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Archive for April, 2010

Thursday, April 22nd, 2010

The volume of commercial and multifamily mortgages originated in 2009 declined 46% from a year earlier, to $82.3bn of loans, according to an annual report by the Mortgage Bankers Association (MBA).

While the volume of multifamily mortgages closed for government-sponsored enterprises (GSEs) Freddie Mac (FRE: 0.00 N/A) and Fannie Mae (FNM: 0.00 N/A) both fell from 2008, but loans closed for Ginnie Mae securities posted a surprise 168% growth over last year.

Commercial banks and savings institutions were the largest investor group in 2009, accounting for $19.8bn, or 24%, of the closed loan volume. Multifamily mortgages represented the dominant collateral type, accounting for $36.5bn, or 44%, of the lending total.

"Relatively few commercial mortgages were made in 2009, as the recession curtailed both the supply of and demand for new mortgage debt," said Jamie Woodwell, MBA's vice president of commercial real estate research. "As the recession has receded, origination volumes have picked up slightly, but the absolute levels remain low."

Declines in investor groups were led by mortgage real estate investment trusts (REITs), investment funds, commercial mortgage-backed securities (CMBS), collateralized debt obligations (CDOs) and other asset-backed security (ABS) conduits.

Fannie Mae multifamily loans declined 32% from 2008 to $15.9bn in 2009, while Freddie Mac loans slipped 24% to $15.2bn. Federal Housing Administration (FHA)-insured loans closed for Ginnie Mae securities grew 168% from last year to $5.8bn.

Loans for Fannie and Freddie accounted for 85% of the total multifamily volume in 2009.

Write to Diana Golobay.

Disclosure: the author holds no relevant investments.

Thursday, April 22nd, 2010

MGIC Investment Corp. (MTG: 4.14 +6.98%) on Wednesday priced the public offering and sale of 65.1m shares of common stock at $10.75 apiece. The sale yielded gross proceeds of $700m, which will help fuel additional liquidity at MGIC's mortgage insurance business, the company said.

The company granted underwriters a 30-day option to purchase up to 9.8m additional shares.

In a concurrent offering, MGIC priced $300m in aggregate principal amount of 5% convertible senior notes due 2017.

The company plans to use the net proceeds from the offerings to repay some $78.4m of outstanding principal of senior notes due 2011. MGIC will also use proceeds to bolster liquidity at its primary insurance subsidiary, Mortgage Guaranty Insurance Corp. (MGIC).

The capital-raising efforts come after MGIC on Tuesday reported a $150.1m net loss in Q110, narrowed from $184.6m a year earlier, as defaulted mortgages ease the financial strain on the mortgage insurance unit.

The company wrote $1.8bn in new insurance during the quarter, compared with $6.4bn in the year-ago period. MGIC wrote an additional $684.8m of mortgage insurance under the Home Affordable Refinance Program (HARP), which it counts as modification of existing coverage.

Write to Diana Golobay.

Disclosure: the author holds no relevant investment positions.

Wednesday, April 21st, 2010

The rate of house listings where the seller made at least one reduction in asking price declined 26% at the beginning of April 2010 compared to the same time one year ago, according to research by Trulia.com.

Trulia said 20% of asking prices for current home listings were reduced at least once, compared to 27% of asking prices in April 2009. Las Vegas experienced a 54% decrease in listings with at least one price reduction, from 28% in April 2009 to 13% in April 2010. San Diego experienced a similar decrease at 52%. San Francisco and New York both experienced a 45% year-over-year decline and Los Angeles experienced a 40% drop.

The decline in the number of properties with price reductions is not necessarily a sign of home price stabilization, but could rather be attributed to sellers properly pricing homes when the properties are originally put on the market. In Seattle, the rate of listings with price reductions increased 15% from last year, and Denver had a similar increase of 5%. Atlanta, Chicago, Philadelphia and Phoenix were even from the previous year.

