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Housing Bubble Bursting?

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Roger,
I read somewhere that says there are two Alt-A loans: A traditional Alt-A loan which is what you are talking about and a new Alt-A loan that has no income backing. It just relies on the credit scores and what the borrower says. If the borrower claims 1 million dollars stocks, the LO accept it without any proof. That is bad one and that is the most used recently.
 
Roger,
I read somewhere that says there are two Alt-A loans: A traditional Alt-A loan which is what you are talking about and a new Alt-A loan that has no income backing. It just relies on the credit scores and what the borrower says. If the borrower claims 1 million dollars stocks, the LO accept it without any proof. That is bad one and that is the most used recently.

My first exposure to the term was when I worked as a home mortgage consultant for Wells Fargo. I believe in the fall of 2001, they rolled out what they called A(-) pricing option for borrowers that didn't get the green light from the Wells automated underwriting.

At the time, their AU was based upon LP, the Freddie Mac proprietary automated underwriting model. Their tech geeks built a shell over LP and imposed a second set of decision rules. The area manager said the rules represented primarily negotiated improvements with Freddie, where most of WF loans were headed at the time. Maybe he sugar coated it, who knows?

I think the Freddie roll out of A(-) pricing was the start of the so called Alt-A craze. It would be easy to see underwriters trading off level of documentation for a good credit score with a discount point chaser, as an off-set. Plenty of trade-offs can be imagined, since that is how risk based pricing works:)

Does this help? Or, do you need more?

Try the Freddie Mac site or google A minus pricing + Freddie or try Alt-A pricing parameters, etc. That way you won't have to rely on Brad's comments or some LO's comments that still posts on an appraisal forum:)
 
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Senators urge Fed to protect subprime borrowers

http://www.marketwatch.com/News/Story/Story.aspx?guid={423C2F0D-CA54-4FD8-A1C8-8C67A32EEF33}&siteid=mktw&dist=nbk

WASHINGTON (MarketWatch) -- Senators including presidential hopeful Christopher Dodd urged the Federal Reserve on Monday to protect borrowers in the subprime mortgage market by toughening rules on both bank and nonbank lenders and restricting some loans.


Joined by nine other Senate Banking Committee Democrats, Dodd, D-Conn., said that the Fed should require all mortgage originators to evaluate a borrower's ability to repay a loan before making a mortgage loan.

Dodd and the other members also wrote to Fed Chairman Ben Bernanke that the central bank should use existing authority to restrict the use of low- and no-documentation loans and should designate the failure to escrow taxes and insurance as "unfair and deceptive."


"Quick action on these items by the Federal Reserve Board under its [legal] authority would be extremely helpful in extending important consumer protections to homeowners and buyers," wrote Dodd and the other senators.

Late last month, a Fed official said borrowers with recently originated adjustable-rate mortgages are likely to experience more delinquencies and foreclosures. But Sandra Braunstein, the director of the Fed's division of consumer and community affairs, also told a congressional committee that existing laws are adequate to clamp down on problems in the subprime market.
 
Joined by nine other Senate Banking Committee Democrats, Dodd, D-Conn., said that the Fed should require all mortgage originators to evaluate a borrower's ability to repay a loan before making a mortgage loan.

What a genius! Then we could do away with underwriters and investor bean counters. More money for the loan officers/underwriters:rof:
 
Alt-A mortgage pricing points to spread of sub-prime woes

http://www.financialnews-us.com/?page=ushome&contentid=2447522020
Roger,
when I read article like this, I just don't know what to believe.
Trading volumes of Alt-A mortgages, which are considered less risky than the US sub-prime sector, have hit a wall in the past month as banks reported problems selling the loans in the secondary market.
Analysts are warning this is the second problem to emerge after those in the higher risk sub-prime market began in January
Alt-A mortgages are rated one notch above the sub-prime sector but, because borrowers do not need to provide proof of income or assets, their credit quality may be difficult to determine
 
http://www.financialnews-us.com/?page=ushome&contentid=2447522020
Roger,
when I read article like this, I just don't know what to believe.

The co-authors are probably generalists. Add one more and you've got a rock garden:shrug: They probably took notes and got a quote out of context. I can see how it has been misleading to you.

Brad does a darned good job of presenting the pragmatic side of things. I first observed Brad's style, when he used to debate Santora in the member's only section of the NAIFA forum years back. Steve S. would tend to favor a most theoretically defensible position whatever the current reality and Brad E. would effectively argue the status quo or at least a pragmatic rendition of the status quo view. Their debates were great for bracketing/defining an issue:)

Both of those guys are predictable, knowledgeable and trustworthy....but I'm not certain about the predictable part:unsure:

Here's another part of the article, which is more interesting to me and sounds about right. Notice the difference a year makes:

"They said underwriting standards were tightening but low documentation loans, one of the riskier areas of Alt-A, will not disappear.

