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Gretchen Morgenson provides an account of the history of activities under Countrywide Financial management and board of directors. Mozilo was CEO of the company before its activities led to the mortgage financial crisis of 2008. The subsequent wave of foreclosures had a devastating effect on the middle class and the U.S. economy.

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The figures are startling, alarming dangerous whatever you call it. How many homeowners are under water or owe more on their mortgage than their house is worth today in today's depressed market? And how many more will be under water in tomorrow's even more depressed market as unemployment gets worse in 2009, and much worse after that in 2010. Moody's Economy.com's chief econmist mark Zandl has worked out some figures. And he says one in 6 mortgages in America today are under water, that is 16% of 7.5 million households that own homes they live in, or roughly 12 million households. To give some idea of how quickly this is deteriorating while Congress, the Administration and the general public could not reach any agreement or consensus about assisting homeowners avoid foreclosure in steps that cover all homeowners across the USA. The comparable figures were roughly 4% under water in 2006 and 6% in 2007. Thats a huge jump from 6% to 16% and was not expected to be such a steep jump in 2008. And it may be accelerating for 2009. And of the homeowners who took on a mortgage in the last 5 years the figures are startling, 29% are under water according to estimate by real estate Web site Zillow.com, that is one in 3 almost. Which is why absence of government help on a comprehensive scale covering the whole country and all homeowners facing foreclosure remains the one huge gap in the rescue package passed by Congress for $700 billion at Sept end 2008. Why is it dangerous? Because it accelerates the downturn in the economy and exacerbates the problem of toxic mortgage assets on the books of overleveraged banks, as dropping housing prices from higher foreclosures depresses the value of those assets even further. And this creates a vicious circle of lower consumption spending followed by lower production, higher unemployment and leading to lower consumption spending in a repeat cycle leading to higher foreclosures as a consequence of higher unemployment....

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S&P's faulty ratings on U.S. mortgage securities was a critical factor leading to the financial crisis of 2008-2009, and the deep recession that followed in the U.S. Recovery was only made possible by large government stimulus and central bank intervention with monetary easing on a massive scale. The effects are still evident after millions of people lost their homes in foreclosures and widening income inequality. Yet it took about 7 years before S&P accepted responsibility and settled with the Justice Department. Earlier S&P accused the Justice Department of suing the company in retaliation for a downgrade of U.S. government debt in 2011. In the convoluted upside down nature of such lawsuits and protests by defendents, McGraw Hill said that the settlement "contains no findings of violations of law." Yet the government produced 290 million documents in response to discovery requested by S&P. Associate U.S. Attorney General, Stuart Delery, the top negotiator for the government, says "put simply, the department brought this case because S&P committed fraud." Delery says no case in Justice Department history has produced this many documents. The Justice Department cited several instances of breach of duty in a statement signed by both parties. In 2007 an internal group's downgrade recommendation for a large number of mortgage securities was rejected by upper management because of concern S&P would lose business. In another cited instance S&P alters its ratings model for grading complex risky securities in 2004 with the goal of being able to issue grades for "2-3 notch improvements" and resulting "improving of S&P market share." S&P had about $1.9 billion in cash balances in third quarter 2014, say analysts, and the settlement was designed to set the right course but not hurt S&P in carrying out its role of issuing about 95% of ratings globally along with counterparts Moody's and Fitch. Mississippi Attorney General Jim Hood says S&P's responsibility lies in that banks might be expected to do something shady, but credit ratings agencies were the ones the country looked up to to do the right thing and flag this....

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Hilsenrath describes how the Federal Reserve missed the signs of the mortgage financial crisis of 2008, the bubble economy, and how low interest rates and other actions of the Fed to rescue the economy led to a situation which hurt savers. The lack of a serious plan for homeowner rescue as part of the actions by the government further hurt the working and middle class. The rescue also lacked credibility because the banks ended up becoming bigger than they were, and no action was taken in the U.S. which had been pushed by the U.S. in similiar situations overseas- for example on South Korean banks for overborrowing during the 1997 Asian financial crisis.  At the 2014 Boston Fed sponsored conference on Inequality, Fed chairman Janet Yellen described what she called the largest inequality in the U.S. not seen since the 19th century. The average net worth of the lower half of the distribution, said Yellen, of 62 million households, was $11,000, and a quarter of them had zero net worth. These were the shocking statistics that propelled two unlikely outsiders forward- Donald Trump to the Republican nomination for president, and Bernie Sanders who coming close to getting the Democratic nomination settled for a big part of setting the Democratic agenda supported by nominee Clinton in 2016. ...