In addition to the number of homes with price reductions going down, the rate of the asking price cut also decreased in many markets. San Francisco topped the list of the biggest decline of reduction, down to 8% from 13%, a decline of 37%. The discount amount decreased 32% in New York, followed by declines in Boston (23%), Los Angeles (12%) and Las Vegas (8%). Houston saw the biggest increase in the rate of price reduction, up to 8% in 2010 compared to 6% in 2009, a change of 38%. Reductions were up 19% in Denver and Seattle, and up 10% in Phoenix.

“As the federal stimulus comes to an end this month, coupled with expected increases in interest rates and foreclosures, the next few months will be very telling for whether the U.S. housing market can be self-sustaining over the longer-term,” said Trulia co-founder and CEO Pete Flint.

Of the 50 major markets Trulia tracks, Milwaukee has the greatest percentage of homes with reduced asking prices at 34%, followed by Phoenix (32%), Minneapolis (32%), Mesa (31%) and Dallas (30%).

Trulia generates its reports using live listings from its online real estate listings website from listings by brokers, agents, third party aggregators and multiple listing services (MLS). The data does not include recently foreclosed properties on the market.

Write to Austin Kilgore.

Wednesday, April 21st, 2010

Commercial mortgage loan defaults look likely to rise through the end of the year, with another 4.4% likely in 2010 and the overall default rate expected to pass 11% among securities rated by Fitch Ratings, the credit-rating agency said today.

New CMBS defaults increased more than five-fold last year, totaling 1,464 loans worth $17.75bn, Fitch said.

"Fourth-quarter default rates reached their highest ever levels both in principal balance and number of loans with no clear signs of stabilization," said managing director Mary MacNeill, in an e-mailed statement.

Large loan defaults also increased "dramatically" last year, with 56 loans worth more than $50m defaulting in 2009 compared with only five in 2008. Most of the defaulted loans came from 2006-2008 vintages.

Among all vintages, 2007 deals led defaults in 2009, accounting for 35.6% by principal balance. Fitch predicts 10-year cumulative defaults rates on '07 Fitch-rated CMBS to reach 27%.

For the first time in five years, multifamily was not the property type with the most new defaults, Fitch said, as that distinction fell instead to retail properties that accounted for 32.3% of new defaults. Multifamily took 22.1% of new defaults, while office properties took another 20.2% of new defaults.

Write to Diana Golobay.

Wednesday, April 21st, 2010

Defaults on California homes dropped 4.2% in Q110 from record levels in 2009, according to the San Diego-based research firm MDA DataQuick.

The firm measured 81,054 notices of default (NODs) at county recorder offices in Q110, down from 84,568 in Q409 and down 40.2% from the 135,431 in the first quarter of 2009.

“Several factors are at play here and it’s hard to know how they play into each other right now. A year-and-a-half ago the subprime loan mess was the black hole,” said MDA DataQuick president John Walsh. “Now, playing catch-up, is the financial distress households are experiencing because of the recession. Add to the mix shifting policy decisions, both by lending institutions and in public policy.”

Walsh added there are signs of the worst trouble moving from the hard-hit entry-level markets to the more expensive neighborhoods.

California’s more affordable markets, which represent 25% of the state’s housing inventory, accounted for 47.5% of all default activity last year. In Q110, that number fell to 40.9%. Those percentage points would most likely to have migrated to the mid- to high-end housing markets, but the concentration of default activity remained relatively low. ZIP codes with median sales prices of more than $500,000 saw mortgage defaults rise 1.5% in Q110 but dropped 19% from Q109.

“We’re also seeing some lenders become more accommodating to work-outs or short sales, while others appear to be getting stricter about delinquencies. It’s very noisy out there,” Walsh said.

On average, DataQuick reported, the foreclosed homes spent 7.5 months in the foreclosure pipeline, compared to a year ago, when it was 6.8 months.

“The increase could reflect, among other things, lender backlogs and extra time needed to pursue possible loan modifications and short sales,” according to the report.

REO sales accounted for 42.6% of all resale activity in Q110, up from 40.6% in the previous quarter but down from 57.8% last year.

