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Archive for November, 2011

Friday, November 11th, 2011

Homebuilder D.R. Horton Inc. (DHI: 14.17 +0.35%), returned to a profit in its fiscal fourth quarter and reported its second consecutive yearly profit as housing metrics improved slightly and it kept a tight lid on overhead.

Fort Worth, Texas-based D.R. Horton reported income of $35.7 million, or 11 cents a share, for the three months ended Sept. 30. The quarterly results included $12.8 million in pretax charges for inventory impairments and land option cost write-offs.

First Call's earnings consensus for 4Q was 14 cents.

In the year-ago period, it reported a net loss of $8.9 million, or 3 cents a share, which included $30.8 million in pre-tax charges for inventory impairments and land option cost write-offs.

Homebuilding revenue for the fourth quarter was up slightly to $1.1 billion, compared to $925.7 million in the same quarter of fiscal 2010. The builder closed on 4,987 homes during the quarter, up from 4,281 a year earlier.

For the full year, D.R. Horton earned $71.8 million, or 23 cents a share, missing First Call's estimate of 26 cents. Year-end results included $45.4 million in pre-tax charges for inventory impairments and land option cost write-offs and a tax benefit of $59.7 million.

For full-year 2010, net income was $245.1 million, or 77 cents a share, which included $64.7 million in pre-tax charges for inventory impairments and land option cost write-offs and a tax benefit of $145.6 million.

Homebuilding revenue for the year was $3.5 billion, compared to $4.3 billion for fiscal 2010. Homes closed for the year totaled 16,695 homes, compared to 20,875 homes in 2010.

Sales orders were were up for the quarter. The builder had 4,241 sales orders valued at $927.6 million at the end of the fourth quarter, compared to 3,979 homes valued at $817.5 million in the same quarter of 2010. The cancellation rate was 29%.

For the full year, it had sales orders of 17,421 homes ($3.7 billion), compared to 19,375 homes ($4 billion) last year.

"Our strategy to open new communities for first-time and move-up buyers, improve gross margins, adjust our overhead and reduce interest expense led to our second consecutive year of profitability, despite continued challenging market conditions," said Donald Horton, chairman of the board.

Positive sales comparisons in its third and fourth quarters contributed to an 18% increase the builder's sales order backlog, positioning it for a stronger start to fiscal 2012, Horton said. It had a backlog of 4,854 homes at Sept. 11

Write to Kerry Curry.

Follow her on Twitter @communicatorKLC.

Friday, November 11th, 2011

Concerns are rising that the Federal Housing Administration could run out money if the economy doesn't recover soon, raising the risk the agency would seek a taxpayer bailout for the first time in its 77-year history.

Since the mortgage crisis erupted five years ago, the FHA has played a critical role in housing finance as private lenders retreated. It backs about a third of all new mortgages originated for home purchases, up from around 5% in 2006.

Thursday, November 10th, 2011

The estimated cost of Troubled Asset Relief Program transactions through the third quarter increased to $28 billion, the Government Accountability Office said Thursday.

The GAO raised its estimate from $18.5 billion in January for all transactions that took place through the third quarter of 2010.

From 2008 through Oct. 3, 2010, the Treasury Department invested $245 billion in banks and $80 billion into the auto industry.

The $28 billion cost through the third quarter does not include the committed $29 billion to housing initiatives, such as the Home Affordable Modification Program. It has so far actually spent $2.8 billion through the housing programs.

The increase in TARP costs from last year, according to the GAO, is due to declines in the value of investments the Treasury still has in Ally Financial (GJM: 22.43 -0.62%), General Motors (GM: 24.28 -1.78%) and American International Group (AIG: 25.09 -0.20%).

As of the third quarter, the Treasury still had $122.4 billion in outstanding direct loans and equity investments under TARP, valued at roughly $80 billion.

Write to Jon Prior.

Follow him on Twitter @JonAPrior.

