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Archive for June, 2010

Monday, June 28th, 2010

The meeting of G20 nations concluded this weekend in Toronto with communiqués reflecting a strong support for the US financial reform, called the Dodd-Frank bill.

Indeed, information released from the summit show a mix of ambitious plans for growth, mixed with further calls to reduce spending, especially among countries with higher debt burdens.

Citing the recovery as moving faster than anticipated, the G20 members say that improvements are uneven across sectors and, therefore, indicative of a level of fragility.

"If we chose a more ambitious path of reforms, over the medium term, global output would be higher by almost $4trn; tens of millions of jobs would be created; even more people would be lifted out of poverty; and global imbalances would be significantly reduced," said one report (access here).

The G20 is promising "growth friendly fiscal consolidation plans" in order to achieve a stronger and more sustainable lift to the world economies.

The EU decision to stress test banks and publish those results is also a welcome development. The G20 financial reform comes in the form of the oft-criticized Basel Accords (II and III), currently being updated by the Bank of International Settlements.

"The big question has been one of the timeframe: the more capital the banks are holding, the greater the limit on what they can lend," said British Bankers Association chief executive Angela Knight. "The G20 statement clearly recognizes, as we all do, that the new measures be phased in over a time frame which safeguards economic recovery and the ability of markets to provide funding to individuals and business customers."

The G20 is also committed to increasing capital to under developed areas by 85%. Before the crisis $37bn went to development banks, that number will increase to $71bn.

Write to Jacob Gaffney.

Monday, June 28th, 2010

An interim report dealing with mortgage holders who are in difficulty is expected to be presented to Irish Minister for Finance Brian Lenihan this week.

The report, from a group headed by insolvency expert Hugh Cooney, may recommend that lenders offer troubled mortgage holders the chance to extend the length of their mortgage, let them pay interest only for a time or allow them a payments break to give them time to get their finances back on track.

Monday, June 28th, 2010

European banks are recruiting senior securitization specialists in anticipation of a pick-up in the sector in Europe, with up to €1.25trn ($1.55trn) in securitized assets expected to be sold.

The European asset-backed securities market, pools of mortgages and other loans, grew fivefold between 2000 and the peak in 2006 when issuance hit $540bn, according to Dealogic. But as troubles in the US subprime mortgage market spread to Europe in 2007, issuance dried up.

Monday, June 28th, 2010

The drop in the rate on the UK's most widely sold mortgage to a seven-year low has failed to revive lending because it's too high to persuade borrowers to refinance when fixed-rate terms lapse, Moneyfacts said.

UK banks approved 49,871 mortgages in April, 46% fewer than the monthly average of the past 15 years, according to Bank of England data.

Monday, June 28th, 2010

Fannie Mae released updated documents for servicers to use when processing a short sale in the Making Home Affordable Foreclosure Alternatives, or HAFA, program.

In early June, Fannie Mae and Freddie Mac issued guidelines for the government-sponsored enterprise (GSE) versions of the program, which provides incentives for servicers, mortgage owners and distressed borrowers to complete short sale transactions when the borrower can't or does not want to complete a Making Home Affordable Modification Program (HAMP) workout plan.

The GSE HAFA programs begin Aug. 1, but servicers are allowed to use HAFA immediately. The Fannie Mae forms released Monday include the initial solicitation letter, the short sale agreement, the request for approval of short sale, request for approval of short sale without short sale agreement and the HAFA deed-in-lieu of foreclosure form. Freddie Mac has its version of the same forms on its website.

The Fannie Mae solicitation letter includes a form homeowners return to their servicer. It includes an option for the borrower to transfer their property to Fannie Mae in a deed-in-lieu of foreclosure transaction, and then stay in the home as a renter through Fannie's deed for lease (D4L) program.

In the D4L program, the homeowner-turned-renter is required to pay fair market rent to stay in their home for up to 12 months. The renter must have enough income to sustain a 31% income-to-rent ratio and rental payments are not subsidized by Fannie Mae, but could include renters eligible for Section 8 payments.

