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Archive for June, 2010

Friday, June 25th, 2010

These days, the short sale market is a bit like the New York subway at rush hour — everyone’s clamoring to get in. The problem is, achieving success with short sales in today’s environment takes a lot more than just squeezing through the turnstiles.

This market is presenting a big opportunity. Between the nearly one million borrowers that will likely not qualify for Home Affordable Modification Program (HAMP) modifications and the millions of homes with negative equity, there are an unprecedented number of borrowers that need alternative solutions.

The Treasury Department’s Home Affordable Foreclosure Alternatives (HAFA) program is enhancing the opportunity for short sale transactions by bringing standardized parameters for the short sale process, as well as monetary incentives for participating servicers and borrowers. There’s less stigma attached to short sales these days, so borrowers are willing to entertain the notion, and Realtors, frustrated with market conditions, are more receptive as well. Whether for these reasons or because short sales can significantly shorten holding times and reduce loss severities, servicers will be increasing their use of short sales within their loss mitigation playbooks.

Historically, short sales have been notoriously challenging to complete. But these days, it’s not unwillingness that’s presenting the primary barrier to successful resolution — it’s getting them done that presents the challenge. Contrary to the popular belief that borrower financing is the single largest barrier to a short sale, at MOS Group — or Mortgage Outreach Services — we are actually finding the biggest challenge to be getting approval from junior lien holders and mortgage insurance companies.

In terms of borrower financing, the primary challenge is getting the appraised value needed to secure financing. Some markets are still seeing rapidly declining housing values, and it’s not uncommon for the long timeline in getting transactions completed to require additional updated approvals before the short sale to be completed, which can also potentially derail the entire transaction.

Short sales require staffs with specialized skill sets, in addition to a customizable, transparent technology platform that connects all participants together–two components not readily available to many servicers. Short sale transactions typically involve more different parties than loan modifications and other retention strategies.

A typical short sale usually involves a borrower, servicer, title company, valuation company, real estate agent, junior lien holder, mortgage insurance company and a closing or escrow company — and that’s just on the sell side of the transaction. If a servicer doesn’t have a technology platform designed to promote collaboration and sharing of information, timelines and transaction status, there is a high probability that key tasks will not be performed and the process will get bogged down.

In order to reach any real short sale volumes and achieve any reasonable success metrics, servicers and loss mitigation vendors need to use a technology that connects all transaction participants through a single, common platform. It’s easy for borrowers to become distracted or discouraged throughout the short sale process. Keeping them actively involved and informed of their progress toward completion helps keep them motivated and committed.

Technology platforms should be customized to address these specific issues. They should also ensure consistency in documentation, communication, process and approval authority — something that is increasingly important for the many short sales that require approvals from investors, lien holders and mortgage insurers. Short sales under the HAFA program are subject to strict timelines, so any technologies used to manage this process should help keep all participants informed and “on track” to meet all target dates and cutoff points.

There are a lot of nuanced short sale guidelines and requirements that can lead to unfulfilled transactions for the unprepared or unaware. Getting the right team and right technology is costly and time consuming–which leaves the door of opportunity wide open for outsourcers — if they have the right solution and the right experience.

The wrong outsourcer can mean the difference between a successful short sale and a much more costly foreclosure. A loss mitigation associate’s communication skills and program knowledge can guide sellers through the short sale process with calm assurance, and the right technology can streamline the process and reduce transaction times. The alternative is borrower frustration and alienation — and a long and costly walk toward foreclosure for all parties involved.

Now really is a great time to get into short sales. But like that crowded subway car, you need the right ticket to get to the right destination.

Gregory Hebner is President of MOS Group, a loss mitigation and mortgage resolution firm.

Friday, June 25th, 2010

Although horse trading over the House and Senate versions of regulatory reform is limping to an end, I thought I’d bring up some fundamental observations the Bank of England’s Andrew Haldane made earlier this year on systemic risk and cost, bank size and diversification. Andy, as some Internet sources refer to him, is Executive Director, Financial Stability, at the BOE.

