds for the mortgage securitization agencies Freddie and Fannie are "highly likely" to increase in coming months as the agencies buyout delinquent pipelines. The US Treasury Department recently raised the agency portfolio caps, giving Freddie and Fannie greater power to clean up delinquent portfolios.

JP Morgan researchers see a 3- to 6-month time frame for cleanup most likely, as Freddie and Fannie are likely aware of the significant market impact posed by a significant pickup in agency prepay speeds.

Mortgage securitization agency Ginnie Mae is now on the opposite end of its cleanup process, researchers said. Ginnie prepayment speeds are likely to slow materially in Q110 as servicers work through Ginnie's pipeline of delinquent Federal Housing Administration-ensured mortgages.

Investor confidence in ABS slipped in Europe as well, JP Morgan said in a recent European ABS Outlook:

JP Morgan's European Confidence Index for ABS investors [pictured above] fell slightly in Q409 from the previous month but remains positive. It marks only the second consecutive period of positive feedback in the Index's three-year history. Projections for Q110 not only remain in higher positive territory but also expect improvement. UK RMBS performance looks to be stable in 2010.

Write to Diana Golobay.

The author holds no relevent investment positions.

Friday, January 15th, 2010

Investment bank Milestone Merchant Partners will handle the sale of a $20bn mortgage servicing portfolio that once belonged to the failed Amtrust Bank, a source at the brokerage confirmed to HousingWire.

The Federal Deposit Insurance Corp. (FDIC) hired the firm to handle the sale, which will be conducted in a competitive bidding process. The portfolio includes the servicing rights to nearly 100,000 loans. As HousingWire previously reported, the FDIC hopes to complete the sale in Q210.

The Office of Thrift Supervision (OTS) closed Cleveland, Ohio-based AmTrust on Dec. 4. The FDIC, as receiver, entered into a purchase and assumption agreement with Westbury, New York-based New York Community Bank (NYCB), which reopened the 66 AmTrust branches as NYCB locations. NYCB did not pay a premium to assume all $8bn of AmTrust’s deposits, and purchased $9bn of the failed bank’s $12bn in assets. The failure is estimated to cost the FDIC deposit insurance fund $2bn.

That purchase and assumption agreement included NYCB taking over the loans, the source said. In addition, NYCB is responsible for servicing the loans for up to a year while the FDIC finds a buyer for the servicing rights.

Write to Austin Kilgore.

Friday, January 15th, 2010

Altos Research’s listing price index declined 1% in December and 1.4% during Q409, but for the year, the 10-city composite price index was up 5.2%, the company said, adding it projects asking prices to continue to decline during the winter 2010 months.

The average listing price decreased to $494,426 from $499,267 from November to December. The index took a bigger monthly drop in December than it did in November, a result of the season decline in sales activity, Altos Research said.

Miami was the only market of the 26 that Altos Research measures that experienced a gain in listing prices. San Diego and Salt Lake City experienced the greatest listing price declines, down 4.3% and 3.5% respectively.

Inventories also declined in 24 of 26 markets, the largest drops in Boston and the California markets of Los Angeles, San Francisco and San Jose. New York (2.1%), and Phoenix (0.7%) experienced the only increases for the markets covered. The 10-city composite experienced a 5.1% decrease in listing inventory.

All markets except San Francisco (99 days) had a median days on market of 100 or more days in December. Miami had the slowest turnover with a median of 247 days, more than eight months. The days on market for the 10-city composite was up 8% to 166 days.

The Altos Research study includes existing single-family homes and does not measure condos, town homes or new construction. Each market measured uses results from Census Bureau Metropolitan Statistical Areas (MSA).

Write to Austin Kilgore.

Friday, January 15th, 2010

In a letter to members last night, the Securities Industry and Financial Markets Association (SIFMA) CEO Tim Ryan announced the formation of the trade body's own securitization advocacy group. The news comes after SIFMA and the American Securitization Forum (ASF) yesterday parted operational ways.

