Lenders Confess

Does anyone know if lending standards are being meaningfully tightened by most lendors? If all lenders refrained from loose lending like WM claims it is doing; it would weaken the housing market. Also, delinquencies would then rise as it would be more difficult for borrowers to extract equity from their homes to deal with cash flow shortages. (selling or refinancing)

Federally insured institutions are now regulated by the new non-traditional mortgage guidance, but until the states pass their versions (hopefully not watered down), there is a big gap and so easy credit is still available.

Only when lenders start posting big losses would this practice really be halted. But by then the financial industry would be in serious trouble, thus the rules by regulators to hopefully limit the damage.

vicjim, as Cal noted, only half the industry falls under the new Guidance. But it does look like the investors are paying less for risky loans (according to LEND), so maybe this will provide some discipline. I recommend reading Comptroller Dugan's comments and concerns on this issue.

I haven't heard of a schedule for the states yet. If someone finds something, please send it to me!

And yes, as lending standards tighten (something that hasn't happened yet), and prices stabilize or fall, there will be more homeowners in trouble. I think we are just at the beginnning of a surge in default notices.

Best to all.

Part of the problem is the insanity of the housing market right now. Handing home loans to college graduates when even smaller homes are well over $100K is very risky, and mortgage companies are starting to get burned by this.

In mortgage originations they said that they can't compete with others on hybrid programs. As hybrid loans (5/1, 7/1) are the most popular basically their reply was "we can't compete".

I didn't listen to the WAMU call, but that sounds to me just like the big pile of horsehocky depositories always serve up, and WAMU in particular. They decided a couple of years ago that they "couldn't compete" on good old vanilla hybrid ARMs with a long enough initial fixed period to keep the borrower out of the soup--and I grant them that competing in that market is extremely difficult--so they solved the problem by originating the biggest pile of Option ARMs history has ever seen. (They might be second to Golden Worst. I can't remember today. Anyway, they led the charge into that product.)

"We are working with the regulators to clarify some issues." I bet they are. Like how much trouble they're in for "discovering" that they had been "accidentally" using the wrong payment to qualify Option ARM borrowers for 18 months--the same 18 months that now turns out to look like the top of the RE market.

Never ever underestimate how sloppy a big fat bank can be. I can't believe the market is going to be done beating up on WAMU any time soon.

Wage growth? You are referring to wage growth in China, right?

There's never going to be wage growth in the US ever again. Can't happen.

ild noted that WaMu apparently didn't participate in the recent "business at any cost" push, and that means losses now, but possibly less bad news in the future (as compared to less prudent lenders).

ild might want to check this out: WaMu's New Strategy Raises Credit Risk

I don't think WaMu was one of the worse, but they have plenty of dirty laundry and their share price is only just starting to take a hit. I remember how Yahoo protested that the dot-com debacle would leave them untouched, and Yahoo was a much safer bet then than WaMu is today.

I'd beleieve Citigroup and JP Morgan might get through with a sratch or two, and the big regionals might weather minimal damage, but not one of the biggest lenders POAs, especially one that's admitted that for over a year, they were qualifying borrowers based on teaser rates.

Bob in M.A.,

I didn't catch WaMu saying they were qualifying borrowers on teaser rates. Was that in the call somewhere?

Also, management said they had a pollicy against selling option arms to sub-prime borrowers. To me that sounds like one of the more responsible lenders. Am I off?

High inflation lead wage growth will be here

Insurance Guy, I'm happy to let Bob answer, but since I'm here . . .

The great WAMU qualifying rate flap was disclosed in their 2005 Annual Report, as follows:

"In the underwriting of loans, one of many factors the Company considers when deciding whether to approve or decline a loan is the applicant’s debt-to-income ratio. The Company’s underwriting process for Option ARM loans has historically involved calculating an applicant’s debt-to-income ratio using an administratively set interest rate. Prior to 2004, the administratively set rate approximated the then-prevailing fully-indexed rate. However, as short-term interest rates (and hence the fully-indexed rate) increased in 2004 and 2005, the Company’s administratively set qualifying rate was not adjusted upward, which resulted in loans being made to borrowers who were qualified based on debt-to-income ratios calculated using an interest rate below the fully-indexed rate. The administratively set rate was adjusted upward in October 2005, and beginning in mid-December 2005, it was replaced with a fully-indexed rate that adjusts monthly for changes in the index rate.

