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Home Equity - Investor Insight - Subprime Losses
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Home > Blog > Archive for the “Home Equity” Category

Archive for the “Home Equity” Category

States, Cities Short On Cash As Bond Interest Rates Skyrocket

Frozen credit markets and tighter lending policies have made it more and more difficult for state and local governments not only to finance large-scale projects but also to take care of their day-to-day bills. Bond sales are the lifeblood of states, towns and counties because they provide a funding mechanism to finance new projects, make public improvements, build new schools and roads and pay the salaries of public employees. To pay for the projects, however, there must be investors to buy the bonds. And that’s not happening.

For weeks, the dismal state of the credit markets has reverberated loud and clear in the $2.66 trillion market for state and city bonds, where trading is now almost nonexistent and exorbitant interest rates the norm. Just last week, the governor of California - the country’s biggest state and the world’s sixth-biggest economy - put pen to paper to relay his concerns to Treasury Secretary Henry Paulson about the financial troubles engulfing the Golden State. The situation apparently is so bad that Gov. Arnold Schwarzenegger says he may need to solicit help from the federal government in the form of an emergency $7 billion loan in the coming months. (Schwarzenegger’s letter can be viewed at http://www.latimes.com/media/acrobat/2008-10/42718750.pdf).

California is far from alone in having to deal with bond issues stemming to the global credit crunch. In Springfield, Massachusetts, improvements for city streets were put on hold this week because raising money by floating municipal bonds had become prohibitively expensive. Only recently was Massachusetts itself able to sell $750 million in revenue bonds at decent interest rates, thus securing enough money to stay afloat until late November.

Other states such as Louisiana and New Mexico also are feeling the effects of the country’s financial markets. Both states postponed multimillion-dollar bond sales. Lewiston, Maine, met a similar fate on Oct. 13, when a $30 million scheduled municipal bond sale was put on the back burner. In San Francisco, the interest rate on about $780 million worth of variable-rate municipal bonds for airport improvements rose four-fold in just two weeks in September, taking interest costs from $275,000 a week to more than $1 million. And, in Hawaii, poor market conditions have forced it to delay the sale of more than $600 million worth of state bonds.

In each of these cases, the deadlock in the credit markets ultimately could spell a potential cash crisis for city and state governments. As reported Oct.3 in the New York Times, California’s inability to access short-term financing has left its cash reserves dangerously low - so low, in fact, that according to California’s state treasurer Bill Lockyear, they will be drained completely by the end of October. That means payments for state-financed services like teachers’ salaries, nursing homes and law and fire personnel all are at risk.

Since writing his first letter to Treasury Secretary Paulson, Governor Schwarzenegger now says he is “cautiously optimistic” that California may in, fact, no longer need the government’s financial help, and that recent actions by the U.S. Treasury Department to inject $250 billion of capital into the nation’s banks could be the catalyst necessary to get the credit markets moving once again.

Some economists would disagree. They contend the government’s plan to make equity investments into thousands of financial firms holds tremendous potential to backfire and that it could tempt some banks to hoard the money to help their own balance sheets or perhaps take unnecessary risks at the government’s - rather, taxpayers’ - expense.

The response from the stock markets to the government’s plan to free up lending has been less than positive, as well. One day after staging its largest rally since 1933, the Dow Jones Industrial Average fell once again on Oct. 14, ending the day at 9310.99. Another sign that the plan to revive U.S. financial markets is failing to inspire confidence: The London Interbank Offered Rate (LIBOR), which is what banks charge each other to borrow money, has barely moved.

Meanwhile, as state and local governments struggle to find solutions to their individual credit crises, many small business owners are inching closer to losing the battle altogether. A survey conducted by American Express OPEN Small Business Monitor in October reveals that nearly 20% of small business owners are at risk of going out of business because of current economic conditions, up from 9% in August.

Nearly two-thirds of those surveyed said the uncertainty of the economy has created a negative impact on their business operations, compared to 50% in August. As a result, 12% have made layoffs, nearly 80% say sales are decreasing and 51% say they’ve been forced to use personal resources in order to pay business expenses.

Our affiliation of securities lawyers is actively involved in advising individual and institutional investors in evaluating their legal options when confronted with subprime and other mortgage-related investment losses.

Government Considers Takeover Of Fannie Mae, Freddie Mac

Fears continue to escalate about the future of mortgage giants Fannie Mae and Freddie Mac. On July 11, both the New York Times and the Wall Street Journal reported that federal officials were weighing a government takeover of one or both of the companies, placing them in a conservatorship if problems worsen.

Fannie Mae and Freddie Mac guarantee about half of all mortgages in the United States. If regulators were to place the companies in a conservatorship, their common shares would be worth little or nothing, and essentially double the size of public debt by adding about $5 trillion in potential obligations to the nation’s balance sheet, according to the New York Times.