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OECD released a study that shows losses in mortgage sector in the United States, the amount that banks and companies have to writeoff as losses could reach $300 billion. The study points out that only some of these losses are reflected so far and more will be seen when the mortgage rates reset upwards in May 2008. The study assumption is for a default rate on mortgages of 14% on subprime mortgages. Loans made to borrowers with poor credit amount to $125 billion. When you include losses on loans on Alt-A mortgages given to people with better credit the losses reach $300 billion. Banks are exposed to the subprime mortgage market through securities of housing loans and the writeoffs could be in excess of the actual amount on defaults as the writeoffs may be made in the next 6-12 months even though given time the housing market should stabilize. Over time the OECD sees the situation stabilizing after the worst of the losses are seen in 2008.

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The NYT Editorial on June 2, 2009, says the Obama anti-foreclosure plan is woefully inadequate, and can't stop the wave of foreclosures. The administration's foreclosure plan that went into effect in March 2009, offers upto $75 billion in incentives to lenders to reduce loan payments for homeowners facing foreclosure. Lender participation is largely voluntary under the Obama plan, making it weak. Since March about 100,000 homeowners have been offered a modification according to the Treasury Department. This is a small dent in the plan's intent of preventing 4 million foreclosures. And it continues the Bush administration's apathy and lack of effective action to prevent foreclosures. The Mortgage Bankers Association reported that in the first quarter 2009 5.4 million mortgages were delinquent or facing foreclosure. There are 15.4 million "underwater" homeowners, those who have no equity in their homes, and with average person deeply in credit card and other debt, these people have little to fall back on if they lose their jobs or have a medical crisis. The simple arithmetic of these 15.4 and the 5.4 million, adding upto 20.8 million households, shows that anywhere near a fifth of American households are in deep financial trouble. The same numbers, or another fifth of American households, are approaching foreclosure. Drawing concentric circles of these homeowners inside a circle showing all American households, and seeing these concentric circles increasing in size with every quarter of job losses, one can clearly see why this is the biggest problem facing the economy. Job losses in January 598,000, February 681,000, March 699,000, April 539,000, totalling 2.5 million for Jan-April 2009, and 8.9 million working parttime. The underemployment rate at 15.8%. Till this foreclosure situation exacerbated by rising under employment is addressed, the credit easing and the small recovery thats been managed since December 2009, is like a mirage in the desert. A false sense of comfort. The NYT editorial makes the point that the foreclosures prevention efforts focus entirely on reducing monthly payments. Even here it falls short, in not reducing the payments enough, or programs not big enough in scope to address the millions of homeowners needing help. But an even bigger problem remains unaddressed, says the NYT, and this is not reducing the principal. An effective anti- foreclosure plan has to reduce the principal for the 15.4 million homeowners under water. This as Martin Feldstein has argued repeatedly in the oped pages of the WSJ since early 2008- the homeowners under water or approaching that situation have no incentive to hold onto their homes- has to be addressed by government taking responsibility for loan principal reduction in a carefully designed plan requiring participation of lenders. NYT points out that the mortgage industry has resisted taking this approach, and the Obama plan does not emphasize this important part of an effective plan to reduce foreclosures. By opposing this, the banks with the toxic mortgage assets and the government by going along with this, are shooting themselves in the foot. This makes any recovery at best weak, and more likely a false hope lacking fundamental support, foresight and vision....