These are points culled from empirical research, the sort of fundamentals one would always wish policy makers would take as their starting point, instead of the kind of sloganeering that seems to pass for legislative activity these days. I also thought they would be fitting contemplations for the titans of finance running the Godzilla banks (including one, whom I know personally to be an exemplary centurion of banking, name checked above). Or, if not for the CEOs, then certainly food for thought for the past, present and future bank shareholders whose investments they shepherd.

Count the Cost of Systemic Crisis

Speaking last March on “The $100 Billion Question,” Haldane introduced his topic of how big a bank should be by offering some estimates of the damage wreaked by the recent disasters. The media was all over this piece of Haldane’s exegesis, like as they say white on rice.  But it’s worth recapping, if only because lots of reporters tend to leave the best thinking behind, eviscerated and shredded, when they grab that money shot.

Haldane defined systemic risk as a pollutant, a noxious by-product of the banking industry. Just like other industries, banking can be seen as producing private benefits for investors, customers and bank employees and social costs via banking crises (which have been occurring with distressing regularity over the recorded history of banking). Once the situation is drawn in this way, reckoning the cost of the latest crisis “helps calibrate the intervention necessary to tack system risk, whether through regulation of restrictions.”

He then works through some hefty academic work in banking, finance theory, operations research, even the behavioral and physical sciences to conclude that the optimal size for banking enterprises might be under US$100bn. (His bibliography cites more than 40 works!) Grounding his argument in the actual historical progression, in US law, from the Depression to the present, he does so with considerable wit and irony and mostly without too heavily taxing non-financial types’ intellectual resources.

In terms of fiscal transfer from the government to the banks, the cost of the crisis to US taxpayers is estimated around $100bn. Not too big a bill to present to the banks. Haldane estimated that taxing the banks $5bn a year could recoup it, assuming a systemic crisis occurs every 20 years.

The true social cost is better captured by foregone output — estimated at about $4trn worldwide. Moreover, some of the GDP losses may persist, in which case the present value cost of the crisis would significantly exceed the immediate cost. This is a bill too big to put to the banks. Making that same assumption of a systemic banking crisis every twenty years, the estimated annual levy on banks would exceed the current market capitalization of the largest global banks by several hundred billion dollars.

Banks of course do not bear the full blame. That is, “For every reckless lender there is likely to be a feckless borrower.” Haldane tries another measure, the implicit fiscal subsidy provided by government support, which can be estimated by the difference between banks’ stand-alone ratings and their supported ratings (worth 1.5 to 4 rating notches in Haldane’s data, rising from an average 1 notch in 2007 to 3 in 2009). Worth about $250bn in 2009 lower interest payments on bank liabilities (ex deposits) to a sample of global banks.

More to the point, the bigger the banks, the greater the implicit subsidy provided by being too big to fail. Looking at UK banks and building societies, Haldane found the large institutions sopped up 90% of the implicit subsidy. Another study found that the annual subsidy in funding costs for the 18 US banks with over $100bn in assets was $34bn per year.

The Al'Qaeda Metaphor

Aside from putting pricing out the social pain, Haldane’s speech got a lot of attention — if not much profound consideration by policy makers — because he used the structure of Al'Qaeda to promote the idea that smaller could be better. His point was that "modularity" dissipates some systemic risk. In a nutshell, because Al'Qaeda’s exists as a bunch of decentralized cells, it is difficult to infiltrate and destroy.

Haldane cites other kinds of systems and networks where structural modularity translates into systemic resilience, but the most intriguing – and much more persuasive than Al'Qaeda – comes via attempts on the world domino-toppling record. For what is our global financial system, if not a long line of dominos!

In the 1980s, an attempt involving 8000 dominos failed when a member of the TV film crew dropped his pen, spilling the majority of the dominos. Twenty years later, a sparrow topped 23,000 dominos, but "750 built-in gaps averted a systemic disaster" and allowed a new record of over 4m dominos was set.

Haldane’s point? If all these big, full service conglomerate banks are fully diversified, in effect they hold the same portfolio. The system as a whole lacks diversity and is more prone to generalized systemic collapse. "Homogeneity breeds fragility."