Write to Jon Prior.

Wednesday, April 21st, 2010

The Senate is making the way for sweeping financial regulatory reform this week. Two separate committees approved reform legislation that now heads to a full Senate vote, but critics are pushing for exemptions to certain risk retention requirements.

The Senate Banking Committee and Senate Agricultural Committee approved financial reform bills that would establish a consumer financial protection agency, impose risk retention requirements on financial institutions that sell mortgage products, and bring greater transparency to the derivatives market.

The Senate Agriculture Committee passed the The Wall Street Transparency and Accountability Act of 2010, introduced by its chairman, Sen. Blanche Casey (D-AR), that will mandate clearing and trading requirements and real-time reporting of derivatives trades.

"My legislation is real reform that will provide 100% transparency to an unregulated $600trn market, close all loopholes, prevent future bailouts, and keep jobs on Main Street," Lincoln said in a statement Tuesday.

The Lincoln bill also prohibits the Federal Reserve and Federal Deposit Insurance Corp. (FDIC) from providing bailout funds to financial firms that engage in "risky derivatives deals," according to a statement.

"Under chairman Lincoln's strong leadership, the Senate Agriculture Committee voted out a bipartisan bill that will bring derivatives trading out of the dark, provide strong oversight of market participants, and combat fraud, abuse and manipulation," said US Treasury Department secretary Timothy Geithner in a statement today.

The other bill passed this week, the Restoring American Financial Stability Act, or S 3127, was introduced by Senate Banking Committee chairman Chris Dodd (D-CT).

Dodd's bill establishes a consumer financial protection agency, as well as a requirement that lenders retain a portion of every mortgage sold or securitized, as a method to encourage the creation of sustainable and affordable financial products. The mortgage finance industry continues to speak out against the risk retention requirements in the bill, which critics say could make securitization too costly to attempt.

The Mortgage Bankers Association joined a handful of other trade groups in sending a joint letter to the Senate today calling for certain exemptions to the risk retention requirement.

"[T]he bill’s current requirement of a default level of five percent risk retention would negatively impact the cost and availability of mortgage credit for all borrowers," the letter reads, in part.

"Specifically, the legislation should include a category for carefully defined, documented and underwritten residential mortgage loans that would be definitively exempt from the statutory risk retention requirements," the MBA wrote, along with the other trade groups. "This approach provides an incentive for lenders to adopt the highest level of prudential lending standards."

Sen. Johnny Isakson (R-GA) is joining the call for some form of risk retention exemption for lenders that originate and securitize qualified, full-documentation mortgages.

In a speech delivered Tuesday on the Senate floor, he said "the unintended consequence of shared risk on a qualified, well-underwritten loan is a higher interest rate for the consumer and less attraction of capital for individuals who form those loans to fund the housing purchases."

According to a spokesperson with his office, Isakson is considering introducing an amendment that will provide for this exemption, but will wait to see the final draft of reform legislation before making a decision.

Write to Diana Golobay.

Wednesday, April 21st, 2010

At this point, it is clear that the Securities & Exchange Commission (SEC) is firing a shot across the bow of the financial markets with its lawsuit against Goldman Sachs, with the UK later following suit.

The SEC on Friday charged Goldman and Fabrice Tourre with allegedly making materially misleading statements and omissions in connection with a synthetic collateralized debt obligation (CDO), ABACUS 2007-AC1, that was tied to the performance of subprime residential mortgage-backed securities (RMBS). According to the SEC, Goldman failed to disclose to investors the role that a major hedge fund played in the portfolio selection process and the fact that the hedge fund had taken a short position against the CDO. All told, the investors are said to have lost more than $1bn, the claim states.

And while this talk of lawsuits against big players started pretty much at the beginning of the recession, the SEC action therefore, comes as no surprise.

But as with all things economic, timing is key. And in this case, questionable.

On the bright side, the Goldman news impacted the credit markets about as much as Icelandic volcano ash, once the initial hysteria wore off.