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A small rise in interest rates of 1% can add about $7 billion to revenues for Wells Fargo, Bank of America, and JP Morgan Chase banks, according to estimates cited in WSJ. This is because short term loans which predominate today can reprice quickly for banks and rates for depositors at banks do not change much. This is a more reliable source of revenue and one on which the banks have depended for much of the past 100 years. The use of complex instruments and shady instruments such as the mortgages devised in the 2009 mortgage financial crisis did little for banks and instead caused a major financial crisis in the shape of economic depression with income and job losses for families and workers in the US and in the rest of the world. Complexity meant less transparency in this context, more chances of messing up finances, and bad news for America and the world.

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About 680,000 homeowners applied for the Home Affordability Modification Program, or HAMP, and had their loans modified so that their mortgage payments are reduced. This is only one in four of the 2.7 millon homeowners who tried to to join the program. This according to a Wall Street Journal analysis of data released by the Treasury Department. In 2009 the Obama administration launched the program to reverse the rising home foreclosures in the U.S., by reducing the monthly mortgage payments through lower interest rates and extending the term of loans. About $75 billion was estimated as the cost of the program at the time. Only $1 billion of this has been spent by the Obama administration. The program offered payments to 100 mortgage servicers as inducement to complete loan modifications. About half the applicants or 1.3 million were declared ineligible from the beginning, and the program used stricter qualification criteria than loan modification programs offered by individual banks. Applicants were rejected because the necessary paperwork was not submitted or it was lost by the mortgage company- 266,000 falling in this category. An additional 770,000 homeowners who started the program were later disqualified mostly for the paperwork and eligibility problems, with only a small number rejected for failing to make trial payments. Mortgages less than 31% of pretax income were considered affordable and considered ineligible-255,000 were in this category. Over 80% of homeowners in the southern states of Arkansas, Louisiana, Oklahoma, Texas, Alabama, Kentucky, Mississippi, and Tennessee, received no loan modification....

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How brokers could earn a "yield spread premium" which could amount to $8000 on a 400,000 loan, or 2% of the loan amount, i f the borrower's interest rate was an extra 1.25% higher than lender's listed rates. These yield spread premiums encouraged brokers to push borrowers into more expensive loans. A study done for the Wall Streeet Journal has shown that borrowers with credit scores above 620 who would be able to get a conventional loan were a large part of the subprime borrowers since 2000. In 2005 borrowers with such credit scores got 55% of all subprime mortgages, with this rising higher to 61% in 2006. In 2000 that figure was 41% according to this study. A sizable number of people with top notch credit signed up for expensive subprime loans. The analysis looked at $2.5 trillion mortgage loans since 2000. The study was done by a San Francisco research firm, First American LoanPerformance.

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Research shows that when a home's value falls below 75% of the amount owed on the mortgage, the homeowner thinks hard about walking away even if he has the money to keep paying, as it does not make economic sense to keep paying. By 3rd quarter 2009 4.5 million Americans reached this point and by June 2010 it is estimated by Corel Logic, a real estate firm, that 5.1 million will reach the 75% point- or 10% of all mortgages. Homeowners who made the mistake of buying as the market was cresting are seriously considering walking away and bank's reluctance to reduce the payments is for them the last straw. The Obama administration hasn't helped as this comment by assistant Treasury secretary for financial institutions, Michael Barr, shows. He discounts the idea that many people will walk away from their homes, saying that the overwhelming number will stay in their homes. Consultants at Oliver Wyman show from their research that at least 17% walked away from their homes even though they could make payments in 2008, or 588,000 people, and this was before the full impact of the global financial crisis. These numbers could be much higher in today's depressed market....

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This WSJ editorial gives a different grade to Ben Bernanke than a recent article by economist Austin Goolsbee. It says Bernanke gets low marks for keeping interest rates low during 2003-2004 to fight the effects of the dot-com bubble collapse as advocated by Paul Krugman. He also gets low marks for not detecting the 2008 mortgage collapse early. Once the crisis started Bernanke gets high marks for taking action in 2008-2009. His bond buying efforts under QE policies pursued by the Fed need more time to evaluate says WSJ and it is too early to declare it a success as Goolsbee and others have done. How successful Janet Yellen is in unwinding the bond buying purchases will determine if this was good policy. If this ends up in another bubble and aftereffects or in inflation, the Bernanke legacy will be seen in a different light.