That’s not all. Despite the "intuition" of conglomerating banks that big is more cost-efficient, Haldane can demonstrate empirically that the size or diversity of 24 global banks does not translate into more stable income. In fact, Haldane’s data indicate that size and diversity may increase income variability. Worse, he can show that during the crisis the larger, more diversified banks suffered proportionally greater losses.

Academic research — "the literature" — indicates that economies of scale are exhausted at much lower levels than might be presumed — perhaps at $5bn – $10bn in assets. Studies indicate that economies of scope are similarly limited. Analysis of US bank holding companies suggest that gains achieved by diversifying business lines may well be offset by exposures to businesses such as trading with more volatile income streams. (UBS shareholders, who revolted in 2008 over the firms US mortgage trading losses, might agree.)

"KISS"

So why isn’t cost efficiency a linear function of size? Here’s where the breadth of Haldane’s scholarship kicks in. The answer — like the scrapped prescribed modularity of Glass-Steagall — has been around since the Thirties. In a 1934 paper, "The Problem of Management and the Size of Firms," Austin Robinson asserted the human mind and memory are the limiting factor. Quotes Haldane, "…Every increase in size beyond a point must involve a lengthening of the chain of authority…at some point the increasing costs of co-ordination must exceed the declining economies." (Those are Haldane’s ellipses.)

For a concrete example, Haldane looks outside banking and finance to military history. "“In Roman times, the optimal size of a military unit was 100 — hence the Roman centurion. This was the maximum number of men a general felt able to know well enough to lead and control." Two millennia and massive advances in telecommunications later, the optimal unit size in the US army is still held to be just under 100.

In fact, there is a law — Dunbar’s Law — that says the number of relationships humans appear able to control is less than 150 (this finding is drawn from neurological behavioral science). For most people, suggests Haldane, the number is probably single digits, despite LinkedIn or Facebook, iPhones or Blackberries. (Facebook contacts, Haldane quotes another saying, are not really friends.) By contrast, a Godzilla bank can be comprised of several thousand legal entities.

The recent crisis held many examples of failures rooted in what Haldane calls "an exaggerated sense of knowledge and control….When Lehman Brothers failed, it had almost one million open derivatives contracts — the financial equivalent of Facebook friends. Whatever the technology budget, it is questionable whether any man’s mind or memory could cope with such complexity." (Those are my ellipses.)

Not Even Jamie Dimon

I cannot read this wonderful passage of Haldane’s without thinking of Jamie Dimon, CEO and Chairman of JP Morgan Chase. Dimon is the most impressive manager I’ve ever seen in the flesh. (Disclosure: He is the reason I bought some shares of JPM in the dark days of the financial crisis and continue, sentimentally, to hold them.)

Here’s how. I was briefly at Smith Barney after Drexel Burnham, where I got my introduction to mortgage research, failed. Sandy Weill, in the person of Primerica, had recently acquired Smith Barney and one of Dimon's jobs was to oversee the trading businesses. The thing that impressed me so was that Dimon was regularly out on the trading floors, in his shirt sleeves, asking questions. He knew our names and what we knew. I could have been six reports below him, but more than once he stopped me to ask what I thought about IO strips because elsewhere in that conglomerate someone was building a portfolio of these leveraged prepayment bets on the premise they were cheap. Were they cheap, and what were the risks they wouldn’t pay off? Alas, I was too green an analyst to frame a response that could put me on the wrong side of my traders.

I’ve heard the same kind of stories from people who worked in the trenches at Bank One when JP Morgan bought it and Dimon in 2004. And Bank One was a big bank — $290bn in assets. Today, JP Morgan is over $2trn in assets. Dimon must have a number of able centurions below him, because the Wikipedia notes that President Obama cited JPM as one of "a lot of banks that are actually pretty well managed." The President conceded, "Jamie Dimon, the CEO there, I don't think should be punished for doing a pretty good job managing an enormous portfolio."

Still, I wonder how many of Dimon’s centurions walk among the troops and know who on the line does what?  And recent headlines say JPM is looking to expand in Europe. As great a general as Dimon is, I wonder if he might be spreading my contribution to his capital too thin.

