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Archive for May, 2011

Friday, May 27th, 2011

Fannie Mae notified its mortgage servicers this week to begin evaluating borrowers for imminent default not just for the Home Affordable Modification Program but for any initiative.

Borrowers who do not qualify for HAMP and are less than 60-days delinquent on their mortgage must be evaluated for imminent default if they request a modification. If the servicer determines the borrower has less than $25,000 in cash reserves, the servicer must submit the loan to Freddie Mac's imminent default indicator, which evaluates the borrower's financial characteristics, such as credit score and property valuation, to determine if a default is likely.

If the test comes back negative, the borrower must provide documentation showing a specific hardship such as the death of a borrower or co-borrower, a prolonged illness or a divorce.

Both Fannie and Freddie completed 119,000 modifications in the fourth quarter, according to the latest report from their regulator, the Federal Housing Finance Agency. Roughly 20% of those were HAMP permanent modifications. Expanding the evaluation for imminent default to this larger percentage of non-HAMP workouts could boost numbers, as total modifications on Fannie and Freddie loans dropped 18% from the previous quarter.

When modification options failed, Fannie and Freddie conducted roughly 27,000 short sales and deeds-in-lieu of foreclosure in the fourth quarter.

A recent study from CoreLogic (CLGX: 14.56 +0.62%) showed the risk of losses from these transactions due to fraud. Fannie released new guidance for servicers to mitigate some of the same risks highlighted in the report.

Fannie will require servicers to obtain either a broker price opinion or an appraisal from an approved network of providers before completing a short sale or deed-in-lieu of foreclosure.

According to the new guidance, servicers have until July 15 to comply. The list of providers, much like Fannie's attorney network, will be updated from time to time.

Servicers cannot request more than 75% of its BPOs or appraisals from one provider, and it must wait at least 120 days after the original order for gathering an updated value.

Write to Jon Prior.

Follow him on Twitter @JonAPrior.

Friday, May 27th, 2011

U.S. banks and state attorneys general, seeking to avoid $17 billion in court claims over faulty foreclosures, are discussing a settlement framework that may let firms choose from a menu of options for helping borrowers, two people briefed on the talks said.

Under the proposal, Bank of America Corp. (BAC), Wells Fargo & Co. (WFC), JPMorgan Chase & Co. (JPM), Citigroup Inc. (C) and Ally Financial Inc. would pay penalties and pledge billions of dollars in relief to home buyers, one of the people said, asking not to be named because the talks are private. Firms may fulfill obligations to borrowers over time, choosing among options such as reducing loan principal, cutting fees or paying moving costs, the people said.

Friday, May 27th, 2011

The proposed risk-retention rule within the Dodd-Frank Act, which would require creditors to hold a 5% stake in loans that are securitized, could seriously impede mortgage insurers ability to rebuild their capital with new business, according to Standard & Poor's.

Analysts said the rule would exempt loans that are classified as qualified residential mortgages and loans guaranteed by the Fannie Mae, Freddie Mac, the Federal Housing Administration and the Veterans Administration.

"QRMs are defined narrowly. They require a minimum 20% down payment, which would cut into private mortgage insurers' business," Standard & Poor's credit analyst Ron Joas said. "In addition, as the QRM definition is currently written, mortgage insurance is not included as a credit enhancement. Absent the GSE exemption, this would significantly limit the loans on which MIs could write mortgage insurance."

At the same time, Joas says the GSE exemption offers one avenue for mortgage insurers to write new business, but that alternative could end with the fate of GSEs remaining uncertain.

"Assuming the GSEs would be put into runoff as under the Treasury proposal, the GSE exemption would become increasingly less meaningful regardless of the level of the required down payment," Joas said. "This could greatly diminish the market size for private mortgage insurance, hurting MIs' business profiles and competitive positions."

S&P did see one silver lining in the QRM proposal. It "would likely improve the credit quality of the mortgage insurers' insured portfolios over the longer term," Joas said.

Write to Kerri Panchuk.

Thursday, May 26th, 2011

More than three-fourths of housing counselors responding to a survey conducted by the Government Accountability Office said borrowers hold a "negative" or "very negative" experience with the Home Affordable Modification Program.