Thursday, November 10th, 2011

Three mortgage servicers agreed with the New York Department of Financial Services to make procedural changes similar to those of the consent orders signed by much larger institutions earlier in the year.

The latest to adopt the changes are Saxon Mortgage Services, which was recently purchased by Ocwen Financial Corp. (OCN: 13.805 +0.40%); American Home Mortgage Servicing; and Vericrest Financial.

They are the same as the agreement Goldman Sachs (GS: 110.191 +1.50%) signed with the department over Litton Loan Servicing, which was also sold to Ocwen.

In April, federal regulators signed consent orders with the 14 largest servicers, requiring the same guidelines.

Benjamin Lawsky, the New York superintendent of financial services, said the agreements will keep unlawful practices that surfaced in the industry last year from occurring again.

The servicers agreed to end robo-signing, or signing affidavits en masse without reviewing the loan file.

The servicers also agreed to correct weak oversight of foreclosure documents and to end the practice of foreclosing on a borrower while he or she is being evaluated for a modification. A single point of contact will be provided to borrowers throughout the delinquency and foreclosure process.

For any borrower wrongfully foreclosed upon, the servicers will return the equity in the home or, if it was already sold, cut a check to the borrower.

New standards will be installed to prevent duplicating late fees. The mortgage servicers also agreed to put better oversight in place for third-party vendors and attorneys.

"Today's agreements are an important step forward in cleaning up some of the mortgage industry's most troubling practices," Lawsky said. "These new reforms are now spreading out into the industry at a time when homeowners truly need relief in the wake of the financial crisis. We will continue to do everything we can to make these reforms the norm in the servicing industry."

Write to Jon Prior.

Follow him on Twitter @JonAPrior.

Thursday, November 10th, 2011

Global bank HSBC Holdings (HBC: 42.554 +0.89%) remains one of the strongest banks in the world, but continues to reel from its purchase of subprime lender Household International back in 2003, a report from Gimme Credit analyst Kathleen Shanley said Thursday.

Still, Shanley said HSBC remains generally solid with a 10.6% core tier 1 capital ratio and a before-tax profit of $7.2 billion in the third quarter of 2011, compared to $3.6 billion last year, based on the bank's interim financial results.

HSBC purchased subprime lender Household International for $14 billion eight years ago and later called the deal an "acquisition we wish we had not undertaken," Gimme Credit said Thursday.

Analyst Kathleen Shanley said HSBC put its subprime business in run-off mode more than two years ago. Since then, the HSBC Finance portfolio, the subprime segment of the business, has watched its total assets fall from $77 billion at the end of 2010 to $61 billion in September.

Still, HSBC recorded a $700 million increase in impairment losses for the third quarter because of runoff assets in North America, Shanley reported. The Gimme Credit report blames the performance of the runoff portfolio on foreclosure delays.

Shanley noted that HSBC acknowledged on a conference call that "foreclosures are taking longer, in part because of the foreclosure moratoriums."

Write to Kerri Panchuk.

Thursday, November 10th, 2011

Market pandemonium and concerns about the economy alarmed potential Manhattan condominium buyers in August, causing both condo prices and sales in the area to drop briskly throughout the month.

Real estate data provider Radar Logic RPX Manhattan Neighborhoods report released Thursday shows condo prices falling 5.3% from July to August, more than offsetting the gains achieved over the preceding year. On a year-to-year basis, the condominium prices have fallen nearly 1%.

Sales of condos in Manhattan fell a dramatic 14.6%.

"A rapid decline in sales and transactions is not unusual in the second half of the year but the declines this August were unusually severe," Radar Logic reported.

The monthly decline in Manhattan condo prices in August was the largest decline for that month since the beginning of Radar Logic’s data in 2000.

And the monthly decline in the number of sales was the largest for the month of August since 2007, and in terms of percentage terms was the largest on record.

'Turbulence in the stock market and the prospect of another recession likely caused many would-be condo buyers to delay their purchases, contributing to the rapid August-over-July decline in condominium closings," the RPX report states.