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Economist's analysis of the American stock market as it stands in January 2007. World awash in liquidity. Could this change? Corporate profits at an high, could this change? What will the housing market weakness do in 2007 and 2008? Are there any complex financial instruments that might falter in 2007? Will risky assets always outperform and volatility remain low or will things change? Questions posed here. Note from 2007 November 27. The housing market took a downturn by mid year. The credit markets felt a severe jolt in the third quarter of 2007 and a credit crunch ensued. And the new financial instrument or delivery vehicle subprime mortgages packaged into securities and sold by premier institutions like Citigroup as AAA safe investments around the world, including it so happens to 3 Arctic towns in Norway by brokerage firm there. Using a network of financial affiliates to do this in a off balancesheet fashion, all blew up by November 2007. The adjustable rate mortgages were set to adjust by mid year 2008 and lead to an acceleration of foreclosures in 2008 which had already climbed up in 2007. Things can get sour quickly and financial markets felt this especially because no oone knew how much of these risky securities other parties in the markets were holding resulting in a general level of mistrust. Leading to a choking up of the financial institutions in USA and Europe and central bank intervention in both places, successful for the time being in stemming the problem. Another part of this crisis is the global effect of the subprime mortgage losses so that financial institutions around the world were affected. ...

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Kevin Warsh is a former governor of the Federal Reserve 2006-2011, becoming governor at age 35. He is a partner at the family office of investor Stanley Druckenmiller. Scott Bessent also had connections with the office of Druckenmiller. He is also a lecturer at Stanford Business School and a scholar at the Hoover Institution. He is married to Estee Lauder heiress Jane Lauder, and has spent the years since 2011 at the Stanford School.  Current Fed chairman was appointed by DJT in 2017 and retires in May 2026. If Powell continues as a Fed governor Warsh would take the seat vacated by Stephen Miran when he retires as Fed governor this week. Meantime the Fed under Powell faces an investigation by the Justice Department regarding renovation of its buildings and Senator Thomas Tillis on the Banking Committee says he will not support Warsh until that issue is resolved in favor of Fed retaining its independence. What is unique about Warsh and his selection by DJT? He is a Republican of long standing and his current views are that interest rates can be lower if the Fed reduces its holdings of Treasury securities and mortgage securities it holds. DJT's frustration is that Powell raised interest rates to fight inflation and after DJT became president was slow in cutting rates to boost the economy. DJT's resort to tariffs as a tool in world trade to ensure a level playing field with China when all other tools had failed means more uncertainty in the economy and DJT wanted the Fed to support his policies by lowering rates. ...

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Texas law written into the constitution of the state when it was founded in 1845 banned home equity loans. This was a result of a bank panic and foreclosures of that period when many homesteaders lost their land. The change banned lenders from selling mortgages to homesteaders. Till 1998 Texans could not take out home equity loans. New laws restricted the total debt on a home to 80% of its appraised value. This loan to appraised value limit plus the restriction that home equity loans could not be used to pay other debt kept homeowners in Texas from facing a high rate of foreclosures. Fed studies show that in 2005 U.S. homeowners took out $500 billon from their home's appraised value through home equity loans and cash out refinancing. Of this $263 billion went into consumer spending and paying off debts. This Fed study co-authored by Greenspan shows that 80% of the three fold increase in American mortgage debt between 1990 and 2006 came from home equity taken out on rising home values.

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As Kamala Harris offers $25,000 to home buyers to make it more affordable and sets up a $40 million Innovation fund to build more homes, sets a target of 3 million homes to be built, housing and cost of renting or owning is front and center of attention in 2024. Dougherty and Davis of NYT look at the US housing shortage and rising rents for apartments and homes. A look at Kalamazoo, Michigan, as a sort of microcosm of the US housing situation. Around the time of the 2009 financial crisis and aftermath when vacant homes on streets in many cities were being bulldozed and when there was more housing than people needed the seeds were being planted for today's shortage of homes. There was less interest from builders, there were restrictions on mortgages and higher down payments, capital was harder to get for builders, adding up to fewer homes being built. US demand was for 1.6 million units of housing, the supply was about 1.1 million over the next decade after 2009 leading to the buildup of a shortage of 5 million home supply. Covid changed some patters of housing behaviour. More people work from home with remote work. Then by 2022 mortgage rates were up making housing less affordable just when owners of apartments raised rents by 20-30 percent. In Kalamazoo up by 40%. ...