The GAO received 500 responses to its October 2010 survey of roughly 130 housing agencies regarding HAMP. Nearly 400 responded to the question about how the borrowers they worked with felt about the program. Only 9% of the counselors said borrowers had a "positive" experience, according to the GAO report released Thursday.

The Treasury Department expressed concern in the GAO report about the lag time between the survey and current HAMP performance, but admitted some of the problems counselors brought to light still linger.

Nearly of half of the counselors who wrote to the GAO said they were receiving "inconsistent or confusing information" when dealing with a different representative each time they called.

The Treasury established a rule in May requiring servicers to establish a single point of contact for borrowers working through HAMP and proprietary modification programs and foreclosure.

But other problems in the program persist.

Lengthy timelines

Nearly one-third of the counselors complained of the lengthy decisionmaking process. According to HAMP guidelines, mortgage servicers must notify borrowers if they have been approved for a trial modification within 30 days of receiving the complete HAMP application package.

More than 86% of the counselors said it usually took four months or longer. Almost half reported timelines longer than seven months.

Nearly three-fourths of the counselors said servicers lost documentation. The GAO adds that participating homeowners often report a lack of disclosure by the mortgage servicer on the HAMP process.

Miscalculations

When the GAO conducted the survey, roughly 974,000 borrowers had been denied a HAMP trial. That number has since risen to 1.3 million as of February.

The main reason why borrowers are rejected is because their mortgage payments already are less than 31% of their monthly income. More than half of the counselors said these borrowers were denied these modifications because servicers allegedly miscalculated the borrowers' gross monthly income.

Counselors said servicers miscalculated self-employment income, used the income of one or more nonborrowers – not a cosigner – in the calculation, and also included temporary income from unemployment or other benefit programs.

More than half of the counselors said servicers even miscalculated the usually straightforward annual incomes.

Solutions

The Treasury has made some changes since the survey was conducted. Along with the single-point-of-contact rule, officials established a new escalation program in February to give borrowers who were denied a modification a chance to contest the servicer's decision.

In May, the Treasury set up an online calculator to provide borrowers and counselors an idea of whether a modification or foreclosure is more valuable to the investor.

The Treasury is developing and will release compliance evaluation for the top-10 servicers in the program. But smaller mortgage servicers may need more inspections, too. On Thursday, Litton Loan Servicing, which is owned by Goldman Sachs (GS: 109.79 +1.13%), came under investigation from the Federal Reserve Bank of New York for allegedly "sweeping" quickly through modification decisions in order to work through the backlog.

A Treasury spokesperson said compliance teams already in place will continue to cooperate with bank regulators looking into Troubled Asset Relief Programs such as HAMP.

Still, counselors participating in the GAO survey said they wanted more. Roughly 60% said the Treasury should enforce sanctions against servicers who don't perform well under the program. In June 2010, the GAO said the Treasury had not clarified the consequences of noncompliance.

"Treasury told us that it had asked mortgage servicers to rectify issues associated with noncompliance and in some cases had withheld financial incentives but had not yet finalized consequences for noncompliance," according to the report released Thursday.

Write to Jon Prior.

Follow him on Twitter @JonAPrior.

Thursday, May 26th, 2011

Bank of America (BAC: 7.22 -1.10%) and Saxon Mortgage will pay more than $22 million to resolve allegations that they wrongfully foreclosed on active duty military servicemembers, the Department of Justice said Thursday.

Under the BofA settlement, BofA subsidiary BAC Home Loans Servicing, formerly Countrywide Home Loans Servicing, will pay $20 million to resolve a lawsuit alleging that Countrywide foreclosed on approximately 160 servicemembers between January 2006 and May 2009 without court orders and in violation of the Servicemembers Civil Relief Act.

Countrywide also agreed to pay any servicemember wrongfully foreclosed in the period from June 2009 through 2010. The DOJ alleged that Countrywide did not consistently check the military status of borrowers on whom it foreclosed through at least May 31, 2009.

Saxon Mortgage Services, a subsidiary of Morgan Stanley (MS: 18.0401 -0.61%), will pay $2.35 million to resolve a lawsuit alleging that Saxon foreclosed on approximately 17 servicemembers between January 2006 and June 2009 without court orders. The DOJ made public its investigation in March.