"Stock prices fell off a cliff in the beginning of August, as investors expressed serious concerns over the U.S. economy and the European debt crises," the report adds. "The Dow Jones Industrial Average fell nearly 11% between July 29 and Aug. 19."

Condo prices declined on a month-to-month basis in five of the eight Manhattan neighborhood tracked by Radar Logic, with the largest decline in the East Village/Lower East Side (-32.4%), followed by the Upper East Side (-19.7%), Soho/Tribeca (-6.6%), the Financial District (-2.9%) and the Upper West Side (-0.2%).

Condo sales suffered on a month-to-month basis in six neighborhoods in August, with the largest declines on both an absolute and percentage basis occurring in the Upper East Side (-35.4%) and Chelsea/West Village (-25.5%).

Write to Justin T. Hilley.

Follow him on Twitter @JustinHilley.

Thursday, November 10th, 2011

Sen. Bob Corker, R-Tenn., hopes to create a new mortgage registration system to streamline the transfer of mortgages nationally.

Corker said the registry would function similar to the Mortgage Electronic Registration Systems by creating a single, nationally recognized system for the transfer of loans.

Corker included the MERS redux proposal in his Residential Mortgage Market Privatization and Standardization Act, a bill introduced this week to outline the mortgage finance market's transition from dominance by government-sponsored enterprises to a privatized system.

The bill sets benchmarks for winding down the government-sponsored enterprises and aims to replace the qualified residential mortgage and risk retention rule with a 5% down-payment and a full mortgage documentation requirement.

In a statement, Corker said the act will reduce the percentage of newly issued mortgage-backed securities by Fannie Mae and Freddie Mac every year for a decade. The plan essentially establishes a 10-year time line for privatizing the entire mortgage market, eventually eliminating the need for Fannie and Freddie.

The Corker plan also aims to establish an industry-financed database for holding and providing performance and origination data on U.S. home mortgages.

In addition, the plan outlines a process for delivering rules and technology to the new "to-be-announced" mortgage market, while  permitting  private investors to acquire any technology, home price indices and mortgage finance systems owned by the GSEs.

To resolve legal issues tied to the securitization of mortgages, the Corker bill also advocates for the creation of a uniform pooling and servicing agreement to create certainty in the securitization process.

Write to Kerri Panchuk.


Thursday, November 10th, 2011

Federal Reserve Chairman Ben Bernanke took the Fed's message off the beaten path Thursday by speaking directly to a group of soldiers at Fort Bliss in El Paso,Texas, on the benefits of financial literacy.

The event captured headlines, with analysts describing Bernanke's visit as eerily similar to a political speech for the Fed as opposed to a typical update on monetary policy. Bernanke's willingness to visit Texas — an area where the Fed has been heavily criticized — comes at a time when the Fed chief is beginning to publicly highlight the need for Congress, or the nation's political branch, to do more to stimulate jobs growth and economic stability.

Bernanke used the opportunity to assure servicemembers that the Fed is doing what it can to get the economy going for average Americans.

He also addressed the European debt crisis, saying it could impact financial markets worldwide. The Fed chair told the crowd a number of countries in Europe cannot meet their debt obligations and the problem lies in the fact that "there is no single fiscal authority that can help them out."

The main purpose of the Bernanke visit was to highlight financial literacy programs that are already active in the military and to assure soldiers that the Fed is already focused on stabilizing the economy for Americans. Bernanke also highlighted the work of the Consumer Financial Protection Bureau, which has a division run by General Petraeus' wife, Holly Petraeus, to protect the financial interests of military members who borrow money.

"Your hometowns may be struggling with foreclosures. You may have had difficulty getting a loan to buy a car or a house. You may have family members who have had trouble finding employment in a tough job market. You may be worried about your own job prospects when the time comes for you to leave the military. So this morning I thought I'd first say a few words about what the Federal Reserve is doing to help strengthen our economy and increase economic opportunity," Bernanke said.