"The Company’s experience shows that debt-to-income ratios are less predictive of loan performance than credit scores and loan-to-value ratios, which the Company believes are the two key determinants in forecasting future loan performance. Therefore, having considered the credit scores and loan-to-value ratios of the Option ARM loans made to borrowers who were qualified based on debt-to-income ratios calculated using an interest rate below the fully-indexed rate, the Company expects that the credit performance of these loans will not differ materially from the expected performance of Option ARM loans qualified using the fully-indexed rate."

I have two responses to this:

  1. It may not be Sleazy or Stupid, but it is Sloppy. Somebody went for a long long time without updating one of the cells in the rate sheet. I have been in this business long enough to be willing to believe that it was an "accident." But holy cow, what an accident. On the other hand, I could be talked into alternate scenarios involving "Stupid."
  2. It is possible to read the "Nontraditional Mortgage Guidelines" just published by the regulators as one big "OH HUH??" to that second paragraph.

http://www.sec.gov/Archives/edgar/data/933136/000110465906053228/a06-17516_110ka.htm#CreditRiskManagement_173913

Well, thanks. Tanta and Bob.

I won't pretend I scour over annual reports and 10-Ks, or have even a beginners understanding of bank accounting, or can fathom a tenth of what Tanta, and some others here, know about the mechanics of loan processing, securitization, etc.

But I have been following this avidly since about February of 2005, and what I've learned is risks have been massively underpriced all along the way. One of the first pieces of information that caught my notice was something from Countrywide about a mortgage program that wouldn't require SSNs so illegal immigrants could qualify. Then I learned about interest-only and option ARMs, the explosion of subprime and no-doc lending, that 43% of buyers last year put no money down.....

And each and every one of the lenders involved insists THEY aren't carrying the risk, often implying they've offloaded the risk onto bond holders. But the bonds are packaged by Wall St investment banks, and I think they are probably writing the rules.

So given that the risks are being underpriced, who's going to be liable when the $hit hits the fan? Did the lenders like WaMu, Countrywide, FirstFed, Downey and Accredited out-manuever JP Morgan, Bear Stearns, Morgan Stanley, etc.?

In my mind, it's a no-brainer. I think these banks still don't see what's headed their way. Granted, WaMu isn't one of the worse, but they are one of the biggest of the bad, and their puts are about as cheap as puts get. You'll have to pay a big premium to get similar puts on Accredited or Downey.

I may be wrong, but no one can say I haven't put my money where my mouth is. Wink

See, what was really happening was the houses were making the loan payments not the people. The owners were just the agents in some mechanical self-perpetuating process offloading the predictable equity increases to the lender.

Now that the house has stopped coming home from work everyday with a big armful of cash, the poor homeowners don't know what to do.

Tanta, you rock!

To answer my question about low frequency variables (like the direction of appreciation)...
"Generally, annual growth rates in house prices are projected to stay high for the remaineder of FY 2004, but start to drop quickly to below 3 percent by the end of FY 2005, and remain low throughout FY 2006 and the beginning of FY 2007 before gradually rising back to about a stable 4.25 percent growth rate by FY 2014. The slower growth rate in housing prices implies a deceleration of economic growth for the year 2005 to 2010. This represents a temporary recession in the housing market and affects the strength of the MMI Fund in the projected future."

Of course, earlier in the paper the justification for additional loosening seems to be that things are going well recently. So while they acknowledge the upcoming wrecking ball they don't seem to bother planning for it by adjusting their sunny-weather guidelines. I guess I will just have to wait for Cranston-Gonzalez II to be signed in by baby Bush.

"In 1995, FHA undertook several changes in the underwriting guidelines and policy issues. The purpose of the revisions was to eliminate unnecessary barriers to homeownership, provide the flexibility to underwrite creditworthy non-traditional and underserved borrowers, and clarify certain underwriting requirements so that they are not applied in a descriminatory manner."

Let's sit back and watch how it turns out.... roll suspense music...

For those who made a fortune from these shoddy lending practices, now would be a good time to establish a domicile in a foreign county. The alternative is to wait it out here and pretend that they were incompetent. But that didn’t work too well for the Enron execs. Its definitely decision time.

touche - have they done anything illegal? I'm sure a few big shots have but I bet it's only a few.

I'd bet it'll be one of those Casablanca moments when Inspector Louis discovers gambling has been going on - SHOCKING - and shuts down the casino. Walking out with his pockets stuffed with his winnings.

Meanwhile they go out looking for the usual suspects - garden variety fraud on a local scale.