Saxon agreed to pay any servicemember wrongfully foreclosed in the period from July 2009 through 2010. The DOJ also alleged that Saxon failed to consistently or accurately check the military status of borrowers on whom it foreclosed through at least June 30, 2009.

"With the numerous sacrifices our servicemembers make while they are serving our country, the last thing they need to worry about is whether or not their families will be forced from their homes," said James T. Jacks, U.S. Attorney for the Northern District of Texas, where the Saxon case was filed. "These lenders’ callous disregard for the SCRA, a law which was designed to insulate these patriots from unlawful foreclosures."

Both companies will set up settlement funds to compensate servicemembers.

Several mortgage lenders have already come under scrutiny for ill-treating military families. In January, JPMorgan Chase (JPM: 37.24 -0.67%) admitted to overcharging roughly 4,000 troops on their mortgage and improperly foreclosing on 14 of those families. Earlier this year, firm began offering a variety of mortgage assistance programs for military personnel and pledged not to foreclose on any service member on active duty.

BofA also introduced programs recently that offer mortgage assistance to American military servicemembers beyond active duty.

Wells Fargo (WFC: 29.35 +1.03%) said it was refunding about $10 million to veterans to settle a class-action lawsuit that alleged the bank overcharged on most closing costs associated with title services. The settlement funds, announced in February, will be disbursed between roughly 60,000 veterans who refinanced between Jan. 20, 2004 and Oct. 7, 2010.

Write to Kerry Curry.

Thursday, May 26th, 2011

[Update 1: Procedural maneuver to thwart recess appointment]

Republicans in the U.S. Senate thwarted an at-recess appointment of consumer advocate Elizabeth Warren  by deciding not to adjourn for recess.

Up until Thursday, suspicions were high that Elizabeth Warren could be named director of the Consumer Financial Protection Bureau while the Senate headed into recess for the holiday and for the period extending until June 5.

Instead, Senate Republicans decided not to adjourn and enacted a procedural move by calling a pro forma session in which at least a few Senate members will attend every day to prevent the legislative body from going into a full recess. The move is essentially a block of an at-recess appointment of Warren.

When it comes to Warren, the nation and the financial sector are clearly divided, with no middle ground in sight.

This harsh divide played itself out during a House subcommittee hearing on the CFPB Tuesday. While testifying, Warren received a tough grilling from Republican Patrick McHenry, (R-N.C.) The uncomfortable exchange — which focused mostly on Warren's departure time from the hearing — sparked outrage among Warren supporters, prompting organizations like Progressive Change Campaign Committee to launch online petitions, asking the president to make a recess appointment of Warren.

By Thursday afternoon, 151,000 people had signed the online petition, meeting 86% of the organization's 175,000 goal.

Legal analysts say watching the contentious hearing may explain why Warren supporters are pushing for the president to appoint a director without a Senate hearing.

"I think what happened was pretty rare for a member of Congress to accuse someone who is serving the public of lying," said Jim Hawkins, a University of Houston law professor, who has studied the new federal bureau. And the fact that a subcommittee hearing became so contentious was telling. "If you think about it, that was just a subcommittee hearing. It wasn't the full Senate or legislative body."

Warren is equally feared by businesses, banks and even academics who have studied the issue with a consumer perspective. As the top cop of the mortgage finance space, she will have unprecedented power as the agency fleshes out rules outlined to address lending and consumer credit practices in Dodd-Frank.

During a recent House subcommittee hearing on the CFPB, law professor David Evans with the University of Chicago Law School outlined a research report compiled by him and George Mason University Law professor Joshua Wright that raised concerns about the bureau's effects on borrowers.

In his testimony, Evans warned that "the CFPB could make it harder and more expensive for consumers to borrow money. And for small businesses who often rely on credit cards and other consumer lending products."

He added, "Just because someone puts the words 'consumer protection' in the title of an administrative agency doesn’t mean that’s what it will do."

In a previous HousingWire story, Houston's Jim Hawkins said the financial industry still felt somewhat in the dark about the CFPB and its role.