"SIFMA sought during the past year to more comprehensively integrate its affiliate the American Securitization Forum (ASF) into SIFMA’s efforts," the letter states. "However, the ASF was unwilling to formally integrate its activities into SIFMA, and released a statement that it was ending its affiliation with SIFMA."

SIFMA members include players in the securitization markets: from issuers to intermediaries to asset managers, who collectively manage $20trn in assets for pension funds, retirement funds and mutual funds.

With the departure of the ASF, the SIFMA board felt the need to maintain a advocacy platform specifically for securitization "in a time when restarting the securitization market is a priority and we are engaged in wide ranging legislative and regulatory efforts."

Write to Jacob Gaffney.

Friday, January 15th, 2010

[Update 1: includes details on federal funds rate, Treasury yields, mortgage rates projections.]

Economic recovery will maintain its current pace, leading to job growth later this year, according to the American Bankers Association's (ABA) Economic Advisory Committee (EAC).

“We’re on the cusp of private industry job creation, which will gain momentum throughout the year,” said Stuart Hoffman, EAC chairman and a chief economist with PNC Financial Services (PNC: 59.08 +0.31%), in an e-mailed statement Friday.

High unemployment and constrained consumer spending will keep the speed of recovery in check, but ABA economists indicated real gross domestic product (GDP) will grow at an annualized rate of 3.1% throughout 2010. It's half the historic rate of GDP growth seen  after previous deep recessions, leaving the unemployment rate fairly high – but below 10% – at year-end.

The U-3 unemployment rate, calculated by the US Department of Labor's Bureau of Labor Statistics, was at 10% in December. In 2007, the unemployment rate was at 4.6%, rising to 5.8% in 2008 and ending 2009 at an average 9.3%, according to HousingWire's review of publicly available data.

A look at the U-6 underemployment data, shows a much larger percentage of the workforce is not employed to full capacity. This figure remained high in Q409 – slipping from 17.4% in October to 17.2% in November before inching up to 17.3% in December.

“The recession technically ended last year,” Hoffman said. “However, the normal rapid economic rebound seen in the first year or so following past deep recessions will not occur.”

ABA noted that monetary and fiscal policies helped restart the economy, and banks are now working hard to keep credit flowing to consumers and businesses. Additionally, private sector investment should gain momentum as policy stimulus wanes.

The ABA expects the Federal Reserve to begin raising the federal funds rate in the second half of 2010, ending the year at 0.75%. Ten-year Treasury yields should rise to to 4.4% and mortgage rates are projected to rise to 6.2%.

Write to Diana Golobay.

Friday, January 15th, 2010

Servicers participating in the Home Affordable Modification Program (HAMP) completed 66,465 permanent modifications through December, according to a report from the US Treasury Department.

It’s more than double the 31,382 permanent modifications reported through the month of November.

More than 40,000 more active modifications need only the borrowers signature to become permanent, totaling 112,521 permanent modifications approved by the servicers.

Under HAMP, the Treasury allocates more than $35bn in capped incentives to servicers for the modification of loans on the verge of foreclosure. The original target set by the Obama Administration was to offer more 3-to-4m homeowners a modification when the program launched in March 2009.

More than 1.1m three-month trial modifications have been offered, and 902,620 trials have been started. All active trial modifications, which includes activated trials and completed permanent modifications, totaled 853,696 through December.

CitiMortgage led all servicers by completing active trial modifications on 47% of its HAMP-eligible portfolio, which totals more than 241,981 loans.

It overtook Saxon Mortgage Services, a subsidiary of Morgan Stanley (MS: 18.56 +2.26%), which conducted active modifications on 46% of the 72,709 mortgages in its eligible portfolio. Saxon completed 2,497 permanent modifications.

GMAC came in third by completing active trial modifications on 44% of its 69,281 HAMP-eligible portfolio. It also leads all servicers with 9,872 permanent modifications.