The program is designed to keep people living in homes that would otherwise be unoccupied until sold as Fannie Mae REO. But Fannie Mae is not publicly saying how long it's willing to continue its newfound role as landlord, other than to say it's prepared to do so at least for the near future. That could slow down the pipeline of REO properties for sale that will inevitably need to be sold.

Servicers are ramping up their short sale efforts in response to both the GSE and Treasury Department versions of HAFA. In the case of Green River Capital (GRC), the servicer is tapping its network of more than 5,000 brokers that it uses to conduct broker price opinion (BPO) valuations to reach out to distressed borrowers.

Acting on behalf of GRC subsidiary GR Financial, the trained brokers conduct door-knocking campaigns and deliver short sale solicitation letters. After the initial contact is made, the brokers have the potential to become the listing agent for the borrower's short sale.

Write to Austin Kilgore.

Monday, June 28th, 2010

PMI Mortgage Insurance (PMI: 0.00 N/A) promoted Chris Hovey to senior vice president of servicing operations and loss management.

Hovey will be responsible for claims and loss management, homeownership preservation and loss mitigation, and policy servicing and business intelligence. Before the promotion, he was vice president of the latter. Hovey, will now report to executive vice president Joanne Berkowitz.

“Chris industry expertise and his multidisciplinary perspective will strengthen PMI’s ability to provide best in class service to its clients, as well as ensuring operational excellence internally,” Berkowitz said.

Hovey started at PMI in 2002, holding positions in portfolio and IT operations for the PMI US mortgage insurance business. Before PMI, Hovey spent time in the software industry, and founded an ecommerce company he sold in 1999.

The PMI Group sold 77m shares of common stock in April for a $706m capital boost after reporting a $157m loss in Q110.

Write to Jon Prior.

The author held no relevant investments.

Monday, June 28th, 2010

iStar Financial (SFI: 7.26 +1.11%) completed the sale of 32 real properties, or interests therein, to various subsidiaries of investment firm Dividend Capital Total Realty Trust.

iStar, a finance company specializing in the commercial real estate industry, said it expects to gain approximately $250m from the sale.

The aggregate purchase price for the portfolio was approximately $1.35bn before closing costs. iStar provided Dividend Capital with $106m in mezzanine loans as part of its financing for the transaction. The mezzanine loans bear an initial 8.8% interest rate and have effective maturities of three and five years.

iStar plans to use the proceeds from this transaction to repay a $925m loan secured by the properties being sold, as well as for general corporate purposes.

Dividend Capital signed the agreement on the sale in May. The properties are primarily leased, with large corporate tenant subject to triple net leases, according to a statement on the transaction. The deal was expected at the time to close next quarter.

Write to Diana Golobay.

Disclosure: the author holds no relevant investments.

Monday, June 28th, 2010

[Update 1: adds Barclays Capital commentary]

The Federal Reserve Bank of New York plans to engage this week in mortgage-backed security (MBS) coupon swap operations.

The operations, which will go through the Fed's trading desk, are part of a move to settle billions of dollars in agency MBS purchases. The Fed concluded its $1.25trn in purchases of agency MBS in at the end of March.

A coupon swap, as the Fed explains in a policy statement, is a standard market transaction involving an agreement to purchase one agency MBS and a simultaneous agreement to sell a different agency MBS. The Fed's trading desk plans to swap unsettled Fannie Mae (FNM: 0.00 N/A) 30-year 5.5% coupon securities (Fannie Mae 5.5) for other agency MBS available for settlement.

The Fed expects operations to begin tomorrow, with coupon swaps not expected to exceed the unsettled amount of $9.2bn in the Fannie Mae 5.5. The Fed also said the trading desk might continue to arrange dollar roll transactions as needed to facilitate settlement.

The rationale behind pursuing coupon swaps is a "relatively short supply" of Fannie Mae 5.5s, according to securitization research by Barclays Capital mortgage strategist Nichlas Strand. The Fed may have run into difficultly taking physical delivery of these bonds. For example, BarCap noted, according to the Fed's data, $11.2bn of Fannie 5.5s were scheduled for April settlement.

