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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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The European bank stress tests could trigger the restructuring of the troubled landesbank sector in Germany say German experts. The landesbanks do about 25% of the lending in Germany and are in severe financial stress. The landesbanks suffered hundreds of billions of losses in the US subprime mortgage securities. There has been no serious reform of the landesbanks. Even though the management of one of the landesbanks Bayerische Landesbank in Munich was under criminal investigation- the management made bad decisions that led to the losses in bad investments totalling 25% of the Bavarian state's yearly budget. A similiar problem is unfolding in Spain where the Spanish government has initiated action for the troubled cajas bank sector, the regional savings banks in Spain. In Spain the government and opposition came together to reach an agreemet to consolidate the cajas from 45 to about 20 and set aside a fund of 99 billion euros for this task. In Germany the landesbanks are controlled by German states and regional savings banks, so the German government has no direct control over this failing banking sector....

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How the definition of liquidity itself has changed with liquidity not thought of in terms of assets based concept bu in terms of credit availability for both companies and households. The conversion of nonmarketable assets into marketable assets by securitization has even further eroded this idea of liquidity. With technology, internet and globalized trading the marketable securities with prices create the idea of a liquid asset and create the false belief that credit is easily available and promote risktaking. Quantitative models and computerized trading create the idea that everything is working fine when actually the quantitative models are not good at incorporating risks in the global environment (political, terrorism etc), and not good at pricing securities especially lower quality securities such as the ones that collapsed in the subprime mortgage market. With these structural changes more crises can be expected as the problems they can create such as excessive risktaking are not going to be fixed unless some new comprehensive approach is developed and there is nothing like this in sight. Financial institutions always face the pressures to ignore better judgement and reason in favor of the false security of quantitative risk models because bonuses and higher profits, underperforming earnings and stock price, market share, all these are at stake. So most finacial institutions will opt to join the bandwagon of aggressive lending and investing. The speed with which this subprime crisis reached Europe through the securities carried by European banks and otther financial institutions shows how global trading and computerized models can now affect all global areas quickly. In fact the ECB was early in its response to inject liquidity into the markets in Europe. Kaufman is not happy with the idea that the Fed should be side tracked by these developments from following its own role in ensuring price stability and controlling inflation, or that the Fed should not let market discipline so essential for free markets to operate. The solution in the meantime will involve some dose of regulation and some dose of market discipline....

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Kenneth Lewis got Bank of America out of the business of subprime lending in 2001. He is the CEO of Bank of America. What is his insight into what is going on today. He sees default risks not depending on credit scores but on other factors such as how much equity homeowners have in their homes. Eveni if its an expensive home over $500,000 there are home owners who have refinanced it and obtained mortgages for much larger amounts in one case upto $800,000, and with hardly any equity in the home. For such a homeowner its easy to walk away from the property and let the lender take the home. Such homeowners would first payoff and be current on credit cards and auto loans and still default and walk away from the home in the current situation. This is what Bank of America is observing. There is a change in social attitudes where its OK to walk away from a home when you don't have much equity in it, and financially it may make sense to get ones finances back in shape. So the old idea about home ownership don't hold good anymore even for people with better credit scores. With this happening banks are likely to tighen credit standards for credit worthy borrowers. ...

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This WSJ report looks at the situation in American cities where black people suffer disproportionately from the lack of resources to build better lives. Detroit, Milwaukee, St. Paul and St Louis are some of the worst hit cities in the lack of decent housing in the cities. Lenders once used redlining during the Depression era when most of the white population was still in the city so that the areas with black people were burdened with more restrictions and higher rates on loans. This report shows that the situation has changed little after the 1950's after 70 years of alternating Republican and Democratic administrations.   Now that most of the wealth and the white population has left the city of Detroit the population has declined from about 1.8 million to about 700,000. Only 1700 mortgages were made in the city because banks do not make money on tiny mortgages with the declining value of houses in black areas of the city. Black residents are largely shut out of financing, making home ownership harder, says this WSJ report.. Banks made subprime loans in the city and other cities in the U.S. before 2008 with politicians in both political parties supporting this in the name of home ownership. But these loans lacked financial due diligence as loans were made without attention to lender ability to pay off mortgages. After 2008 a financial crisis and higher unemployment hit the U.S. economy from the impact of these bad mortgages packaged and sold as assets. These loans ended up with foreclosure on homes leading to a drop in home ownership from 50% to 40% after a slight increase from 50%. Lacking genuine good intentions with sound financial sense these intentions of improving home ownership fell by the way side, worsening instead of improving things. The pandemic has hit black people and cities particularly hard. With the situation in Detroit continuing to languish from a lack of resources and a system that is failing, says this report in the WSJ.  The loss of manufacturing jobs has hurt black Americans particularly hard and a reversal of the manufacturing decline in the U.S. of the past three decades is needed for the situation to improve. This loss of manufacturing jobs has only increased the gap between the white and black unemployment rates in urban areas of the U.S., as it has also increased the gap in unemployment rates between white professionals with college degrees and whites lacking college education.  This ripping apart of the social fabric is a problem also seen in Europe with decline in manufacturing and other  problems leading to economic decay, coupled with housing and other issues inside cities.      ...

