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Archive for October, 2010

Monday, October 25th, 2010

When investment-banking giant Goldman Sachs bought 11 Seattle and Eastside office buildings and complexes in 2007 — overnight becoming one of the market's largest landlords — there wasn't much talk of risk.

The 2.5-million-square-foot portfolio was almost fully leased, its market value on the rise. Stable, venerable Washington Mutual, the largest tenant, had been locked in for another decade.

A Goldman affiliate, Whitehall Street Global Real Estate Limited Partnership 2007, paid a whopping $930 million for the buildings, borrowing almost all of it.

What's happened since then makes the deal a poster child for the troubles confronting Seattle's commercial real-estate scene.

Monday, October 25th, 2010

Fitch Ratings assigned its triple-A rating to most classes in a coming $735.9 million issue of commercial mortgage-backed securities by Wells Fargo.

The bank's Commercial Mortgage Trust 2010-C1 is expected to issue price guidance for the sale Tuesday. There are 10 different classes within the pool, with 37 commercial mortgages secured by 59 properties. Wells Fargo Securities and Banc of America Securities will lead the sale. Deutsche Bank National Trust Co. is trustee and Wells Fargo Commercial Mortgage Securities is the depositor.

The originators of the loans in the pool include Wells Fargo Bank,  Bank of America and Basis Real Estate Capital II. Midland Loan Services is the special servicer.

Fitch analysts said the gilt-edged rating is supported by the low leverage of the loan pool, as well as strong ratios for loan concentration and property-type diversity.

Robert Vrchota, managing director at Fitch, said the leverage ratios of the loans in the pool are 20 to 30 points less than that of loans originated in 2006, 2007 and 2008.

"As the market becomes more competitive, we'll see leverage creep up a little as structure will not be as tight as it's been," Vrchota said. "And we'll probably see increased mezzanine and secondary loans, as well."

The long-frozen CMBS market may be thawing a bit, as a handful of deals are in various states of the pipeline. The Federal Deposit Insurance Corp. is bringing $500 million to market soon. There are also two, large deals coming that bundle hotel assets in CMBS, according to The Wall Street Journal.

Write to Jason Philyaw.

Monday, October 25th, 2010

Lender Processing Services (LPS: 16.78 +1.39%) said it completed the first electronically signed and submitted loan modification through the Home Affordable Modification Program.

LPS provides a suite of mortgage technology and real estate services, which includes the development of ClosingStream 2.0. The servicer, which was not identified by LPS, electronically created modification documents to a borrower through the Web-based tool.

The borrower then reviewed, signed and returned the documents to the servicer in four hours. According to LPS, the manual process can take as long as two weeks, an estimation far below the experience at some servicing shops and the Treasury's own report.

According to the latest monthly HAMP report, nearly half of homeowners in active three-month trial modifications have been there for six months. The most common cause of cancellations is insufficient documentation.

Fannie Mae, which administers HAMP, recently extended the modification timeline to give servicers and borrowers more time to turn in the documentation. Once the borrower is declined a modification or some other alternative, however, servicers will be fined for delaying foreclosures.

"Not only does ClosingStream 2.0 enable an efficient, secure process for borrowers to review and sign their loan modification agreements, it also reduces the time and effort that is required since paper is eliminated from the process," said Al Verkuylen, senior vice president of LPS' title, closing and verification solutions department.

According to LPS, ClosingStream 2.0 complies with the Treasury's requirements for HAMP Electronic Signature Solutions, or eHAMP. It has been used over the last several years to complete refinancing and modifications through proprietary programs.

LPS also released an updated version of its desktop tax management application to help servicers electronically load and match nonescrowed tax search results, track delinquency letter cycles and pay delinquent taxes.

Write to Jon Prior.

Monday, October 25th, 2010

Amid a heightened emphasis on loan documentation, mortgage technology providers are finding new ways to keep track of every step of the origination process. Two providers, Blueberry Systems and Mortgage Builder Software, have turned to digital imaging.

Blueberry Systems on Monday released a new software program that captures loan documents as images and files them in a digital cave. The Manifest Imaging System uses optical character recognition technology to read text from multiple file formats, including PDF files. It then assigns a bar code to each one to index the documents.

The imaging system can be integrated into the Blueberry's loan production platform or used as a standalone program, as it does not require any additional hardware. Manifest is integrated directly into the loan production workflow allowing the user automated task management services.

Mortgage Builder Software added an upgrade to its existing loan origination system that integrates digital imaging as a paperless solution to loan documentation.

It, too, uses a barcoding system to organize loan documents to their respective portfolios. As documents are received by e-mail, FAX or through MBS's private lender portfolio, they are filed according to their digital code. Users can create electronic loan folders and automatically build the file with required documents within the systems.

The program is integrated into the Southfield, Mich.-based firm's origination program and is not available as third-party addition to another platform.