"A more sober assessment of the Goldman situation coupled with a strong start to the first quarter earnings season has put the risk rally back on track," said Suki Mann, structured credit analyst at Société Générale, who is based at the bank's London office.

So it is interesting that it wasn’t until during the most recent earnings release that this suit was filed. So while planes may not be crashing to the ground, some may still feel stranded at the airport.

"The Goldman news will be with us for some time and others may well get dragged into it, but we think the shock impact is over," Mann concludes.

So what are we left with?

Besides a behind-the-scenes shuffling of papers, lining-up of ducks and commissioning of general counsel at all other Wall Street firms and probably the big three credit rating agencies, it seems pretty clear that market makers believe the SEC suit holds little merit.

That said, such a sentiment will be of little comfort against the coming financial cost this suit represents. So, definitively saying there will be no long-term fallout to all of this may be somewhat premature.

For one, consider that ACA Management rejected a good deal of proposals from the hedge fund Paulson & Co., according to the SEC complaint. If so, then Goldman can easily make the case that the extent of Paulson's involvement is diminished.

"Less obvious is whether this lawsuit was the right one on which to bet its reputation as an effective watchdog,” said Charles Whitehead, an associate professor of law at Cornell who cut his teeth working at Salomon Brothers. Like me, he too has a hard time getting comfortable with the SEC fraud charge, and the allegation that ACA was somehow a mask for Paulson.

"So long as ACA made the final call, Paulson’s view was a secondary factor to the investment and therefore disclosure to sophisticated investors would have been unnecessary in such a bullish market," he said.

"If Warren Buffet offers up shares to Goldman, who buys them as a dealer and then resells them," he adds, "they aren’t going to tell the buyer that Buffet thinks the company is "a dog with fleas.""

Whitehead, as a lawyer, brought up the interesting point that the SEC jumped straight into charges, without perhaps trying to reach a settlement with Goldman out of court.

Clearly the SEC is trying to make a mark here and shake things up. But this leaves a lingering thought, now that Republican opposition is softening to financial regulation: Is this an opportune time to be bullish with litigation? From a political perspective, the answer is yes. After all, any Goldman defense can be spun to the public as "it’s legal to screw people for money in America."

So while Goldman may not have violated the letter of the law, that may not be what's really at stake here. And in measuring the hysteria surrounding the SEC, Goldman Sachs and other financial firms that may be caught in the regulator's shadow, it might be best not to use bailout funds as the measuring stick, but lawyers' fees instead.

Jacob Gaffney is editor at HousingWire.com and HousingWire Magazine. Write to him.

Wednesday, April 21st, 2010

President Barack Obama on Wednesday said "categorically" that the Securities and Exchange Commission never discussed fraud charges against Goldman Sachs with the White House in advance. "They've never discussed with us anything with respect to the charges that will be brought," Obama said in an interview with CNBC. The US Securities and Exchange Commission has accused Goldman Sachs of fraud in the structuring and marketing of a debt product tied to subprime mortgages.

Wednesday, April 21st, 2010

Mortgage servicers may have to take a pay cut to participate in President Barack Obama’s programs to modify home loans and advance the sale of properties in default.

Starting this month, the Treasury Department is paying companies that collect mortgage payments and examine pleas for assistance a $1,500 stipend for approving the sale of homes for less than the loan balance, known as a short sale. The servicers also get $1,000 for each completion under the government’s year- old mortgage modification program, and additional stipends over three years if borrowers stay current on their payments.

Wednesday, April 21st, 2010

The Securities and Exchange Commission (SEC) is considering new rules that would prevent financial firms from masking the risks they take by temporarily lowering their debt levels before quarterly reports to the public are due.

SEC Chairwoman Mary Schapiro's disclosure, at a hearing of the House Committee on Financial Services, came two weeks after it was reported that 18 large banks had consistently lowered one type of debt at the end of each of the past five quarters, reducing it on average by 42% from quarterly peaks.



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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