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The U.S. FDIC voted on March 29, 2011, to propose new rules that will require banks to hold at least 5% of the credit risk on securities backed by mortgages. During the mortgage crisis banks were able to sell packages of risky mortgages to investors without having some stake in the loans, leading to speculative behaviours. This proposal was mandated by the Dodd-Frank Act and was voted unanimously at the FDIC. Because the proposal does not apply to securities carrying a government guarantee, which is 90% of the market today, this will not have an immediate impact. Some mortgages are excluded- under one proposal mortgages where a borrower puts a 20% down payment would be excluded, and borrowers would have to meet an income threshold, and be current on all loans. The proposal is a joint effort of the FDIC, and the Securities and Exchange Commission. The idea is to have securitization to occur in an environment where the issuers of securities backed by mortgages have some skin in the game. Securities experts commented favorably on the rule and the proposals. The presence of such a rule would clearly have changed the behaviour of mortgage securities issuers in the U.S. 2008 subprime financial crisis....

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An analysis done for the Wall Street Journal by real estate portal Zillow.com, shows the median down payment in nine major U.S. cities rose to 22% in 2010 on properties purchased with conventional mortgages. Banks favor higher down payments today because it reduces the chances of delinquencies. Median down payments were at about 20% in 1990, then the payments declined in the nine cities Zillow looked at: Chicago, Stockton, Las Vegas, Miami, Phoenix, San Diego, San Francisco and Tampa. The drop went as far as 4% in 4th quarter 2006, and in some places close to zero. Experts say these are the markets where more home buyers are under water. A 2009 study by the Federal Reserve Bank of St Louis shows that buyers with smaller down payments are more likely to default in unfavorable economic situations. A contributing cause of the 2008 sub-prime mortgage crisis was the very low down payments. Federal Deposit Insurance Corporation chairwoman Sheila Bair, says she supports minimum 20% down payments....

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Advice on walking away from a home loan when you are way under water, and it makes no sense to keep writing checks, and when government help is not there as you are way under water. Martin Feldstein had warned abut this as a major cause of rising foreclosures from early last year. Now without government help this looks like a rising tide for many homeowners under water. This financial planner says its feasible, and may make sense. He talks to the Mortgage Bankers Association, and a spokesman there tells him that its cost prohibitive for a bank to chase down a borrower in financial difficulty. And some states have laws that prohibit banks from going after borrowers for the remainder after foreclosure, including California and Arizona, two of the worst affected. And a lawyer arranging the foreclosure, can put in writing a waiver for this. For the tax impact, he says recent laws eliminate a federal tax through 2012 on most primary resident debt that a lender has reduced through loan restructuring, or forgiven through foreclosure. And states like California and Arizona have passed laws echoing these federal rules. Then there is the question of credit. Yes, its impaired for about 7 years. But with so many in foreclosure there may be an effort by credit unions and financial institutions to destigmatize borrowers who have foreclosed. A law Professor at George Mason University says credit scores will have to be adjusted to lessen the impact of a foreclosure, as this does not carry the information value in 2009 that it would say in 2005. And with so many people in foreclosure there is an emerging market here, according to credit union lender BECU in Washington state. If other than foreclosure you have good credit, its not going to be a big issue, says the director of the Rental Property Owners of Michigan, especially as good tenants are not that easy to find in this difficult economic environment anyway. What this suggests is that many will take this option and foreclosures will rise for the rest of 2009, especially if the job losses go on for longer in the range of 400,000 to 600,000 that we have seen for the last 4 months. Changes in the bankruptcy laws and restructuring the loans on that basis, or government help to those under water in some future plan that lowers payments to something in the range of 30-40%, are ways in which this can be averted. But with job losses of this magnitude a lot of people would end up in serious difficulty, and consider the foreclosure option....