Technology providers are streamlining and digitizing loan documentation as the government-sponsored enterprises tighten loan requirements and implement more digital methods for loan origination. Fannie Mae recently launched its EarlyCheck system to offer lenders a compliance evaluation system to reduce repurchase requests and application rejections. Freddie Mac and Fannie Mae are integrating their data systems through the Uniform Appraisal Dataset, scheduled for launch in 2011.

Write to Christine Ricciardi.

Monday, October 25th, 2010

A division of Default Resource has added a program to inspect and oversee work performed by REO and short sale listing agents by sending inspectors out to homes to check up on agents' work.

Default Resource's Mark To Market valuation division will generate a report called "Asset Surveillance Report."

“Our research indicates that some of the brokers who are taking on high levels of REO are ill-equipped to professionally manage and market these properties,” said Frank Marshall, president and co-owner of Default Resource.

“This new program will provide a means by which REO asset managers can ensure that their listings are being maintained appropriately and their properties are selling faster and to the right buyer while maximizing recoveries.”

Mark To Market sends out independent inspectors to listed REO homes under the new program.

The inspection agents report back if the home is being properly maintained, has visible yard signage, lockbox in place, is listed appropriately in the Multiple Listing Service and has appropriate marketing materials available in the home. Any hazardous conditions are detailed in the report, which includes photos. The reports are filed by the inspectors using Mark To Market's secure portal.

The company will tap its existing network of licensed agents as well as property inspectors to perform the inspections.

Frederick, Md.-based Mark To Market provides real estate valuation services through a network of licensed real estate agents and appraisers.

Write to Kerry Curry.

Monday, October 25th, 2010

A majority of bank executives surveyed by tax and advisory service Grant Thornton said the Dodd-Frank Act will not be as effective in detecting risk in the financial system or ending the threat of further bailouts as originally hoped.

Of the 231 bankers polled, 47% believe the reform will be ineffective while 52% said it would be somewhat effective. Just 2% believe it would be effective, and none of the bankers surveyed said it would be very effective.

Nichole Jordan, partner and sector leader at Grant Thornton, said most bankers are uncertain because many rules under Dodd-Frank have yet to be defined by regulators.

Under Dodd-Frank, the newly formed Consumer Financial Protection Bureau will oversee seven regulators beginning July 21, 2011. Those regulators are still forming hundreds of new rules as required by Dodd-Frank such as the Federal Deposit Insurance Corp.'s latest proposal on resolving failed financial institutions.

"Although some financial institutions are beginning their compliance efforts now, the success of financial reform is something to be measured over the long term," Jordan said.

According to the survey, 73% of the bankers said the CFPB would be the one provision under Dodd-Frank that would affect their business most, and 64% expect a change of their bank's regulator in the coming months, mostly due to the elimination of the Office of Thrift Supervision. More than two-thirds of the bankers surveyed belonged to small to mid-sized banks.

Jim Wells, president of Wellspring Consulting, which helps nonprofit consumer groups develop future strategies, said he could not understand the banks' criticism of the legislation.

"It continues to astound me that banks can be so publicly critical of legislation that has a sole purpose to ensure that consumers receive a 'fair deal' from the financial institutions with whom they deal," Wells said.

Despite the still uncertain future on bank and financial regulation, the regulators themselves are confident in the recent legislation.

"We want to have market discipline," Federal Reserve Chairman Ben Bernanke said before Congress in September. "We want firms to know that they can fail and keep them from taking excessive risks."

Write to Jon Prior.

Monday, October 25th, 2010

Distressed home sales took up 47.5% of the total home purchases in September, up from 45.7% in August and 44.8% a year ago, according to a survey of more than 3,000 real estate agents.

Campbell Surveys and Inside Mortgage Finance tapped a network of agents across the country to determine home sales and mortgage patterns. In September, distressed properties, or those sold that have been foreclosed on or in the foreclosure process, were taking more and more of the market share as first-time homebuyer activity continues to slow.

And banks are unloading more damaged REO properties. The sales of these homes increased from 13.6% of the market in August to 14.7% in September, one of the sharpest jumps this year.

But with the recent foreclosure problems in major banks and servicers, delays will begin to push the amount of REO inventory down. Bank of America (BAC: 7.29 -0.14%), Ally Financial (GJM: 22.57 0.00%) and JPMorgan Chase (JPM: 37.21 -0.75%) halted sales in a majority of the country, putting more pain on real estate agents, who are still struggling without the homebuyer tax credit.

For 2009 and into 2010, the amount of first-time homebuyers and REO levels were parallel, but since the tax credit expired in April, this demand has dropped from as high as 42.4% in June to 34.4% in September.

Without the government-induced demand, the housing recovery has been put on hold, according to Thomas Popik, research director for Campbell.

"Current homeowners sell a home when they buy a home, resulting in no net take-up. Likewise, many investors buy, rehab and sell, providing no take-up," Popik said. "In contrast, first-time homebuyers absorb excess housing stock. However, in recent months, they have been able to play this role less frequently because of restricted financing."