As of Friday, shares of Fannie Mae and Freddie Mac stock had fallen nearly 50 percent, following concerns by investors that both companies were looking at additional losses and possible default on debt.

Both Fannie Mae and Freddie Mac are privately owned government-sponsored enterprises (GSEs), and play a critical role in the country’s mortgage market. As explained by the Wall Street Journal, Fannie Mae and Freddie Mac are shareholder-owned companies that buy mortgages, package them into securities and then sell them to investors. The companies do not actually make home loans but instead provide stability and liquidity to the mortgage market by guaranteeing that investors who buy mortgage securities will receive timely payments of principal and interest.

Should a conservatorship for Fannie Mae and Freddie Mac actually come to fruition, it would be the second time in less than five months that such a rescue plan was engineered to avoid a crisis in the nation’s financial markets. In March, in order to prevent the bankruptcy of Bear Stearns, the Federal Reserve stepped in to facilitate the sale of the 85-year-old investment banking giant to JPMorgan Chase for $236 million. In January 2007, Bear Stearns was worth $20 billion.

Our affiliation of lawyers is actively involved in advising individual and institutional investors in evaluating their legal options when confronted with subprime and other mortgage-related investment losses.

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Home Prices Plummet and Foreclosures Climb at Record Rates

With the rate of foreclosures rapidly rising, the drop in home prices escalating, and the crisis extending to nearly every major city, the most critical real estate recession in decades remains far from over, says an April 29 USA Today article by Stephanie Armour. Investors beware.

Logging the biggest decline since its creation in 2001, the Standard & Poor’s/Case Shiller home composite index covering 20 cities dropped by 12.7 percent in February compared with last year. Every one of the 20 cities (except Charlotte) registered price declines; 17 suffered record drops for the year. According to David Blitzer, chair of S&P’s index committee, “There is no sign of a bottom in the numbers.”

Foreclosure activity rose a shocking 112 percent year-over-year and 23 percent quarter-to-quarter, according to CNBC.com. Foreclosure activity includes auction sale notices, bank repossessions, and default notices.

One significant concern is the unprecedented rise in bank-owned properties. “Typically you’ll see about 20 percent of the foreclosure filings being bank-owned,” said Rick Sharga of RealtyTrac in California. “We’re getting to a point now where it’s well over 1/3 and aiming at 40 percent, so that suggests that a lot of these homes can’t even be sold to investors at auctions—because there’s just no equity in the properties.”

More than a million bank-owned homes may flood the market by the end of the year, Sharga predicts. With approximately four million properties in the Multiple Listing Service (MLS), that means 25% will be owned by banks. Despite lenders’ assertions about offering work-outs or refinancing, as well as programs to assist borrowers in default, the rising number of homes now owned by banks points to significant problems with the effectiveness of these workouts and programs.

According to a RealtyTrac report, Nevada suffered the worst foreclosure rate at 3.6 times the national average, just ahead of California and Arizona. In the first quarter of this year, one in 54 Nevada homeowners received a foreclosure notice.

Through the coming months, analysts predict even more foreclosures, causing greater problems with prices. In order to clear their balance sheets of home inventory, banks continue to slash prices, compelling sellers who owe more than their homes are worth to further cut prices.

According to Mark Zandi, chief economist at Moody’s Economy.com, “There’s no sense of stabilization. The foreclosures are causing a vicious cycle, and the job market is weakening. This doesn’t feel therapeutic anymore. This is undermining the economy.” The results raise a multitude of red flags for investors, who may want to examine their options.

Only when foreclosure filings diminish can the real estate market recover, experts say. Therefore, the faster home prices hit bottom, the quicker buyers can resuscitate home sales, said Naroff Economic Advisors’ Joel Naroff. “We’re beginning to get massive price declines, and we need that to clear this market,” he concluded.

Our affiliation of lawyers is actively involved in advising individual and institutional investors in evaluating their legal options when confronted with subprime and other mortgage-related investment losses.Â

State of Housing Market Worse Than Reported?

If the current state of the housing market were a book, its title might be something like, ‘There Goes the Neighborhood.’

Every day, the headlines proclaim the sorry state of the housing crisis. More troubling is it could be far worse that what’s already being revealed by government and industry statistics.Â

Mark Zandi, chief economist for Economy.com, contends many lenders may be distorting foreclosure rates by allowing delinquent homeowners to remain in their homes long after they have defaulted on their mortgages.

According to Zandi, some lenders are reluctant to initiate foreclosure procedures on homeowners because of cost and time factors. Legal fees and maintaining a vacant property while paying insurance and taxes can be expensive. The legal process itself can take months, during which time the lender is responsible for the home’s upkeep.

“Some people stay in their houses until someone comes to kick them out,” said Angel Gutierrez, owner of Dallas-based Metro Lending. “Sometimes no one comes to kick them out.”

At some point, however, the inevitable must happen. And prolonging the process may only make matters worse, creating a flood of foreclosed homes in an already debilitated housing market.