Wells Fargo (WFC: 29.60 +1.89%) completed the second most permanent modifications with 8,424. Wells had active modifications on 34% of the 350,169 HAMP-eligible loans in its portfolio. JPMorgan Chase (JPM: 37.21 -0.75%) had the third most permanent modifications at 7,139 and had active modifications on 36% of the 424,965 eligible loans in its portfolio, the fourth highest percentage.

Bank of America's (BAC: 7.29 -0.14%) 3,183 permanent modifications is an improvement from the 98 permanent modifications in November. HousingWire reported on BofA's HAMP performance earlier in the week and how it shifted its focus to collect more documentation from borrowers in the trial-modification stage. BofA completed active modifications on 19% of the more than 1m loans in its eligible portfolio.

The predominant reason for hardship, which must be proven to servicers to determine eligibility, was a curtailment of income. More than 51% of the eligible borrowers cited this as the reason for their need of a HAMP modification. More than 11% cited excessive obligation, another 5% cited unemployment and more than 2% noted an illness to the principal borrower as the reason for their need.

Under HAMP, servicers modify the mortgage monthly payments for a borrower until a debt-to-income ratio reaches 31%. To get to that percentage, servicers reduced the interest on 100% of of the permanent modifications under the program, extended the term of the loan on 43.2% of the modifications and provided principal forbearance, or moved the principal to the back-end of the loan, on 26.6% of the modifications.

Write to Jon Prior.

Friday, January 15th, 2010

The "alchemy of rating-agency assisted securitization" of subprime and Alt-A mortgage products fueled the growth of easy credit access that greatly contributed to the current crisis, said Federal Deposit Insurance Corp. (FDIC) chairman Sheila Bair.

A more transparent securitization process is the solution for the pain still felt in the financial markets, according to her comments, made Thursday before the Financial Crisis Inquiry Commission.

Credit-rating agencies (CRAs) are often assigned blame for giving structured finance vehicles high ratings despite significant risk in underlying mortgage products. Bair's use of the term "alchemy" in describing the role of the CRAs invokes an image of an archaic scientist transforming junk metal into precious gold.

Although CRAs sometimes assigned triple-A ratings to residential mortgage-backed securities (RMBS) that would eventually be slashed in the midst of massive subprime-related defaults, CRAs are not the only party Bair held responsible in her comments.

She recommended both originators and securitizers retain some form of recourse to ensure sound underwriting for future structured finance transaction. And consumers should understand financial products offered to them as well as demonstrate an ability to repay.

"Investors and creditors should face some amount of loss, in the event of default; this should cause them to perform due diligence and not simply rely on third-party assessments of the quality of the investment," Bair said. "And finally, we must impose market discipline by ending too big to fail. This is best accomplished by establishing a credible resolution regime for large interconnected firms."

According to Bair's comments, the Financial Institutions Reform, Recovery, and Enforcement Act of 1989 (FIRREA) and the Federal Deposit Insurance Corporation Improvement Act of 1991 (FDICIA), which were established in response to the last major financial crisis – the thrift and banking crisis of the '80s – allowed the shadow banking system to grow outside of the regulated sector. The interconnectedness of large financial institutions and regulated banking entities led to a financial system-wide sentiment that many banks are too big to fail.

Another industry growing up within the financial system, mortgage securitization, at first facilitated the flow of credit among banks and thrifts but soon led to the rapid growth of government-sponsored enterprises (GSEs) responsible for buying and securitizing mortgages.

As the practice of securitization grew, the share of whole mortgage loans held by banks and thrifts fell off in recent decades, from 39.6% in late 1990, to 25.4% in Q309. At the same time, the share held by the GSEs swelled from 42.6% to 51.4% in Q309. The GSEs, Bair said, created a market for investors to buy securities backed by loans originated by banks and thrifts, thereby providing more liquidity for the banks and thrifts to make more loans.