Write to Jon Prior.

Monday, October 25th, 2010

[Update 1: clarifies CRE Finance Council independence]

The Mortgage Bankers Association elected Michael Berman as its next chairman and added two other 2011 board members at its 97th annual convention in Atlanta Monday.

Besides Berman, the MBA also named Michael Young chairman-elect and Debra Still as vice chairman.

Berman is president and CEO of CWCapital, a commercial real estate finance and investment management company based in Needham, Mass. CWCapital is a subsidiary of CWFinancial Services, where Berman serves as a member on the board. He also serves on the Commercial Real Estate Finance Council and the Commercial/Multifamily board.

As chairman, Berman's top priority will be to continue MBA's role in redesigning the government sponsored enterprises, Fannie Mae and Freddie Mac.

"I am honored to serve our industry as MBA's 2011 chairman," Berman said. "MBA will continue to lead the battle to restructure GSEs with private capital and a new, clearly defined, but limited government role in guaranteeing mortgage-backed securities."

Chairman-elect Young is chairman of the board of Cenlar FSB, a Ewing, N.J.- based wholesale bank that focuses on subservicing. He sits on the MBA's Council on Ensuring Mortgage Liquidity, a task force of MBA members created to examine policy options and issue recommendations for the future of the secondary mortgage market. Young also serves on MBA's board of directors, residential board of governors (RESBOG) and a strategic planning committee.

Still is president and CEO of Pulte Mortgage, the mortgage lending arm of Pulte homebuilders in Englewood, Colo., and has served on many MBA boards.

Write to Christine Ricciardi.

Monday, October 25th, 2010

Sales of existing homes rose 10% in September, beating analyst estimates and adding on to gains from the prior month.

The National Association of Realtors said seasonally adjusted sale rose to 4.53 million in September from a downwardly revised 4.12 million in August. The rate continues to move away from the 3.83 million reported in July, which was the lowest level recorded since NAR began publishing the report in 1999.

Economists polled by Econoday were expecting September sales to rise to 4.3 million, with a range of estimates between 4.21 million and 4.6 million. A Briefing.com survey projected sales of 4.2 million last month.

Existing sales still remain 19.1%  below the 5.6 million for the year-ago September, when demand increased in advance of the initial deadline for the homebuyer tax credit last November, according to NAR.

"A housing recovery is taking place but will be choppy at times depending on the duration and impact of a foreclosure moratorium," NAR Chief Economist Lawrence Yun said. "But the overall direction should be a gradual rising trend in home sales with buyers responding to historically low mortgage interest rates and very favorable affordability conditions."

Freddie Mac recently reported the average rate on a 30-year, fixed-rate mortgage climbed for the first time in more than a month to 4.21% for the week ended Oct. 21. For the previous week, the average rate on a 30-year fell to the lowest level since 1951. A year ago, the average was 5%.

For all of September, the average rate for a 30-fixed mortgage fell to the lowest level since 1971 at 4.35%, according to Freddie Mac.

NAR, which measures the completed transactions of single-family, townhomes, condos and co-ops, said the median price for all housing types was $171,700 in September, down 2.4% from a year earlier.

Distressed sales accounted for 35% of sales last month, up slightly from 34% in August and 29% a year earlier.

Write to Jason Philyaw.

Monday, October 25th, 2010

Federal banking agencies are conducting an in-depth review of practices at the nation's largest mortgage servicing operations as a result of reported irregularities in foreclosure practices, Federal Reserve Chairman Ben Bernanke said Monday.

Preliminary results are expected next month.

"We are looking intensively at the firms' policies, procedures and internal controls related to foreclosures and seeking to determine whether systematic weaknesses are leading to improper foreclosures, the Fed chairman said.

Bernanke spoke at a two-day joint housing and mortgage symposium sponsored by the Federal Reserve System and the Federal Deposit Insurance Corp. that began Monday morning in Washington, D.C.

"Federal Reserve staff members and their counterparts at other federal agencies are evaluating the potential effects of these problems on the real estate market and financial institutions."

Homeownership, Bernanke said, has always been important to Americans, and government policies have promoted it. But homeownership "is only good for families and communities if it can be sustained. Home purchases that are very highly leveraged or unaffordable subject the borrower and lender to a great deal of risk."

Dubious underwriting and questionable mortgage products earlier this decade contributed to the current foreclosure crisis and to problems in the broader financial markets, he said. Some 20% of borrowers are now underwater on their mortgages, and another 33% have equity cushions of less than 10%, a risk if housing prices continue to slide.

The regional Federal Reserve banks have been working to help homeowners via community events, online resource centers and policy and data research, Bernanke said.

"The Fed is particularly well suited to such an effort," he said. "Our community development experts are working on the ground to promote fair and equal access to banking services and improve communities."

Write to Kerry Curry.



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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