Our affiliation of lawyers is actively involved in advising individual and institutional investors in evaluating their legal options when confronted with subprime and other mortgage-related investment losses.

How Low Can The Mortgage Crisis Go?

With the nation’s current housing slump compared to the Great Depression, the question on everyone’s minds is how much worse can it get?

As reported in a March 17, 2008, article in Fortune magazine, noted Princeton economist Paul Krugman predicts that by the end of 2008, more than 20 million Americans could be sitting with mortgages worth more than the value of their homes. That’s almost a quarter of all homes in the United States.

The negative equity will cause many homeowners to face foreclosure, according to Krugman, who says the country could be looking at up to $7 trillion in capital losses in housing, and $1 trillion of losses on mortgage-backed securities.

Even if Krugman’s forecast is only partially on target, the consequences are nonetheless dire. A further drop in housing prices will prolong a recession, with people unwilling - and unable - to spend money. A domino effect could then ensue, with more unemployment, sagging retail sales and negative projections from Wall Street.

To no surprise, Krugman reserves his most foreboding comments for mortgage-backed securities. Despite the Federal Reserve’s $200 billion temporary bailout, Krugman says it is too little, too late.

“I look at the prices on subprime-backed securities. Even the AAA-rated tranche is selling for barely over 50 cents on the dollar, and the rest is essentially worthless, which amounts to a prediction that you’re going to get really very little on this stuff. Even if every subprime borrower walks away from his house and a lot of money is lost in foreclosure, it’s hard to get numbers that bad,” Krugman said in the Fortune article.

Indeed, the country’s housing crisis and the resulting turmoil in the financial markets have become both monumental and unprecedented. Exactly when the economy will stabilize and return to “normal” is anyone’s guess. As Bette Davis said in the movie, All About Eve, “fasten your seatbelts; it’s going to be a bumpy night.”

Our affiliation of lawyers is actively involved in advising individual and institutional investors in evaluating their legal options when confronted with subprime and other mortgage-related investment losses.

Subprime Woes Beset Bank of America

The subprime crisis keeps singing the blues for Bank of America.

Reportedly the company may take a record $6.5 billion provision in the first quarter of 2008 to cover possible future losses in its subprime mortgage portfolio and home equity portfolio, according to analyst Richard Bove.

Predictions of continuing troubles for both of these market segments have been widely forecast in the media lately. An article in Business Week titled “The Home Equity Crisis Ahead” detailed the deterioration of the $850 billion home equity market in January with Amy Crews Cutter, deputy chief economist at Freddie Mac, quoted as saying: “The home-equity lender is going to get hosed.”

Similar opinions were touted by Princeton economist Paul Krugman, in the March 31, 2008, issue of Fortune magazine. Specifically, Krugman said: “I think there’ll be $1 trillion of losses on mortgage–backed securities showing up somewhere.” (For the record, securities firms and banks have thus far disclosed about $195 billion in losses related to the mortgage markets.)

Meanwhile, whether Bank of America’s two portfolios experience the level of losses it expects to put aside remains to be seen. It’s all contingent on the economy and developments in the housing markets, Bove says.Â

Our affiliation of lawyers is actively involved in advising individual and institutional investors in evaluating their legal options when confronted with subprime and other mortgage related investment losses.

Home Equity Falls Under 50%, Dragging Down Homeowner Wealth

Homeowner equity dropped to 47.9% at the end of 2007, according to the Federal Reserve, as reported in a March 6 USA Today article written by Sandra Block.  Most alarmingly, based on recalculations of previous reports, homeowner equity actually registered below 50% for the last nine months of 2007.  Homeowner equity hasn’t fallen below 50% since World War II when it was first recorded by the Federal Reserve.

Homeowner equity represents the home’s market value minus the mortgage balance.  Declines in average home equity actually began as far back as 2005 when the last housing boom hit its high point.

A large part of most Americans’ wealth rests in their home—the most expensive asset they own—and their home equity accounts.  As mortgage rates increase and property values decrease, many homeowners struggle to keep their homes, making them more cautious.  This impacts consumer spending and the entire U.S. economy, which in the last quarter rose only 0.6%.

“Consumers are growing more cautious, first, because they are now worth less and they know it,” said Mark Zandi, chief economist for Moody’s economy.com. “Secondly, because they can’t borrow against their homes as aggressively as they did.”

According to economy.com, by the end of March 8.8 million homeowners, or 10% of homes, will experience mortgage balances equal to or greater than the value of their property.

Several factors contributed to the current home equity drop, including an increase in low and no down payment mortgages and the rapid rise of home equity lines of credit and cash-out refinancing deals offered in the midst of the housing boom. Â When home prices began to slump, many homeowners who took advantage of these arrangements found themselves with no cash cushion.

Our affiliation of lawyers is actively involved in advising individual and institutional investors in evaluating their legal options when confronted with subprime and other mortgage-related investment losses.