"Many argue that the shift of mortgage holdings from banks and thrifts to the GSE-retained portfolios was a consequence of capital arbitrage," Bair said. "GSE capital requirements for holding residential mortgage risk were lower than the regulatory capital requirements that applied to banks and thrifts."

The private-label securitization market grew alongside the agency MBS market, fueling the credit for subprime, Alt-A pay-option adjustable-rate mortgages (ARMs). These private investment firms took on significant risk, including employee compensation structures.

For example, employees that specialized in long-term investments were often rewarded in bonuses based on near-term results, which Bair said magnified risk-taking.

Her comments echo a growing sentiment that executive bonuses at publicly-traded firms ought to be reigned in.

House Financial Services Committee chairman Barney Frank (D-MA) announced this week the committee will hold a hearing January 22 over compensation at both financial and non-financial firms.

"Very large percentages of the revenue of some of these companies are going to compensation, and it does seem to me that the issue about whether or not the shareholder should be able to comment on that overall amount is relevant."

The Committee's hearing follows a move by President Barack Obama to tax banks that received bailout funds. Congress is also looking to crack down on executive pay. Rep Peter Welch (D-VT) to introduce legislation to levy new taxes on yearly employee bonuses at financial institutions that receive financial assistance from TARP. Under the bill, bonuses above $50,000 in either cash or stock would be taxed at a rate of 50%.

Write to Diana Golobay.

Friday, January 15th, 2010

JP Morgan Chase (JPM: 37.21 -0.75%) posted net income of $3.3bn, or $0.74 per share, to close out the last quarter of 2009.

That’s better than the net income of $702m in Q408. For all of 2009, net income was $11.7bn, $2.26 per share, on record annual revenue of $108.6bn and up from net income of $5.6bn in 2008. The bank earned nearly $3.6bn in Q309.

JP Morgan said it made approximately 600,000 mortgage modification offers to homeowners and approved 120,000 modifications during 2009. On a conference call this morning regarding the earnings CEO Jamie Dimon remarked that his firms could have modified more distressed mortgages in Q4, but "there's too much paperwork involved in [modifications] so a lot of the reasons we're not getting to final modifications half the time we don't finish the paperwork."

The comment set both trader commentary and the blogosphere abuzz. One trader remarked that Dimon always "tells its like it is," while Calculated Risk is commenting that "Dimon apparently isn't aware of any momentum for a macro principal reduction program."

Dimon, nonetheless felt the Q4 results still showed improvement in the firm's operations, though "we acknowledge that they fell short of both an adequate return on capital and the firm’s earnings potential,” Dimon said in the quarterly report. “While we are seeing some stability in delinquencies, consumer credit costs remain high, and weak employment and home prices persist. Accordingly, we remain cautious.”

The bank wrote off $452m in subprime mortgages, up from $319m in Q408. Prime mortgage charge-offs totaled $568m, up from $195m a year ago.

Consumer lending posted a net loss of $1.4bn, worse than the $416m net loss in Q408. Net revenue for this sector was down $1bn to $3.1bn for the quarter, primarily due to decreased mortgage fees and related income and lower loan balances because the bank originated fewer mortgages and a decline in servicing revenue.

Average mortgage loans were $136.3bn, down by $13.7bn. Mortgage loan origination totaled $34.8bn, up 24% from the prior year and down 6% from the prior quarter. Total third-party mortgage loans serviced were $1.1trn, a decrease of $90.5bn, or 8%. Average home equity loans were $130bn, down by $12.8bn. Home equity originations were $402m, down 76% from the prior year and 20% from the prior quarter.

The mortgage production business had a loss of $192m, compared to positive revenue of $62m a year ago. The bank said an increase in reserves for the repurchase of previously sold loans was partially offset by wider margins on new originations and the absence of markdowns of the mortgage warehouse in the prior year. Mortgage servicing revenue was $564m, up $41m year-over-year, but the mortgage servicing rights (MSR) risk management results were $109m, compared to $1.4bn in Q408.

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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