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JP Morgan agrees to a legal settlement of $4.5 billion for losses to investors from toxic mortgage securities sold by Washington Mutual and Bear Stearns. JP Morgan acquired the two financial institutions following the 2008 financial crisis. The investor group includes Black Rock Inc, Allianz's PIMCO, MetLife, and Goldman Sachs. The same group of institutional investors settled with Bank of America for $8.5 billion. JP Morgan has set aside $23 billion at the end of the third quarter for legal losses. The settlements now are at about $20 billion. A private suit by Deutsche Bank National Trust Company representing 100 trusts for poorly perfoming bonds sold by Washington Mutual, and seeking $10 billion is still pending. The FDIC is arguing that JP Morgan is liable because it inherited the liabilities when it acquired Washington Mutual. JP Morgan says the acquisition was made as part of a government arranged acquisition at the height of the 2008 financial crisis. It says the FDIC receivership that took Washington Mutual's assets when it failed in September 2008 should pay for any claims related to misrepresentation and false promises for the bonds. ...

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Household debt levels declined in the U.S. to 108% in 2014 for ratio of total debt to disposable income, returning to levels in 2003, according to the U.S. Federal Reserve. The level reached a high of 130% for the U.S. in 2007. The reached a level exceeding 150% in Canada for 2014, which combined with decline in oil revenues with lower oil prices puts additional stress on the Canadian economy. In Japan the level has declined to 125% in 2014. France is close to the U.S. level, up significantly since 2003. Germany's ratio declined significantly to about 90% in 2014. In the U.S. consumer credit levels were up 2.3% in the 3rd quarter as credit for consumer purchases such as autos and appliances increased. Credit for home mortgages increased only slightly by 0.1%, as demand for new homes remained sluggish and banks imposed stricter standards following the mortgage crisis. U.S. households continued to pay down mortgage and credit card debt.

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Edward DeMarco is head of the Federal Housing Finance Agency (FHFA), which is the independent regulatory agency overseeing U.S. housing lenders Fannie Mae and Freddie Mac. The FHFA was formed in 2008 after merging two existing agencies. Later that year Fannie and Freddie were taken over by the government. FHFA head, DeMarco, is reluctant to help homeowners with underwater mortgages on their homes with reduced payments because this would mean losses to the taxpayer. He sees his mandate as protecting the taxpayer. Sheila Bair, former head of the FDIC, says she understands DeMarco's mandate is not to provide fiscal stimulus, and the Obama administration has been all over the place when it comes to providing homeowner assistance. The result is that there is little help by the U.S. government to homeowners with underwater mortgages since 2008, and this creates larger headwinds for the Federal Reserve Bank to provide momentum to the U.S. economy. Many experts see this as a serious problem and a well respected economist, Martin Feldstein, has made repeated proposals for structuring the help to homeowners since 2008. ...