A Recipe for Catastrophe

If Haldane’s remarks are relevant for the big bank managers charged with protecting their shareholders’ interests, they are doubly so for the policy and lawmakers who will presume to repair the financial system.

The financial system operated by mega universal banks is like other complex dynamic systems: "the distribution of risk may be lumpy and non-linear, subject to tipping points and discontinuities." Unlike the tidy world of finance theory, the distribution of outcomes in this system is unknown. This is a wholly different order of uncertainty than the kind of uncertainty (garden variety investment risk) that is traded for return. The technical term for this minefield uncertainty is “Knightian” uncertainty.

Haldane is conversant with the literature on how systems should be regulated in the face of Knightian uncertainty. Rule one, keep it simple. “Complex control of a complex system is a recipe for confusion at best, catastrophe at worst.” Complex control adds rather than subtracts uncertainty.

His example is the US constitution, four pages long. By contrast, the first draft of Christopher Dodd’s Senate financial reform bill was 1,336 pages long. (And the conference committee is not editing it!) Which, wonders Haldane, “will have a more lasting impact on behavior”?

Second, minimize the likelihood of the worst outcomes. Often the simplest way to do this is what non-economists call “structural reform”. That is, regulate structure, not behavior. Case in point: Glass-Steagall, simple “red-line regulation” and only 17 pages long, it separated commercial and securities brokerage banking businesses. (I guess the Volcker rule, by comparison, would be a pink line.)

Haldane’s counter example is yet more egregious than the US reform bill. Basel II “was anything but simple”. It comprises thousands of pages, took fifteen years to deliver, and was calibrated in the main “from data drawn from the Great Moderation, a period characterized by an absence of tail events”. Rigged with a complex menu of capital risk weights, it epitomizes “fine-line, not red-line, regulation”.

Amen.

NOTE: Linda Lowell writes a regular column, called Kitchen Sink, for HousingWire magazine.

Editor’s note: Linda Lowell is a 20-year-plus veteran of MBS and ABS research at a handful of Wall Street firms. She is currently principal of OffStreet Research LLC.

Friday, June 25th, 2010

Australian non-bank lender Members Equity plans to issue US$282.9 million and A$695 million in residential mortgage-backed securities in a deal it hopes to price next week.

Friday, June 25th, 2010

Fannie Mae's decision to begin punishing people who walk away from their unpaid mortgages could prove difficult to sell to the public and might be impossible to execute, housing and lending experts said Thursday.

But it was unclear, the experts said, why Fannie Mae was threatening delinquent owners and what it hoped to achieve…And there were basic questions about how Fannie would be able to distinguish between those homeowners who defaulted intentionally and the unfortunate ones who had no choice.

Friday, June 25th, 2010

Average rates on 30-year fixed-rate mortgages reached their lowest levels in more than 50 years this week.

Brokers were quoting rates as low as 4.25% on 30-year loans on Thursday for well-qualified borrowers.

But if rates are so low, why isn’t demand for new loans picking up?

Friday, June 25th, 2010

KB Home (KBH: 9.85 +1.55%) reported a net loss of $30.7m, or $0.40 per share, for its fiscal year Q210 ending May 31, narrowed losses for the Los Angeles-based builder, which said it saw home deliveries increase for the first time in more than three years.

The Q210 loss is 61% less than its Q110 loss of $78.4m, or $1.03 per share. At the end of its 2009 fiscal year, KB Home posted a $100m quarterly profit, the result of a nearly $192m tax return made possible by a temporary change to tax law.

In addition, KB Home said it had no asset impairment or land option contract abandonment charges this quarter, compared to $49.5m of charges in Q209.

"With a mix of positive and negative factors affecting the housing market in the second quarter, we maintained favorable trends in our gross, operating and pretax margins, as well as in our bottom line results, through the consistent implementation of our strategic initiatives," KB Home president and CEO Jeffrey Mezger, said in the company's quarterly filing.