"I think there are a lot of open issues about what the Consumer Financial Protection Act means," Hawkins said. "The CFPB has been granted three powers to deal with unfair, deceptive and abusive conduct. But 'unfair' and 'deceptive' are concepts included in other laws written by federal agencies. But there are not many laws allowing regulators to stop abusive conduct. We don't know from the statute what  'abusive conduct' means, so the director will really shape how effective the bureau is in response to the abusiveness prong."

At the same time, Hawkins said, "Any answer would be vague (at this point). The abusive standard (in the act) will have to be fleshed out in a hundred different scenarios, and it's hard to figure it out without seeing what the bureau actually does."

What is clear is that the CFPB and the debate over the director role are new and, therefore, subject to suspicion.

"I think what is unique and what is creating the controversy is that there will finally be an agency with the singular purpose of protecting consumers that doesn't have to worry about safety or soundness or other concerns," Hawkins explained.  "I guess the other thing that seemed clear is that there is a definite agenda. The theoretical articles written before the CFPB was created had scenarios of what Warren considered abusive acts, so it will hit the ground running."

Write to Kerri Panchuk.

Thursday, May 26th, 2011

Home sales in March failed to deliver the same growth spurt that usually defines the onset of the spring-selling season, analytics firm Radar Logic said Thursday when releasing its latest RPX Composite transaction data.

In March, the seasonal uptick in home sales was smaller than usual, with the RPX composite transaction count rising 11.5%, compared to the average 16.5% growth-spurt experienced in the month of March during the course of the past decade.

"On the whole, the 2011 home-buying season has gotten off to a slow start relative to past years," Radar Logic said in its report.  "But sales of foreclosed homes have scarcely missed a beat, thanks to investors bearing cash."

Even though spring sales are not living up to their usual promise, Radar Logic says investors are "still very active" and are outpacing ordinary buyers who are waiting it out on the sidelines. Radar Logic said investors are going after foreclosed homes, benefiting from prices that are on average 39% lower than regular properties.

At the same time, Radar Logic says investors largely ignored the rest of the market as ordinary sellers have not yet lowered their prices to levels at which investors feel confident they can make an adequate return on their investment.

As for why ordinary buyers are not jumping in to take advantage of low prices, Radar Logic blames widespread negative equity, which is causing current homeowners to stay in place rather than losing money on their current homes.

Radar Logic also noted that aside from FHA loans, lenders are now asking buyers to put extensive down payments down on homes, which is chasing off buyers who are afraid of investing capital in a market where prices are volatile and subject to declines.

The RPX composite price grew a slight 0.5% in March, hitting $179.78 per square foot. That is significantly lower than the average 1.5% increase experienced in the month of March during the past decade, excluding the years 2008 and 2009.

Home prices nationwide reached a seasonal trough in February, after falling to the lowest level since March 2003.

A decline in home prices is attributed to an influx of foreclosure sales, which are dampening market prices.

Write to Kerri Panchuk.

Thursday, May 26th, 2011

The Securities and Exchange Commission created a new program that could result in significant payments to corporate whistle-blowers.

In a 3-2 vote, the SEC finalized plans for a fiercely debated mandate included in the sweeping financial reforms of the Dodd-Frank Act.

The federal regulator said the whistle-blower program is intended "to reward individuals who act early to expose violations and who provide significant evidence that helps the SEC bring successful cases."

"For an agency with limited resources like the SEC, it is critical to be able to leverage the resources of people who may have first-hand information about violations of the securities laws," SEC Chairman Mary Schapiro said. "While the SEC has a history of receiving a high volume of tips and complaints, the quality of the tips we have received has been better since Dodd-Frank became law. We expect this trend to continue, and these final rules map out simplified and transparent procedures for whistle-blowers to provide us critical information."

A whistle-blower must voluntarily provide the SEC with original information that leads to successful enforcement in which the agency receives sanctions of more than $1 million.

Prior to Dodd-Frank, a monetary award for whistle-blowers was limited to insider-trading cases and capped at 10% of penalties collected. The new program expands eligibility and boosts awards to potentially 30% of penalties.

The new rules are effective 60 days after submitted to Congress or published in the Federal Register.

Last fall, the SEC set aside $452 million for anticipated claims resulting from the whistle-blower program.

Many companies worry the program will spur employees to circumvent internal policies and procedures.