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Hispanic immigrants make up a big part of the construction industry and a big part of industries like carpet making in Georgia. This has been hit hard and jobless rate for Hispanics is 6.9% according to the Labor Department up from 5.5% in April 2007. States with expandig Hispanic populations like Florida, California, Georgia and Nevada are hit hard by Hispanic job losses. Overall the jobless rate has gone up from 4.5% last year to 5% during th same periodand when one takes out the Hispanic component the jobless rate is down much less, which also tell us something about why the pace of the economic downturn is felt less among the whites and the rest of the population, because the construction industry got hit the worst and the Hispanics especially immigrants who dominate the construction industry are taking the brunt of it. The subprime story plays up here as well. From 1994 to 2006 the rate of Hispanic homeownership climbed to 50% frm 41% according to census data, at a rate more than double for the increase amon non-Hispanics. By 2006 47% of the loans issued for home purchases by Hispanics were subprime or loans with poor credit histories, double the rate for non-Hispanic whites, according to a paper by the Joint Center for Political and Economic Studies, only exceeded by African Americans. In 2006 homeownership fell among Hispanics and one in 12 mortgages made to Latino households in 2005 and 2006 is likely to fail according to Catherine Singley, a policy fellow at the National Council of La Raza, an advocacy group in Washington. Georgia has one of the heavy concentration of new Latino immgrants, with a 70% increase in the state's Hispanic population between 2000 and 2007, according to census data. From one fifth of the construction work force in 2000 Hispanics made up one third by 2006 according to the Economic Policy Institute. Among foreign born Hispanics construction was responsible for 46% of the growth in employment from 2004 to 2006 according to Rakesh Kochhar, an econist at the Pew Hispanic Center, which tells us that the new Latino immigrants dominated the construction industry in places like Atlanta and in the rest of the country and are now getting hit the worst. Not only construction but industries that parallel the growth in construction like carpet making based in Dalton, Georgia, were dominated by Latino immigrants, so that as construction fell these towns and Latinos there are hit hardest. Investment manager El-Erian of Pimco points to employment as the key the critical thing to watch for the next 6 months and its useful to see that unemployment has increased by about half a percentage point to 5% from 4.5% April 2006 to April 2007 according to Labor Department data. As most of this unemployment has probably been taken up by the new Latino immigrants to the USA its probably not changed much excluding that component, which is possibly why the economy has not felt like it is in a recession when all around the signs of recession or what causes a recession are evident around us. Another way to say this is that there are built in hidden mechanisms of the American economy in its present form such as immigration, and possibly others that act as delay mechanisms that throw the recessionary impact back by anywhere from 6-18 months depending on how they operate and can blind one about the reality of oncoming storms. This was to be seen in 2005 for the economy with consumption spending and mortgage industry excesses, and which is why Pimco decided in 2005 at its spring meeting, that the big secular story was about the economic downturn. It actually took until 2007 for this to occur because of similiar things to what we are seeing now in terms of recessionary pain, then the new structured investment vehicles and other ingenious innovations in the mortgage industry may have extended the boom and delayed the economic downturn being felt till 2007. There is a lot of grief among Hispanic people. The numbers tell the story. For the 19 million Latino immigrants in the USA...

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The part of the tax law that limits state and property tax deductions to $10,000 and limits deduction of mortgage interest is likely to slow the rise of housing values in 2018. Much of the effect is psychological as the impact is felt on the East Coast, California, Midwest and the D.C. area. The median U.S. county will see a decline of 0.8%, and some counties in New York could see declines of 10%, according to Moody's analysis. The impact is greater for higher priced homes, and where incomes are higher with big mortgages and big tax bills.

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Feldstein's thoughts in April 2009, on Treasury's Public-Private Investment Plan. First, he says this plan will only remove $500 billion of impaired assets. The banks he says now own $3 billion of residential mortgages, $1.5 trillion of corporate real-estate loans, and $1 trillion of consumer debt. Not all of this is impaired but the banks will have to sell much more than $500 billion to regain confidence in their solvency. And with one third of all residential mortgages exceeding the value of the houses, and thie many homeowners under water, likely to default, the negative feedback loop of foreclosures begetting falling prices begetting foreclosures, threatens the whole effort to shore up the defences. If no workable solution is executed quickly to prevent this then even larger pools of mortgage debt will be impaired irretrievably. Feldstein suggests that the Obama administration seriously look at his plan suggested in March 2008 to provide government loans at low rates of interest like 1- 2% for 20% of the principal amount of the mortgage and then reduce the mortgage principal by 20%, thus keeping millions of homeowners above water. But this needs to be done quickly. All voluntary efforts have failed and have become asmokescreen for banks and lobbying groups with support from Congress to make it appear that this problem is being addressed. Thirdly Feldstein says that if banks sell these impaired mortgage assets at a loss- say 40-60 cents on the dollar on the upside with government and the FDIC picking up alot of the risk and financing for private investors under the new plan- they will now have to show the loss whereas they could have previously shown these assets at unrealistic price levels but still not taking losses. This might push banks into insolvency, so banks will need more injection of capital by the government to make this possible. What are the risks in this situation? Without an effective plan to prevent the negative feedback loop of foreclosure waves and falling houseprices, the quantity of impaired assets will simply grow larger. In effect even if some private investors take out some of the impaired assets from the banking system, it is possible that a new set of assets equal to or larger than these assets that are taken out are added to impaired assets in the banking system as house prices fall steeply from new foreclosures. That only means the economy is in the same hole as before, or in a slightly larger one, even with all the well intentioned steps. At some point the private enterprise argument has to be seen in the correct light. It is not that there is any argument that private enterprise can function better or far superior, it is only that the banks as private enterprises are in such an enormously stressed situation that the bank executive's cannot execute a way out of this mess. ...