Total revenue was $374.1m in Q210, down from $384.5m in Q209. The average selling price of $207,900 is down 4% from a year ago. The lower housing revenue contributed to the decline in revenue, the company said. However, KB Home said it delivered 1,782 houses, up 1% from a year ago. While slight, it's the first year-over-year increase in deliveries in 14 quarters.

"Our net orders were up sequentially from this year's first quarter and were solid on a per community basis," Mezger added. " We believe this bodes well for our ability to generate future revenue growth as we expand our community count. To support this expansion, we continue to invest opportunistically in attractive land assets that meet our strict financial and operational requirements."

The company is taking advantage of declined property values, adding 4,300 lots to its inventory of land it either owns outright or holds an option to purchase in the future during the quarter. Land acquisition was focused predominately in the West Coast and central regions of the US. KB Home owns or controls nearly 40,000 lots.

At the end of the quarter, KB Home had $1.09bn in cash and equivalents. Its debt balance totaled $1.76bn, down $65m from November, the end of its 2009 fiscal year.

Total housing backlog was 3,175 houses, representing future potential revenue of $648.2m, down from a backlog of 3,804 houses and future revenue of $796.9m a year ago.

KB Home said its net orders totaled 2,244 at the end of Q210, down 23% from 2,910 in Q209, impacted by the company's lower community count, weak economic conditions and the expiration of the homebuyer tax credit. From Q110 to Q210, net orders are up 17%.

For the first-half of its 2010 fiscal year ending May 31, company revenue totaled $638m, down 8% from $691.8m in the first half of fiscal year 2009, mainly due to lower housing revenue.

Write to Austin Kilgore.

The author held no relevant investments.

Friday, June 25th, 2010

Mortgage purchases and issuance at government-sponsored enterprise (GSE) Freddie Mac (FRE: 0.00 N/A) fell to nearly $25.2bn, from $26.1bn in April — bringing the year-to-date total to $148.1bn so far in 2010.

Refinance-loan purchase and guarantee volume at Freddie fell to $17.1bn in May, from $18.4bn in April, according to a monthly volume summary (download here). The aggregate unpaid principal balance of the GSE's mortgage-related investments fell by $9.2bn.

Additionally, the total guaranteed Participation Certificates (PCs) and structured securities issued fell at a 5.2% annualized rate in May.

The GSE's total mortgage portfolio decreased at an annualized rate of 4%, reversing the 3% growth in April. The monthly contraction in the portfolio arrives after Freddie wrapped up an initiative announced in February to purchase essentially all the single-family mortgages delinquent by 120 or more days out of its PC pools.

The GSE's single-family delinquency rate remained unchanged at 4.06% in May, while its multifamily delinquency rate jumped 7 basis points to 0.32% in May, from 0.25% in April.

Freddie's 120-plus-day delinquencies (download here) dropped again from last month, although at a smaller magnitude of 1-2% on average, according to Barclays Capital (BarCap) commentary today.

Additionally, the 90-day delinquency bucket (download here) — which BarCap noted is a leading indicator for 120-plus-day delinquencies and buyouts — was almost flat month-on-month, compared with a 14% drop in March and a 8% drop in April.

"The pattern suggests that roll rates and delinquency buyouts are likely to reverse its recent slowing trend and start picking up in the August prepayment report," BarCap said.

The 90-120 delinquency transition rates were up for the first time, analysts added. Assuming that the 90-120 transition increases another 10% in June, BarCap noted there should be a 5-10% increase in buyouts in the August report.

"The trend has been consistent with our expectation that the recent decline in roll rates is partially attributable to strong seasonals, and as seasonals turns their heads, buyouts should pick up," analysts said.

Write to Diana Golobay.

Disclosure: the author holds no relevant investments.

Friday, June 25th, 2010

A few major servicers responded to the Deutsche Bank report ranking them on the speed of their short sales, confirming efforts to reduce time lines and even disagreeing on some statistics.

GMAC pulled down the top spot of all major prime servicers by completing short sales on an average of six months from the day the loan becomes 60 days delinquent to sale, according to the Deutsche Bank report. But James Olecki, a spokesman for GMAC, said while the company has seen a major uptick in short sales, they usually get them done in 90 days.