"However, based on their CUSIP-level data, it appears that counterparties have been failing to deliver these securities and have forced the fed to roll [Fannie] 5.5s," Strand said in commentary today. "By selling [Fannie] 5.5s into the market and moving into other coupons, the Fed should be able to more easily take delivery of all of their outstanding purchases."

The Fed’s exit from agency MBS sparked investor fears MBS bond yield spreads to Treasuries may blow out again from recent historic tights, when the government withdraws its significant demand for securities. But the sky did not fall in the wake of the Fed's exit, as HousingWire's Linda Lowell recently noted.

About a month after the Fed's program ended, spreads were up by about 45 basis points (bps), partially due to a flight-to-quality unrelated to the Fed's program, according to recent market commentary. But a coordinating rise in triple-A corporate spreads — which rose about 25 bps over the same period — indicates forces other than the end of the Fed's MBS demand are driving spreads higher.

Write to Diana Golobay.

Disclosure: the author holds no relevant investments.

Monday, June 28th, 2010

Of all mortgage delinquencies in the second quarter of 2009 (Q209), nearly one in five — or 19% — were considered strategic defaults, according to the latest study of default trends by information services firm Experian.

The study, conducted jointly with management consulting firm Oliver Wyman, defines strategic default as a borrower remaining delinquent for six months after the initial date of delinquency, although other characteristics apply.

For example, the study found that strategic default occurs more often in areas affected by steep home price declines, indicating the presence of negative equity plays some part in deciding to default strategically.

In California, strategic default occurred in early 2009 at a rate 80 times higher than in 2005, Experian said. In Florida, strategic defaults ran 53 times higher in the same time frame.

A higher number of first mortgages (think: investors) correlates with a higher incidence of strategic default, the study found. Higher mortgage balances also go in-hand with a higher likelihood of strategic default.

Additionally, strategic defaulters tend to have higher credit scores. In the first half of 2009, 28% of delinquent borrowers considered "super-prime" — with a VantageScore (the credit score compiled by Equifax, Experian and TransUnion) between 901 and 990 — became strategic defaulters, a 50% higher rate than in the overall delinquent population.

"Both delinquency and strategic default — as we define these terms — continue at high levels, but in Q209 we see the first evidence of a break in the upward trend," said Oliver Wyman partner Peter Carroll in a statement. "After a seasonal reduction in both measures from Q408 to Q109, the Q2 numbers then declined further, breaking the historical trend of quarter-over-quarter increases; however, we will need to analyze the data from Q3 and Q4 to validate this."

Separate studies of borrower mentality indicate nearly one in four borrowers may consider strategic default when enough negative equity is present. Less than one-quarter, or 23%, of consumers recently polled indicated that opting for foreclosure is justifiable when a borrower is underwater, owing more on a home than its worth.

But borrowers with mortgages owned or guaranteed by Fannie Mae (FNM: 0.00 N/A) could face financial ramifications if strategic default is pursued. The GSE said last week that if it determines someone strategically defaulted, the borrower could be held accountable for all associated costs of getting the house back on the market, in areas that lawfully allow deficiency judgments.

Write to Diana Golobay.

Disclosure: the borrower holds no relevant investments.

Monday, June 28th, 2010

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

Will financial reform pass by July 4?

The House Financial Services Committee issued a statement Sunday urging "bold action" on the Dodd-Frank bill, the reconciled financial reform bill agreed to by a Congressional committee last week and named after Sen Christopher Dodd (D-CT) and Rep Barney Frank (D-MA). The final bill now travels to separate House and Senate votes and then, upon passage by Congress, to a Presidential signature into law.

"Americans have faced the worst financial crisis since the Great Depression," the Committee said in a statement. "Millions have lost their jobs, businesses have failed, housing prices have dropped, and savings were wiped out."

The statement added: "We must restore responsibility and accountability in our financial system to give Americans confidence that there is a system in place that works for and protects them. We must create a sound foundation to grow the economy and create jobs."