“have they done anything illegal?”

Did the Enron crew do anything illegal? They defrauded investors. I’m sure these lending practices weren’t disclosed to investors. On the other hand, maybe it was common knowledge, except to financial regulators. I’m sure they’ll claim ignorance. In any case, its sure to be a spectacular scandal with years of trials and media coverage.

Bob_in_MA:

The biggest danger is that some highly leveraged hedge fund taking the juicy subprime cashflow suddenly rolls over. I'd recommend reading "When Genius Failed" (about Long Term Capital Management) to gain an appreciation on how the financial contagion spreads. Glass-Stegall was enacted because the same shenanigans were in force just before the Great Depression. It was recently repealed because it was "out-dated" -- we are far more sophisticated these days. Thanks to Black and Scholes, finance thinks it has mastered the mathematics underlying risk, and hence they are busy building the tallest house of cards the world has ever seen. I would suggest reading Mandelbrot's book (yes, the fractal guy) "Misbehavior of Markets". There was also a recent paper that allowed for pricing synthetic CDOs based on computing sector correlations. It is all just a short-term pipe dream though. Once a large shock comes into the system and psychology changes, the correlations will all change, which implies that the prices underlying the mountains of financial instruments will suddenly no longer be accurate. The LTCM nobel prize winners were sitting around whining about all their correlations going to 1 and how that just can't happen. Maybe the story of Icarus should be mandatory for financial engineering courses -- along with a short primer on naming your fund so that the name does not end up being ironic -- Short Term Capital Meltdown would have been a more apropos name.

When you hear of Black-Scholes being based on the rigor of physics, it is referring to Brownian Motion, circa 1827. So, around 2170 maybe wallstreet will catch on to Housing Bubble Science: Science Videos - Science News - ScienCentral
(ignore the part from the two bit irish scientist about complexity having something to do with surprises, that statement is nonsensical).

The important difference is that there are feedback loops which lead to non-linear dynamics (chaos theory, dynamical systems).

Another book to read if you are interested in the intersection of complexity theory and economics is "Butterfly Economics". You will start to better understand the flaws in linear models derived from statistical analysis of historical data.

More about the unsoundness of current statistical techniques...
http://www.fooledbyrandomness.com/ 

I bet the next chapter of this has the word "derivatives" in it...
FRB: Speech, Greenspan -- Our banking history -- May 2, 1998

Thanks dr strangelove great post.

Ya trying to fit straight lines where curves should go can get exciting. I started my career as a chemical engineer where there are lots of messy non-linears with hidden or unknown factors & relationships. Pushing those systems to stand in a straight line will get you a whole lot of pookie on the floor - I know for a fact.

But the hedge fund guys are smarter than engineers so we'll all be okay.

dryfly,
Those hedge fund guys must be smart as they make lots of money. I'm sure they were sprinkled among the crowd I saw staggering around 2nd Avenue in Manhattan last night. Then around 10PM, it started steadily raining. Suddenly, they were all scampering around for the few available cabs. Despite the forcast, most didn't bring an umbrella.

Those of us who took physics rather than chemical engineering would say that there are nonholonomic constraints.

Nonholonomic constraints.

That flew over my head so fast it made a sonic boom. But damn if I'm not going to try using it in a sentence some day. No guts, no glory, as Drexel used to say.

As some of you know, I've been pretty sick lately. My doc told me to keep my ass at home and avoid crowds. I guess I got that "Yeah, right" look on my face, because she leaned over and said, "Look. You are anemic. You are recovering from surgery. You are taking immunosuppressant drugs. Your platelet count is down and you bleed easily. You are a perfect petri dish. STAY HOME."

So here I am, having virtual conversations with interesting people who can't sneeze on me. At any rate, I loved "perfect petri dish," and I do wonder if the hedge funds are smarter than your average epidemiologist.

dr stangemoney,

Thanks to Black and Scholes, finance thinks it has mastered the mathematics underlying risk...

I think that's the crux of the banks' situation too. They say their risk modeling is so much more sophisticated that subperimes can jump from 8% to 40% of the market in 5-6 years and no change in risk has occurred, likewise the jump in option ARMs, and 100% financing....

I have read up some on the hedge fund situation, but it seems while the possible risks are near limitless, the funds and the industry as a whole are nearly opaque. Plus you can't buy puts on them. Wink

The best argument I've seen that hedge funds aren't as risky as some fear, is that they don't represent an asset class. They are involved in all sorts of bets on all sorts of assets/futures, etc. For instance, Amaranth's pain equalled others' gains. Of course, most of the people sanguine about the hedge fund industry were shocked that Amaranth hadn't managed risk better.... But it did look like the people who had extended them credit came out OK.