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Habitat for Humanty is shifting to fixing homes in Saginaw, Michigan, which has so many vacant homes. With $500,000 from state and local governments and an agreeement with the city, volunteers and pid workers plan to demolish two vacant dilapidated houses here aweek, every week for the next 2 years. About 800 homes in this city sit empty and abandoned. Saginaw is down to 56,000 residents, half of what it had in the years the auto industry was at its strongest. Now what jobs exist are mostlyy in health care.

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As moratoriums on foreclosures that were put in place earlier expire at Chase, Wells Fargo, Fannie and Freddie, and other mortgage companies, foreclosure activity has increased. Foreclosure related filings increased by nearly 6%in February from month earlier, and were up nearly 30% from February 2008, according to RealtyTrac. In California notices of trustee sales, which are a precursor to foreclosure sales, climbed more than 80% to 33,178 in March from February, according to ForeclosureRada.com and the Field Check Group. The increase reflects both the expiration of foreclosure moratoriums and a California law made late last year that temporarily delayed default and foreclosure notices. As aresult Ronald Temple, co-director of research at Lazard Asset Management, expects that home prices will decline by 22% to 27% from their January levels. Over 2.1 million homes will be lost in 2009 in foreclosure according to Moody's Economy.com, up from 1.7 million in 2008.

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According to a study by Goldman Sachs, an supported by other experts, the USA is only half way through the housing crisis. Goldman estimates that there will be a 18-20% correction overall with about 11-13% further price declines expected. In some states a decline of 25% is expected. These are states that saw huge runup in prices- Virginia and Maryland, Florida, California and Arizona, and New Jersey.

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NYT editorial says Bush Administration thinks it has time on its side in the housing foreclosure crisis but they are wrong. The White House has not come up with a clear strategy or what needs to be done as the way forward from here. And this it says wil prove costly. Because there is no clear direction coming out of the White House the Congress also has not been able to articulate a clear strategy with near unanimous support. Alt-A loans called Alt A for alternative to grade A prime loans are scheduled to reset to higher payments starting 2009 with losses mounting in 2010 and 2011. Alt A losses are projected to reach $150 billion but his is based on price declines following a stable pattern, but if housing prices take a steep decline then losses could go much higher causing a great deal of instability to the financial system, which will be harder to fix at that time. NYT is urging the Bush administration to wake up to the impending crisis.

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The plan to prevent foreclosures in Minnesota is supported by the state's Democrat- Farmer-Labor party which has a majority in the legislatre. The Republican Governor of Minnesota Tim Pawlenty is mentioned as running mate to McCain and he will be criticized in the election if he vetoes the bill. A 39% increase in foreclosures is expected for 2008 by Housing Link, a Minnesota nonprofit research group. with about 28,000 households affected. CEO of Toll Brothers, a luxury builder rates Minnesota a F- in assessment of regional housing markets. So what will this bill do? Under the foreclosure deferment plan loans closed from January 1, 2001 through August 1, 2007, when antipredatory lending law took effect would be eligible. Borrowers must be legal U.S. residents and have adjusted household gross incomes of less than $250,000. Second home are not covered. During the deferment period borrowers keep paying a portion of their mortgages. This is set at either the monthly payment of principal and interest when the loan was originated, or 65% of the monthly payment at the time of default, whichever is less. Rep Matsui of California introduced a similar bill in the House of Representatives May 13, 2008. Because the bill limits the benefit to those who are needy and worst affected it would appear to be a sensible approach. At this time there are so many proposals but with little Republican support and a public opinion that sees this as moral hazard or rewarding people for their mistakes with public money, there is little to help the most needy and deserving borrowers for whom a good case can be made for help on a bipartisan basis and with support of the public....