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Low interest rates are boosting the U.S. housing market. Lenders made $1.1 trillion in home loans in the second quarter 2020. Mortgage rates fell below 3% in July. About $2.5 trillion in home loans were made in 2019. Refinancings are up 200%.

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JP Morgan Chase bank's tentative deal with the U.S. Justice Department includes agreement that the bank will not face penalties for the problems at Washington Mutual and Bear Stearns, financial companies acquired during the 2008-2009 financial crisis. The failing firms were acquired at the urging of federal regulators and management at JP Morgan sees holding the bank responsible for the culture and behaviour of management at Washington Mutual and Bear Stearns as not a fair response of regulators. What the deal does do is include provisions for covering losses of investors. Of the $13 billion legal settlement JP Morgan will provide about $3 billion for institutional investor losses on mortgage bonds issued by JP Morgan, Washington Mutual and Bear Stearns. $4 billion goes to the Federal Housing Finance Agency, for misleading the regulator about quality of mortgages sold to Fannie Mae and Freddie Mac. Another $4 billion goes to homeowners for losses suffered. $2 billion relates to penalties for JP Morgan's own behaviour during the years leading to the financial crisis. Attorney General Eric Holder and the Justie Department see the settlement with JP Morgan Chase as a template for action against other banks for behaviour leading to large investor and homeowner losses following the 2008 mortgage financial crisis....

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The failure of the Obama administration's HARP, Home Affordable Refinance Program. It was designed to allow certain homeowners who owe between 80% and 105% of their home's current value to take advantage of lower rates. It was limited to loans owned or guaranteed by Fannie and Freddie. The HARP program was touted by Obama administration as helping potentially 4-5 million borrowers to refinance. So far only 12,710 refinancings have been completed according to the Treasury department. According to Freddie Mac by refinancing borrowers on average reduce the mortgage rates by 1.3 and 1.5 percentage points, saving around $2500 on a $200,000 loan. Now a new development further aggravates the housing market recovery. On June 10, 2009 rates on 30 year fixed mortgages climbed to 5.79%, up from 5% two weeks ago according to HSH Associates. That increase cuts in half the number of borrowers with incentives to refinance, according to FTN Financial. Now refinance activity is way down.

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The increased availability of car loans and eased standards for auto loans has played a large part in rising auto sales in the U.S. Annual sales of cars and light trucks maintained a pace of 14.1 million vehicles in July 2012, and could reach 15 million for 2012. Lenders see the car loan market as more profitable and less risky than mortgage lending because of the shorter periods of the loans- 3 to 5 years and the low default rate. Currently only about 2.52% of auto loans are 30 days past due for second quarter 2012, according to Experian. Auto loans outstanding at the end of the 2nd quarter 2012, are $725 billion, according to the automotive division of Experian, up 5.7% from a year ago. The market for securities backed by auto loans has rebounded since the 2008 financial crisis. About $50 billion in bonds backed by auto loans were issued in the Jan-July 2012 period, according to Dealogic, compared to $53 billion in 2011. To get a picture of how this compares with mortgage securities- auto loan backed securities are up 33% above pre 2006 levels, and mortgage backed securities are about 70% below 2006 levels. A recent Fed survey of bank lending officials shows easing lending standards reported by 20% of respondents for the last 3 months for auto loans, compared to 3% for prime residential mortgages and 11% for credit cards....