Treasury Department secretary Timothy Geithner commented on the reform bill while in Toronto on Saturday at the G-20 summit

"The United States is on the verge of enacting the strongest set of financial reforms since those that followed the Great Depression," he said, according to prepared statements. "These reforms, which embrace the broad principles set out by the G-20, will reduce the risk of future crises and help make sure our financial system can better serve the interests of Main Street America. And these reforms will help make sure the United States is a source of strength rather than instability for the world economy in the future."

He noted three elements in the Obama Administration's strategy to bringing financial stability: emergency efforts "to support demand and fix what was broken in the financial system"; stimulus efforts to invest in education, health care, research, etc.; and efforts to reduce deficits as a share of the economy by half over the next four years.

Part of financial reform will involve ultimately winding down government support of Freddie Mac (FRE: 0.00 N/A) and Fannie Mae (FNM: 0.00 N/A), which are still in conservatorship. Speculation remains as to how the mortgage finance industry will look post-conservatorship.

The Royal Bank of Scotland, in commentary Friday, noted that conservatorship will likely end as financial reform is extended to government-sponsored entities (GSEs) Fannie and Freddie.

"In this case, if the GSEs are cast as something new, then the debt would be issued under this new entity," RBS said. "Regardless of the ultimate outcome for the GSEs, we expect all agency debt currently outstanding and issued under congressionally chartered GSE status to remain related to the government. Reducing support is contrary to all of the actions taken by the Administration and Treasury."

Regulators shut down three depository banks on Friday, bringing the running 2010 total to 86 banks shuttered so far. By the same time last year, 45 banks had failed. Friday's failures, located in Florida, Georgia and New Mexico, are estimated to cost the Federal Deposit Insurance Corp. (FDIC) a combined $284.6m.

The Florida Division of Financial Institutions shut down Peninsula Bank. The FDIC entered a purchase and assumption agreement with Premier American Bank, which will buy essentially all $644.3m of assets and assumes all $580.1m of deposits. The FDIC and Premier American entered a loss-share transaction on $437.6m of Peninsula Bank's assets. The failure is expected to cost the FDIC's Deposit Insurance Fund (DIF) $194.8m.

The Office of the Comptroller of the Currency (OCC) shut down First National Bank of Savannah, Georgia. The FDIC entered a purchase agreement with The Savannah Bank, which will purchase "some" of the failed bank's $252.5m of assets, and will pay the FDIC a 0.11% premium to assume all $231.9m of deposits. The FDIC expects to retain most of First National Bank's assets for later disposition. The failure is expected to cost the DIF $68.9m.

"The OCC acted after finding that [First National Bank] had experienced substantial dissipation of assets and earnings due to unsafe and unsound practices," the OCC said in a statement. "The OCC also found that the bank incurred losses that depleted its capital, the bank is critically undercapitalized, and there is no reasonable prospect that the bank will become adequately capitalized without Federal assistance."

The New Mexico Financial Institutions Division shut down High Desert State Bank. The FDIC entered a purchase agreement with First American Bank, which will purchase essentially all $80.3m of assets and all $81m of deposits. The FDIC and First American Bank will share losses on $67.6m of High Desert State Bank's assets. The failure is expected to cost the DIF $20.9m.

The FDIC on Friday also issued several financial institution letters to member banks in Puerto Rico and West Virginia, which are affected by recent flooding, severe storms, mudslides and landslides.

"The FDIC is encouraging banks to work constructively with borrowers experiencing difficulties beyond their control because of damage caused by the severe weather," the FDIC said in a statement. "Extending repayment terms, restructuring existing loans or easing terms for new loans, if done in a manner consistent with sound banking practices, can contribute to the health of the community and serve the long-term interests of the lending institution."

Federal disasters were declared on June 24 for some municipalities in Puerto Rico where flooding occurred in late May, and for selected counties in West Virginia where mudslides and landslides began on June 12.

The financial institution letter to West Virginian banks can be downloaded here and the letter to Puerto Rican banks can be downloaded here.

Write to Diana Golobay.

Disclosure: the author holds no relevant investments.



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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