Tuesday, November 11, 2008

"de-leveraging has a long way to run yet,"

I did a post recently on foreclosures that was probably poorly thought out and defintely poorly expressed. However, note this response on Yves Smith:

We Should Move Away From Foreclosure System
I want to propose a thesis. The cause of this crisis was the foreclosure system itself. The crisis could have been avoided had a system been set in place that renegotiated mortgages immediately upon delinquent payments.

The cause of the crisis in the housing sector was a misallocation of resources by individual homeowners. The borrowers took mortgages that were eventually too high for them to afford. The loans/mortgages were based upon terms that were much more likely to lead to default/foreclosure.

But what if foreclosure had not been the option? What if the first option had been to renegotiate the mortgage/loan to a payment affordable to the borrower? The level of payment that the borrower could afford would then trigger a set of possible options:

1) Increase the price of the house
2) Increase the length of the mortgage
3) Base payments on percentage of income, so that they will rise as borrower's income rises.

Now, however it would be done, wouldn't this have been a better situation than the one we currently face? The reason to try a mortgage renegotiation plan now is to try and see if we can move away from the foreclosure system and devise one that keeps borrowers in their houses. Isn't that a sensible proposal?

Don the libertarian Democrat

November 8, 2008 9:59 AM

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Anonymous River said...

'The cause of the crisis was a misallocation of resources by the homeowners.' Not!

The cause of the crisis was too low interest rates for too long which always causes economic bubbles to form. In addition, loans were being made to anyone that could fog a mirror because mortgage originators could bundle the mortgages and move them off their books. The people originating the loans have far more financial saavy than the home buyers...So, why again is it all the homeowners fault?

Just as there is no reason to believe that there will be high earnings for equities going forward, there is no reason to believe that in a depression that homeowners can pay mortgages that are extended. For one reason, interest rates will be increasing going forward, not decreasing. If you are the holder of some of these mortgages why would you want to offer extended terms to the homeowners? Your solution sounds more socialistic than any I have heard so far.

Once again...There are two ways to fix this mess. Increase wages or decrease home prices. There is no third way.

How would lengthening the time frame of a mortgage help if interest rates will be rising and homeowners are worried about losing their jobs (rightly so) and taxes will be increasing?

November 8, 2008 10:19 AM

Here's my replies:

'The cause of the crisis was a misallocation of resources by the homeowners.' Not!

The cause of the crisis was too low interest rates for too long which always causes economic bubbles to form. In addition, loans were being made to anyone that could fog a mirror because mortgage originators could bundle the mortgages and move them off their books. The people originating the loans have far more financial saavy than the home buyers...So, why again is it all the homeowners fault?

Just as there is no reason to believe that there will be high earnings for equities going forward, there is no reason to believe that in a depression that homeowners can pay mortgages that are extended. For one reason, interest rates will be increasing going forward, not decreasing. If you are the holder of some of these mortgages why would you want to offer extended terms to the homeowners? Your solution sounds more socialistic than any I have heard so far.

Once again...There are two ways to fix this mess. Increase wages or decrease home prices. There is no third way.

How would lengthening the time frame of a mortgage help if interest rates will be rising and homeowners are worried about losing their jobs (rightly so) and taxes will be increasing?

November 8, 2008 10:19 AM

Blogger Don said...

River,Thanks for your comment. What got me thinking about this was a better way of deleveraging. I'm not suggesting mandating anything, by the way. Some people will definitely default. Obviously, also, many loans shouldn't have been made. I'm trying to suggest a process that will ease the misallocation of housing by saving as many borrowers as possible. Where mortgages are bundled, having a system of possible solutions already in place might overcome the problem of how to deal with such foreclosures. The reason a lender would want to do such a thing would be to avoid defaults, deeply depressed housing prices, and negative effects on the economy.

But, again, thanks for the comments. I'll consider them.

Take care,

Don the libertarian Democrat

November 8, 2008 11:23 AM


Blogger Don said...

River, By the way, your comment taught me a lesson. In trying to be a little provocative to get a few comments, I didn't clearly express myself. Thanks, Take care, Don

November 8, 2008 11:37 AM

So, what's important about this exchange was that it highlighted that I wanted to tackle de-leveraging.
However, today from Niels Jensen on John Mauldin's missive:

"Secondly, de-leveraging has a long way to run yet, not so much in the hedge fund community where I suspect that much of the damage will be behind us once we pass the next major redemption hurdle on 31st December, but in society more broadly. Governments, banks, (some but not all) companies and, most importantly, the majority of households are more leveraged than good is. I have borrowed Chart 7 below from BCA Research, and it shows total US bank loans as a percentage of US GDP. Unfortunately, the picture would be much the same for many of the European countries. We are now facing a major de-leveraging cycle and it will suppress economic growth and put a lid on the stock market for years to come.

Thirdly, whereas I fully agree that the worst of the financial crisis might now be behind us, bear in mind that we have not yet seen the full effect of the economic crisis. We are only in the first or second innings of this recession, and the emerging market story has the potential to wreak further havoc. So do credit default swaps - or something else. Recessions are by nature quite unpredictable. There is one thing I am sure about, though. Just as for New Year's Eve, the more extravagant the party, the bigger the hangover. Prepare for this one to linger for a while yet."

What I was trying to do, at least in the area of mortgages and housing, is to try and find a way to ease the path of de-leveraging. After all, if you climb a tall ladder, it's better to slowly climb down than fall.

Actually, River understood what I was getting at:

"River said...

Don, thanks for your reply. The biggest problem with the deleveraging process is the speed at which it is occuring. Gearing up happened over many years, deleveraging is happening fast because everyone is rushing for the exits at once. I see no way to slow the process that is fair to those holding the homes and those holding the paper on the homes.

To award 'homeowners' more time to pay and/or lower their interest rates would be unfair to those holding the paper. If the government intervenes and backs the mortgages it will be unfair to all that didn't buy homes that they couldnt afford. In addition, to find in favor of home owners at the expense of taxpayers or those holding paper sets a poor example for future would-be home owners.

The government cannot continue to intervene in all facets of financial markets without total failure of those markets. Markets are supposed to be price finding mechanisims and setters of interest rates. The government has replaced the 'invisible hand' with it's own. Sooner or later the pool of available fools will be used up and insiders will be trading against other insiders. In other words, no market at all. Will we then return to the barter system?

The safeguards that were in the system and were removed should be replaced. Permanently. The financial sector needs to be relegated to it's traditional role of providing finance for goods and services. The financial system should not be the center of the economy of any country.

Of course, these are my opinions and you know what they say about opinions... :)"

November 8, 2008 8:03 PM

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