"There is little doubt the new whistle-blower program will result in increased SEC enforcement activity," Jordan Eth, Randall Fons and Justin Hoogs of Morrison Foerster wrote in a note to clients.

"But it is likely that the program, especially as now structured, will also cause an uptick in tips and complaints being provided to companies' internal compliance programs and hot lines," according to the lawyers.

Rather than suffer through an often long and difficult SEC investigation, the lawyers advise companies to update compliance and ethics programs to "identify, investigate and handle possible misconduct quickly and effectively."

Companies also need to "reinforce the message to employees that adherence to the securities laws is a consistent and core value, and that concerns will be taken seriously,"  the Morrison Foerster lawyers said. "Understanding how to deal with whistle-blowers and the concerns they raise can minimize the disruption and expense that begins when the SEC enforcement division comes calling."

Ira Hammerman, senior managing director and general counsel at the Securities Industry and Financial Markets Association, said the trade association now wants the Commodities Futures Trade Commission to revise its proposed rule to  align  with the SEC’s final rules, "to ensure regulatory consistency and clarity."

"We applaud the SEC for taking a constructive and thoughtful approach to these rules," Hammerman said.  "We appreciate the SEC’s willingness to work with the industry and make important and necessary changes to the internal reporting provisions and the provisions on who can collect monetary awards."

In early May, a House subcommittee heard testimony about the issue, and Rep. Michael Grimm (R-N.Y.) has introduced a bill, seeking to amend Dodd-Frank and require employees to make an initial report to the employer before going to the SEC.

Write to Jason Philyaw.

Thursday, May 26th, 2011

Four senators are preparing a letter to top lawmakers requesting to restore Department of Housing and Urban Development funding for approved counselors in 2012.

During the 2011 budget negotiations, lawmakers agreed to cut all $87.5 million HUD used to fund nonprofit housing counseling groups. Republicans, intent on slashing the federal budget, said the government could no longer afford such subsidies. HUD said the cuts would be "painful" for a housing market still searching for a recovery.

But Sens. Robert Menendez (D-N.J.), Olympia Snowe (R-N.J.), Jay Rockefeller (D-W.Va.) and Daniel Akaka (D-Hawaii) are circulating a letter among other lawmakers wanting to restore funding to the 2010 levels.

A spokesperson in the office of one of the senators said they are planning to send the letter to Sens. Patty Murray (D-Wash.) and Susan Collins (R-Maine). Murray chairs the appropriations subcommittee on transportation, HUD and related agencies, and Collins is the ranking member.

A recent study from the Mortgage Bankers Association showed little is known about the direct impact these counseling programs have, however, data show a substantial amount of homeowners who received counseling during the loss-mitigation process did not redefault.

Another study from the Homeownership Preservation Foundation, a nonprofit aimed at helping distressed homeowners, showed scams continue to target minority communities. Specifically, according to CEO Colleen Hernandez, fraud designed around modification programs.

Despite a recent rule from the Federal Trade Commission, private companies continue to charge upfront fees for modifications, averaging more than $2,500. Cutting HUD funding for housing counselors would only exacerbate the problem, Hernandez said.

"Being scammed out of thousands of dollars is often a knockout punch for already distressed homeowners," she said. "Reducing funding for counseling would be tantamount to giving foreclosure rescue scam artists a major subsidy as they will be able to operate virtually unfettered."

Write to Jon Prior.

Follow him on Twitter @JonAPrior.

Thursday, May 26th, 2011

U.S. regulators soon may extend their reach overseas and impose restrictions on foreign governments engaging in some financial transactions in the U.S.

Foreign central banks, sovereign-wealth funds and international organizations like the World Bank could be subject to U.S. rules intended to reduce risk in the financial system. As part of last year's financial-regulatory overhaul, regulators gained power to scrutinize and regulate market participants engaging in swap transactions, including those backed by foreign governments.

Swaps are a type of derivative used to hedge risk and essentially are agreements between two parties for payments pegged to the performance of stocks, bonds, commodities or indexes. The proposed regulations would require foreign entities to conduct swaps trades on an exchange, potentially post margin and hold enough capital to absorb losses if the trade goes sour.



Origination/Lending
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Secondary Markets/Investors
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