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Amazing! Just fresh from the foreclosure crisis and as the worst of the foreclosures are taking place between now and 2009 for subprime and other loans homebuilders and home sellers are financing the 3% downpayment required by FHA for loans from the is government agency. What do they hope to accomplish sell homes and have the government foot the bill when these homes also go into foreclosure in a downturn? Already above average default rates for seller assisted down payment programs will make this government agency the Federal Housing Administration ask for a government subsidy for the firtst time in its 74 year history. The FHA will need $1.4 billion next year. FHA estimates that down payments provided by nonprofit groups account for 34% of all 200,000 loans backed by the FHA so far this year, up from 18% in all of 2003, and less than 2% in 2000. And FHA says that borrowers are 2 to 3 times as likely to default on their payments when they receive a down payment from a nonprofit. The reckless manner in which homebuilders are selling these homes is unbelievable, more so in today's difficult economy. See the ads for these homes in this WSJ article and its is shocking. D.R. Horton is advertising 100% financing for 2 and 3 bedroom homes near the beach in Maui, costint $498,000, and a Seattle area builder Quadrant corporation is advertising townhomes for $500 downpayment. Use your coffee budget says a online promotion in the St Louis area! And though the risks are known to housing officials in the government they face a battle from well funded and coaltition of homebuilders, lowincome housing and minority groups. though its hard to understand how a home that ends in foreclosure for a low income group or minortiy group can benefit a minority group. Yet the Black and Hispanic caucus, people in Congress like Maxine Waters and Barney Frank still think it does as they continue to support the lobbying that keeps these kinds of loans going. Two examples given here of a Dick Whitmore and a Gloria Harris one saying it was impossible for him to come up with the $5000 downpayment and the other saying she was living from week to week suggest that they are likely to end up having difficulty making payments. ...

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Lawmakers in Congress finally get overwhelming bipartisan support behind a plan to help homeowners facing foreclosure. The rate of homeowners going into foreclosure is 8000 a day or 2,920,000 between now and the same time next year, with the burden falling more heavily in some regions or states like Nevada, Arizona, California and Florida, and in states where the economy is weak as in the auto industry states of Michigan, Ohio and Indiana. This took some time apparently as there was some hope a couple of months before that the economy would recover and taxpayer money need not be spent to rescue homeowners and lenders from their folly. Now the economy looks sure to go into a serious downturn and homeowner prices measured by the Case-Shiller index show a 16.5% drop in prices from this time last year. Lenders earlier had balked from reducing the size of the loans and balance owed by lenders as part of their contribution. Now with losses of 40-60% in foreclosure the new federally guaranteed mortgages which require reducing the loan money owed to 85% of current value are looking attractive. The new mortgages are 30 year fixed loans with a federal guarantee. Only borrowers wanting to stay in their primary home are eligible. Borrowers also have to pay hefty fees to save taxpayer money. Buyers who purchase unoccupied properties will get a $8000 refund tax credit. There is some concern that because the bill is fairly complicated homeowners and lenders would not make larger use of it....

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McCain's Plan announced in the debate with Obama moderated by Tom Brokaw was clarified further and looks more like the plan proposed by Hubbard in the WSJ. The government would step in and clear up the old mortgages and issue new 30 year mortgages at 5%. Taxpayer money would be involved, about $300 billion but the effect would be immediate relief to all homeowners, and the opportunity to stabilize home prices before a recession makes the situation worse with higher unemployment, more foreclosures. As much as 40% of all mortgages acccording to Deutsche Bank expected to go under water with home values dropping below the outstanding mortgages, and encouraging default in that situation. Lenders who made mistakes would get off without punitive price but even in the purchase of toxic assets by the government there is no certainty that private equity and other buyers of the assets from the government would not benefit. And the banks themselves could unload these assets at below their value to the Treasury because of asymmetric information, the lenders having a better idea than Treasury what these assets are really worth. And bad lending practices especially abusive ones can be prosecuted through investigation, the courts, and tough negotiations by the states and the government just as Jerry Brown obtained a settlement against Countrywide/Bank of America for $8 billion. And some of the people involved in the abusive practices and who benefited from them could have charges filed against them and end up serving time. The advantage of such a plan is that it would be decisive action and comprehensive action to see immediate effects of preventing whole neighborhoods being blighted across the nation, as most people underestimate the speed of this downturn from 6% to 16% home foreclosures from 2007 to 2008 and expected to hit as much as 40% of all mortgages in 2009 or 2010 absent any such action. Making what seems sensible letting lenders take the pain for their mistakes could then end up causing systemwide pain. When other ways of punitive action or shared pain or burden could be found especially prosecuting such behaviour and getting settlements through investigations and tough negotiations with the offending lenders. ...

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The WSJ editorializes on McCain's plan to take over American mortgages and issue new ones at 5% and 30 year term to help stem foreclosures and stabilize home prices. WSJ editorial points to taxpayers having to shoulder all the costs under this plan and lenders and those who made bad decisions among homeowners not having to pay a price for their decisions.