“If you get rid of no-doc, you get rid of Alt-A. We’re seeing banks’ underwriting standards take lower loan to value ratios and higher credit scores,” said one strategist.

One collateralised debt obligation manager said the impact on structured products had not been too high.

He said: “Generally spreads on BBB/BBB- tranches of Alt-A loans have widened to anywhere between 300-500 basis points over the benchmark rate from about 150 basis points a year ago. The main concern is on banks being able to successfully warehouse the Alt-A loans.”
 
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Why the Fed may need to raise key rate above 5.5%

http://www.marketwatch.com/news/story/irwin-kellner-another-brick-wall/story.aspx?guid=%7B62CE9DB2%2DD31F%2D44AB%2DB7E7%2DF96778412139%7D

To everyone except those in the financial markets, more inflation should lower the value of a country's currency, since, in the real world, this is exactly what happens. Higher prices mean each unit of currency has less buying power, thus effectively depreciating its value.


But the financial markets are always one step ahead of everyone else (Well, most of the time).


When inflation goes above the government's target, especially in a country such as Britain, whose central bank was given back its independence only 10 years ago after decades of being dominated by the country's elected officials, the financial markets have come to expect that the Bank of England will act promptly to bring it to heel.


This would be accomplished by tightening up on money, thus producing higher interest rates. It is the prospect of higher interest rates, not the decline in its purchasing power, that pushed sterling past $2.


Traders are betting that the Bank of England will lift its base rate from 5.25% to 5.5% when the bank's monetary policy committee meets on May 10.


Guess what? That's just one day after the Federal Reserve's next confab on its key lending rate, which also happens to be 5.25%.


If the Fed does not raise rates, the dollar will continue its fall against the pound as well as compared the currencies of many other countries. Already down some 30% versus the pound since 2001, the greenback has also dropped about 15% against the Japanese yen and is down close to 40% against the euro, just to name a few.


While this may be helping economic growth by boosting our exports, it is also adding to inflation by boosting prices of imported goods. In turn, this is providing a cover for domestic firms to raise their selling prices, especially since tight labor markets and slowing productivity are increasing business costs and pressuring margins.


Monetary conditions worldwide are still loose. Witness the run-up in the price of gold to nearly $700 an ounce, the highest in about a year. As recently as early January, gold stood just above $600.


China's sizzling growth is adding to our inflation by pushing up prices of global commodities, especially oil. And food tags are soaring as more and more corn is used for the production of ethanol.


Back home, the decline in housing is, ironically, adding to inflation by boosting rents. Accounting for one-third of the consumer price index, rents alone are up more than 4% from last year's levels.


As we all know, inflation here in the U.S. is well above the Fed's comfort zone of 2%. The Fed maintains that housing's woes will not spread to the rest of the economy, and thus drag it into a recession.


If that's the case, then a quarter of a point hike to 5.5% may not be enough to bring our inflation to heel.
 
Protecting your value as foreclosures rise

http://www.marketwatch.com/news/story/real-estate-how-protect-your/story.aspx?guid=%7B5DEB76D2%2D98D1%2D4643%2DBDB7%2D2F64C09145EF%7D

WASHINGTON (MarketWatch) -- Gary Kent has more foreclosed properties to sell than ever before during his 23 years in the real estate business.


The San Diego-based realty agent currently represents about 100 homes for sale, 85 of which are foreclosures. A year ago, Kent represented about 20 homes for sale with only a couple of foreclosures among them.

"I feel sorry for the people who lost their homes, but I'm probably going to have to best year I've ever had," Kent said.


While all those foreclosed homes mean opportunity for Kent, they spell trouble for homeowners in the neighborhoods in which they are located. In addition to the potential for dragging down the values of surrounding homes as lenders try to unload, vacant foreclosures also present an inviting target for vandals and squatters.


"When there are a lot of foreclosures in a neighborhood that will put downward pressure on other homes. The banks will try to get foreclosures off their balance sheet as fast as they can, and they will be aggressive at pricing them," said Celia Chen, director of housing economics at Moody's Economy.com.

Even when priced below the competition, foreclosed homes can linger on the market. Kent thinks it could take up to four months to sell the foreclosed properties in his listing book, particularly those that appeal to "low-ballers" and "bottom-feeders" willing to wait in order to pressure lenders into taking just 50 cents to 75 cents on the dollar for the homes.


Although Moody's Economy.com sees home prices overall declining through 2008 due to excessive inventory, individual owners can take steps to make their property more attractive, Chen said. She recommended home improvements such as fresh paint and landscaping to ward off the impacts of falling prices due to a great number of foreclosures in a neighborhood.