Bernanke, who has come under great criticism  for employing sustained expansionary monetary policies, said Thursday that the "high unemployment rate is why the Federal Reserve is focusing its monetary policy at strengthening the recovery and job creation, including keeping short-term interest rates near zero and longer-term rates, such as mortgage rates, at their lowest levels in decades."

Bernanke told the crowd that the Fed put downward pressure on longer-term interest rates through the purchase of high quality, longer-term securities in the open market. This effort has focused greatly on the purchase of federally backed mortgage securities.

"It is important to understand that this type of activity isn't the same as government spending," Bernanke said. "We will sell the securities back into the market or simply allow them to mature as part of the process of tightening monetary policy when the economy improves. In the meantime, we earn interest on the securities we hold."

The Fed chair said the reserve returned $125 billion in interest earnings to the Treasury last year and the year before.

Write to Kerri Panchuk.

Thursday, November 10th, 2011

Ocwen Financial Corp. (OCN: 13.805 +0.40%) bought the mortgage servicing rights to 82,000 subprime mortgages from JPMorgan Chase (JPM: 37.235 -0.68%) with an unpaid principal balance of $15 billion, according to a Securities and Exchange Commission filing Wednesday.

Ocwen will pay $950 million for the MSRs, of which $625 million the servicing giant will finance. The deal represents MSRs on 2% of the entire JPMorgan mortgage servicing portfolio. The transaction is expected to close Jan. 1, 2012, but it phases of it could close before then.

The Florida-based company is the largest mortgage servicer of subprime loans in the U.S.

Ocwen bought Saxon Mortgage Services from Morgan Stanley (MS: 18.157 +0.04%) in October. In June, it acquired Litton Loan Servicing from Goldman Sachs (GS: 110.191 +1.50%). And in September 2010, Ocwen purchased HomEq Servicing from Barclays Capital (BCS: 14.01 +0.57%).

Including the deal from Chase, the servicing giant has accumulated the servicing rights to $110.8 billion in total unpaid principal balance on subprime loans from the four deals.

During a third-quarter conference call with investors, Ocwen CEO Roger Faris said the company would be going after more servicing rights after the Saxon deal.

Analysts at Sterne Agee estimate the acquisition should show modest growth to the company's earnings per share over the first year and would go up "significantly" from there.

Write to Jon Prior.

Follow him on Twitter @JonAPrior.

Thursday, November 10th, 2011

California expanded its $2 billion program to help homeowners avoid foreclosure to those with second homes as well.

The California Housing Finance Agency established the four Keep Your Home programs using money from the Treasury Department's $7.6 billion Hardest Hit Fund. Before, borrowers were restricted from modifications, unemployment funds, relocation assistance and even principal reductions if they had a second home.

Officials eliminated the exclusion, because they said many homeowners are co-signers on a second home or are underwater on their first property.

Other changes to the programs include allowing borrowers to take advantage of principal reduction offers even if they completed a cash-out refinance in the past, which many Californians did during the boom.

CalHFA also increased the amount of unemployment assistance qualified borrowers would receive and how long they could get it. Out-of-work homeowners can receive up to $3,000 in mortgage and tax assistance per month for up to nine months, an increase from six months before the change.

Borrowers can also get $20,000 through a reinstatement program to use for past-due mortgage payments, up from $15,000.

"This expanded eligibility will allow more families to qualify and receive greater assistance," said Claudia Cappio, Executive Director of the California Housing Finance Agency.

In order to qualify for these programs, the borrower's servicer must participate. CalHFA said nearly 50 mortgage servicers now participate in at least one of the four. But only 11 servicers participate in the principal reduction program that requires the bank to match each dollar the agency removes from the loan.

While Bank of America (BAC: 7.2215 -1.08%) joined the California principal reduction program in July, Fannie Mae and Freddie Mac loans are still excluded.

The California Attorney General Kamala Harris recently called on both companies to provide principal reduction to her constituents.

Write to Jon Prior.

Follow him on Twitter @JonAPrior.



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