I guess the question is how many hedge funds taking similar positions need to blow up before we find out if JP Morgan and Citigroup have managed THEIR risk properly.

Clearly, risk has been discounted all up and down the line, from the person taking out an option ARM assuming they can refinance their way out of it, to the European investor buying subprime mortgage-backed bonds.

Looking at it as an investor, where can you make your bet? Top of the list would have been to been to buy Credit Default Swaps, but that's a little out of my league. Options on publicly traded banks are next. But some aren't available, some are already priced for a fall, some have already fallen, etc.

My feeling about WaMu is that they are definitely going to take a fall sometime over the next couple of years. I think it will be fairly severe, but maybe just moderate. It their share price falls just 6%, my puts break even, if they fall 10%, my puts make 10%, if they drop 20% I make 50%...

Of course, if things turn out rosey and their share price jumps just 5%, my puts are down 50%...

If the big catastrophe comes, with hedge funds exploding, etc., it will only help my puts, of course, that may be small consolation. Wink

Tanta, I wish you a quick recovery, but with enough malingering to afford us of your presence and wisdom.

Sorry for the long-winded posts. I sound like I've taken some sort of verbal emetic.

Bob, My opinion is that the most likely blowup in financial markets are credit default swaps. This would affect a large number of hedge funds since many of them are rumoured to have sold lots of protection. Financial institutions such as JPMorgan would be affected if hedge funds defaulted and the rush for liquidity and safety would hurt risky mortgage securities. WM's share price would fall moderately until their share of damage was known. Credit default problems are likely within 5 years but timing is very unclear since they would probably coincide with a world wide recession or freak event such as a big Japanese earthqwuake.

Tanta, hope you are feeling better soon.

At any rate, I loved "perfect petri dish," and I do wonder if the hedge funds are smarter than your average epidemiologist.

FYI - I studied as much or more bio-chem & micro-bio as chem engineering (I almost went to med school, did research for the head of admissions at a prestigious med school but didn't think I'd like doing 'cavity searches' all day and since most machines don't whine I went into engineering instead).

One thing I learned from microbiology - the whole world is one giant petri dish - your doc is right.

And epidemiology rocks - that's where I would have gone had I made the choice to 'go med'. Epidemics absolutely intrigue me - especially the 'math' - they model similar to engineering system dynamics.

Maybe in my next life...

vicjim,

One big vulnerability I've read about is the backlog in processing the paperwork for derivatives in general and credit default swaps in particular. The worry is that some large event would trigger a lot of unwinding of positions and the system couldn't deal with it. But they seem to be moving towards automation. In the Financial Times:
Derivatives dealers' tough match

I think WM faces more immediate problems.

"Nonholonomic constraints"

Being an ignorant arborist, I did a Google search for the term. The first paper that popped up used more math on the first page than I ever knew existed. And then went on to discuss subtle difficulties in variational calculus...

CR, your commentators must be the smartest group on the planet.

Jim

Bob. Agree WM faces more immediate issues. The paperwork issue doesn't concern me now. FT had a different article indicating that many hedge funds have been selling unhedged credit derivatives. After some defaults, liquidation of positions to deal with liquidity issues (Amarath) and real losses could get very ugly. The big impact on mortgage securities is that my guess is that the same funds with large unhedged credit default positions will have large positions in the highest risk mortgage securities. However, timing is totally uncertain.

Bob in MA,
Here's a short article on the subject of Credit Derivatives Settlements.

Credit Derivatives: Weapons of mass confusion?

Just to save people the effort:

Nonholonomic: "In physics and mathematics, a nonholonomic system is a system in which a return to the original internal configuration does not guarantee return to the original system position. In other words, unlike with a holonomic system, the outcome of a nonholonomic system is path -dependent, and the number of generalized coordinates required to represent a system completely is more than its control degrees of freedom(sometimes called differential degrees of freedom, DDOF). In addition to the motion variables corresponding to the control degrees of freedom,the history of its motion too should be known.

For example, in the case of a vertical wheel which can spin as well as rotate about a vertical axis passing through its centre, the knowledge of these two variables (control variables) need not give a knowledge about its precise position from an inertial frame of reference. Similarly,when riding a two-wheeled cart (often confusingly described as a "unicycle-type vehicle"), a return to the original internal (wheel) configuration does not guarantee return to the original system (cart) position.