Homeowners who have to sell in an area where foreclosures are numerous might want to follow the lead of home builders, which are throwing in extras in to attract buyers while keeping up the selling price.


"One thing that the builders do is to offer to put all kinds of things into the house at no extra charge, like granite countertops," said David Seiders, chief economist for the National Association of Home Builders. "That gives the buyer more house for the money."


Also, paying your buyer's closing costs is an option that some home builders take, Seiders said. Those strategies "help hold the price up, but they do come out of the builder's margins," he said, as they would cut into home sellers profits.


More than two million households in the subprime market have already either lost their homes to foreclosure or hold subprime mortgages that are likely to fail in coming years, according to consumer groups.


According to a recent survey from Yahoo Real Estate and Harris Interactive, 22% of homeowners are at least somewhat concerned about the possibility of foreclosure due to their inability to meet monthly mortgage payments.

Berenbaum added that owners should remain calm rather than panicking and trying to sell now. Owners don't actually lose money on a home until they sell at a discount to the purchase price, he pointed out.


"We will weather this storm," he said. "At some point the housing market will come around. What we don't want to see are homes that are empty, home that create a destabilizing environment."
 
Gasoline at $4 Coming to a Pump Near You

http://www.bloomberg.com/apps/news?pid=20601109&sid=afOlUzd30YOo&refer=exclusive

April 23 (Bloomberg) -- Whether it's $50 to fill up your Prius or $130 for the Ford Expedition, $4-a-gallon gasoline is coming to a pump near you.


Fuel prices are rising at a pace not seen since Hurricanes Katrina and Rita knocked out a third of the U.S. oil refining industry in 2005. Gasoline consumption is climbing twice as fast as last year and will accelerate when summer travel begins late next month.


``What we're surprised by is the increased demand,'' said James Mulva, chief executive officer at ConocoPhillips, whose refineries from California to New Jersey produce 56 million gallons of gas a day, enough to meet 14 percent of the country's needs. ``Even though the price of gasoline is up, the demand is up,'' he said in an April 12 interview in Houston.

Americans are resigned to higher prices, says David Pursell, a principal with Pickering Energy Partners, a consulting firm in Houston.


The increase in fuel costs threatens to quicken inflation and restrain consumer spending in the U.S. An appreciation to $4 a gallon would add more than $10 for a driver who fills the 12- gallon tank of a Toyota Motor Corp. Prius. The owner of an Expedition, a Ford Motor Co. sport-utility vehicle with a 34- gallon capacity, faces an increase of almost $40.


Many Americans have no choice but to drive more, says Christopher Knittel, an economist who studies fuel consumption at the University of California in Davis.


``We live far ther from our jobs than we did in the 1970s, and with the rise of dual-income households, we now have two people who drive those distances every day,'' Knittel said.


Consumers also do more driving for things such as taking children to soccer practice, which they are unlikely to quit, he said. The U.S. population has increased 1 percent a year in the past decade to 301 million in 2007, adding to demand for gasoline, economists said.


Rising fuel prices make it less likely that Federal Reserve policy makers, who have cited inflation risks for the past year, will cut interest rates to spur economic growth.
 
GM's Lutz says mortgage 'meltdown' hits auto sales

http://www.cnbc.com/id/18276428/for/cnbc/

LOUISVILLE, Kentucky (Reuters) - The crisis in the U.S. mortgage market has hurt U.S. auto sales this month, a senior General Motors Corp.<GM.N> executive said on Monday in one of the highest-profile warnings on the risk of spillover from weaker housing to other areas of the economy.


GM Vice Chairman Bob Lutz, who was in Louisville, Kentucky to attend an automotive industry conference, said he did not know how GM's sales had performed in April, but said he expected the whole automotive sector would feel the impact of the stress on the housing finance market.


"The market as a whole has been a little weakish. That has come as a result of the housing market problems and the mortgage industry meltdown," Lutz told Reuters. "A lot of people are finding themselves in a position of reduced affordability and that has had an impact, not just on us, but across the industry."


GM and other automakers will report April U.S. sales results on May 1.


For the first three months of the year, U.S. industry-wide auto sales were down 1.2 percent from a year earlier.

Monday's comments from Lutz followed other cautionary remarks from GM executives on the expected impact from the subprime mortgage crisis on the world's largest automaker.


GM's head of North American operations, Troy Clarke, said earlier this month that the automaker's U.S. sales would be weaker in the second quarter as a softer economy, high interest rates and pressure on the subprime mortgage market dampens demand for new vehicles.


GM in March also said it expects results from finance company GMAC, in which it retains a 49-percent stake, to remain under pressure this year due to increased defaults in subprime mortgages or loans to borrowers with poor credit.

Weak housing starts have also weighed on sales of high-margin pickup trucks, often bought by construction workers.
 
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