“By using technology and bringing in more people to help with the process, we’ve been extremely proactive by soliciting short sales from those who’ve been denied or failed a modification,” Olecki said.

In November 2009, GMAC launched a liquidation advisory unit that tries to reach borrowers who cannot receive a modification and “hand-holds” them through the short sale process. Olecki said the launch of customized software that can handle uploads of documentation such as BPOs and back-and-forth negotiations has also reduced the timelines. GMAC utilizes the Equator short sale platform for these transactions.

GMAC saw an 87% increase in short sales from 2008 to 2009. Although Olecki could not disclose the volume of short sales, he did say that number has continued to increase in 2010.

Wells Fargo conducted short sales at an average of eight months, the third fastest of the prime servicers, according to Deutsche Bank. While a spokesperson for the bank could not disclose short sale numbers either, Wells has grown its home preservation staff by more than 140% since the beginning of 2009.

The bank hired 10,000 people for a total of 17,800 employees who are working to keep foreclosure numbers down and work on short sales, the spokesperson said.

The Treasury Department launched the Home Affordable Foreclosure Alternatives (HAFA) program to provide financial incentives to servicers for conducting short sales on mortgage loans that fail the Home Affordable Modification Program (HAMP) and to streamline the short sale process to a 30-day approval.

But those in the trenches are still seeing delays in the short sale process. Roger Cummings, president and broker at the Wright House, a California-based firm that does short sales and loan modifications, said short sales are “severely backlogged.”

He has three submitted to a bank now, and all have been waiting at least 30 days without approval.

HAFA launched April 5, and Olecki said GMAC has taken the necessary steps to comply with the HAFA guidelines.

Bank of America did not immediately reply to inquiries on its short sale process, but Matt Vernon, speaking on a panel at REO Expo 2010, said the bank is doing “everything it can” to liquidate a property before foreclosure. It currently has nearly 500,000 loans eligible for HAMP and has conducted 70,000 permanent modifications through that program.

Ocwen, one of the largest independent servicers after its acquisition of HomEq, did not immediately provide short sale figures either, but it remains one of the top performers in HAMP, converting 83% of its trial modifications into permanent status.

Write to Jon Prior.

Friday, June 25th, 2010

The StoneHill Group, a service provider to originators, and the Capital Markets Cooperative announced a strategic alliance to allow CMC's members to access StoneHill's services.

Stonehill offers quality control and auditing abilities once the mortgage has closed. The move reflects a growing demand for niche-specific loan level information from the secondary markets and follows calls for greater mortgage finance transparency in general.

Stonehill is a nationwide provider of due diligence and FHA insuring services.

CMC provides various cost reducing services to mortgage bankers, usually through the optimization of operating expenses, thereby pushing profits at those firms higher.

“Our team has direct experience in the origination, underwriting, closing, post-closing, sales and administration of file assets," said David Green, president of The StoneHill Group. "It’s a win-win for both companies to leverage our collective relationship resources."

Write to Jacob Gaffney.

The author holds no relevant investments.

Friday, June 25th, 2010

A conference of House Representatives and Senators agreed early this morning on a sweeping financial regulatory reform bill after weeks of reconciliation between separate House and Senate versions.

The final bill now travels to separate House and Senate votes and then, upon passage by Congress, to a Presidential signature into law.

The bill — which is being called the Dodd-Frank Act widely in the press after Sen Christopher Dodd (D-CT) and Rep Barney Frank (D-MA) — puts to rest controversial issues including treatment of banks' derivatives business and regulation of consumer financial products like mortgages.

Treasury Department secretary Tim Geithner was quick to issue a statement soon after the emergence of the "strong" final bill.

"It represents the most sweeping set of financial reforms since those that followed the Great Depression," Geithner said. "It establishes the greatest consumer financial protections in American history. It prevents financial firms from taking risks that will threaten the economy."

He added: "And it provides the government with significant new tools to better protect taxpayers from the damage of future financial crises."

Geithner urged Congress to take swift action to pass the pending legislation.

Write to Diana Golobay.



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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