Nonholonomic systems exist in at least three cases; Rolling, systems with inequality constraints and systems with constraints on velocity.

Cars, bicycles and unicycles are all examples of nonholonomic systems.

The branch of mathematics dealing with nonholonomic systems is known as sub-Riemannian geometry."

Interesting concept. Chemistry has 'analogs' but I'd never heard that term.

I guess I'd liken it to 'walking cats backward'. Good luck.

These hedge fund types got cats?

dryfly, they've apparently got some dead cats. Which may or may not be riding on the slow moving train. Which may or may not be ready to wreck. But thanks for the information.

Bob, thanks for the thought. I once had a professor hand back one of my 30-page essays (produced by the sweat of my brow and a battered old Smith-Corona, by the way) with the comment that the next time I got an assignment of a 5-page paper I should stop by the Student Health Center to pick up a "contrascriptive" first. There's just no snark like academic snark.

vicjim, thanks to you too. I do OK. I have a full bottle of Compazine with two refills left, so I can sit around all day reading mortgage lender financials without puking. Since you normal folks would probably lose your breakfast burritos doing that, I volunteer to take over that part of our collective endeavor.

"vicjim, as Cal noted, only half the industry falls under the new Guidance. But it does look like the investors are paying less for risky loans (according to LEND)"

They are paying less because the cost of funds continue to rise but competition is driving down coupons.

It has little to do with "risky loans"

vicjim, you have brought up a valid concern, the credit bubble could be popped by the same industry that caused it...I am not sure we really want that to happen right now.

The Guidance everyone here is chirping about is just that, guidance, and most lenders will use it as that, nothing more.

"But the bonds are packaged by Wall St investment banks, and I think they are probably writing the rules."

They are as well as the rating agencies and the bond buyers, many of which have their own risk rating methodology.

dryfly:
It's actually
Dr Strangemoney or: How I Learned to Stop Worrying and Love the Dollar
(think greenspan deep underground with 10 supermodels repopulating the earth)
Ironically (or not?) flouride is bad for the brain.
Fluoride Health Effects Database
And it inhibits nerve growth factor from binding to receptors.
Phenylmethylsulfonyl fluoride (PMSF) inhibits nerve growth factor binding to the high affinity (type I) nerve growth factor receptor

Bob_in_MA:
If hedge funds were just hedging, then I think the fact that they are "diversified" across many asset classes would distribute the impact of any shock like bankruptcy. But instead, they use incredible amounts of leverage, which increases the size of the shock. If I tie myself to N other people and jump off a building it is possible we all survive or we all end up dead. While my downward force is distributed over each rope and therefore reduces the likelihood of death, if there is a little kid on the other end of one of the ropes he may also fall, which might be enough to bring down another, etc. Let's hope that there are no Andre-the-Giant's standing on their tiptoes in stiletto heels.

"But instead, they use incredible amounts of leverage, which increases the size of the shock."

Right, and the term "hedge fund" is bit of a misnomer. They are just an unregulated investment club for the most part.

Dr strangemoney Love your analogy. The tricky thing is when you try to time and guage the impact of Andre-the-Giant't fall and you have no information on the other people on the chai

"Guidance" is just noise. these lenders knew they were making shaky loans. Let them eat their young.

Another lender confesses: I had to go Google "Andre the Giant." For someone who doesn't get out much, I don't get out much.

if there is a little kid on the other end of one of the ropes he may also fall

Let them eat their young

I try very hard not to inject politics into CR discussions, since it's so refreshing to find a place on the web where pointlessness doesn't degenerate into flame wars faster than you can say "nonholomonic constraint." That said, I am reminded of the Freeway Blogger's Halliburton sign: "Thanks for all the money! Sorry about your kids."

Some days, reading the news and contemplating the federal government debt situation, I find good old bond market cliches like "eating your young" (and "falling on your sword") to be less entertaining than they used to be.

Don't get me wrong: I'd be all in favor of just standing around letting lenders jump off the ledge without a rope--they made their beds, to mix metaphors--if there were no innocent bystanders underneath for them to fall on.

CR, I know it's a lot of work for you, but could we have some Sasha? I know I need it.

I agree Tanta - I would not mind them eating their young if they didn't have my young as an appetizer first.

Plus... Andre the Giant in stilletos... hmmm, just in time for Halloween.

=:0

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