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Warnings by state and city officials that were ignored by federal agencies and their officials. Efforts to protect homeowners from oppressive lending were thwarted by federal officials when state attorney generals took up the issue in Washington DC. Not a pretty picture and says a lot about what went on in that period when federal officials were too close to lenders way of seeing things or ideologically blind because lenders played the deregulation music to perfection.

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JP Morgan Chase will modify the terms of $70 billion in mortgages for borrowers who are behind in their payments or expected to be. This covers 400,000 borrowers. The focus is especially on a type of loan structured so that the monthly payment increases, and Chase inherited $54 billion of such loans with the takeover of Washington Mutual in September 2008. Some of these loans are called options adjustable rate mortgages where borrowers can make payments that don't even cover the interest costs, resulting in increasing the loan balance. Chase will replace the options ARM's with fixed rate loans.In taking over WaMU, Chase had a large exposure to the California housing market. WIth WaMu CHase ended up with $16 billion of subprime mortgages. The mortgages that Chase will modify for this plan with affordable payments make up 4.7% of the home loans it owns or are serviced by Chase's EMC Mortgage Corporation. So this is a good start but a lot remains to be done. Chase's Scharf who heads the retail division said that Chase had heard loud and clear what the thought leaders in the country are saying, and wanted to provide leadership on this issue to the whole industry as it does'nt make sense to wait. About 7.3 million American homeowners are expected to default on their mortgages from 2008 to 2010, and about 4.3 million homeowners lose their homes, according to Moody's Economy.com. While opinion leaders like FDIC's Sheila Bair and Reagan adviser Martin Feldstein have called for government help to prevent foreclosures from the early months of 2008,and FDIC has considered about 40% of current monthly payments the affordable amount for loan modification in IndyMac FDIC modifications, neither the Bush administration, banks or companies in the mortgage industry have taken any leadership on this issue. And now Scharf says it makes no sense to wait, in effect a signal to other banks to do the same. Scharf also said the stronger you are the more easier it makes to take these decisions suggesting that the $25 billion in government funds it received helped it reach this decision on this plan, which makes a lot of sense for the banks because foreclosures are the worst way to recover money with bad consequences for all parties and disastrous for the US and global economy....

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FDIC program for loan modification at IndyMac Bank. About 3500 loans were modified, and 15,000 borrowers contacted in recent weeks with offers for lower affordable monthly payments. FDIC's innovation is to create a comprehensive program with clear guidelines so that a lot of loans can be modified without doing it on a case by case basis which would take too long. Loans are modified by reducing interest rates and the principal amount so that the payments are affordable each month, and the FDIC has come up with 38 to 40% of the previous monthly payment as about the right amount. It also looks at tax information to verify earnings. There have been complaints about the responsiveness of FDIC Indymac call centers which may have inadvertently turned down some homeowners looking for help. A big problem is that the FDIC can do little for loans sold to other investors so that out of 653,000 loans serviced by Indymac Bank only about 47,000 are eligible for FDIC modification program. ...

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Sheila Bair tops the list of women in prominent positions who have exercized good judgement and vision in their positions.

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Why the loan modification programs get media attention but are not going to stem the rising tide of foreclosures. Even with all the programs announced by the banks it would affect only 2 million of the 8 million homeowners facing foreclosure. As the loan modifications are working with reducing payments to 40% of the prior monthly payment,this may not be enough as 28% is a better figure for homeowners struggling to makepayments. As a result homeowners with loan modifications may still end up in foreclosure as unemployment rises to 8% in 2009 and 2010.

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U.S. bank Wells Fargo is paying $175 million in a settlement with the Justice Department for "systemic discrimination" in mortgage lending to Blacks and Hispanics. The lawsuit was originally filed by the city of Baltimore over violations of fair lending laws. The Justice Department started its own investigation following the lawsuit. The Justice Department said 4500 black and Hispanic homeowners in the Baltimore and Washington region were targets of loans at unfavorable rates and excessie fees. Federal officials described this as a pattern of unfair lending practices that spanned 36 states and 34,000 minority customers over 5 years. As part of the settlement Wells Fargo is providing $50 million to Washington, Baltimore and six other metropolitan regions to help residents make down payments on new homes. Separately Wells Fargo in its settlement with the city of Baltimore, will provide $3 million in homeowner assistance to residents, and make $125 million in lower cost loans to low and moderate income people for the next 5 years....