Tuesday, April 7, 2009

saying its members “strongly believe” that TALF loans should be at least five years.

TO BE NOTED: From Bloomberg:

"Fed Said to Weigh Charging Higher Rates for Longer TALF Loans


By Scott Lanman

April 7 (Bloomberg) -- The Federal Reserve may offer investors longer-term loans at higher interest rates to buy commercial mortgage-backed securities, aiming to protect the central bank’s balance sheet while acceding to an industry plea.

Lobbyists in the commercial mortgage-backed securities industry say the Fed needs to provide loans of at least five years, rather than the current three-year limit, to avert a meltdown in the market. Fed officials, wary of granting the request outright, are considering a compromise in altering terms of its $1 trillion emergency-lending program.

Fed policy makers are wary of loosening limits on the Term Asset-Backed Securities Loan Facility because longer loans would make it more difficult to tighten credit when inflation picks up. At the same time, rejecting the industry’s request may further stymie the TALF after a slow start that’s hindering Chairman Ben S. Bernanke’s efforts to revive the economy.

Charging higher rates for longer terms, “as a compromise, seems like it meets the needs of both sides,” said Louis Crandall, chief economist at Wrightson ICAP LLC in Jersey City, New Jersey. “It’s the certainty of the funding, and providing certainty goes a long way to address those concerns.”

Today, the Fed received applications to borrow $1.7 billion in the TALF’s second monthly round, down 64 percent from $4.7 billion in March. Hedge funds and other investors are balking because of visa limits on workers and possible efforts to tax earnings, undermining Bernanke’s attempt to further drive down borrowing costs.

TALF Expansion

The Fed started the TALF last month, lending to investors purchasing securities backed by auto, credit-card, education and small-business loans. In coming months, the program will expand to include securities backed by commercial real-estate loans.

“We have been advocating strongly for a term of at least five years,” said Christopher Hoeffel, president of the Commercial Mortgage Securities Association, a trade group. “The most important thing is the term of the loan. If the cost of the financing and the equity requirement increased with the length of the loan, that would be a workable solution.”

Investor participation would be curtailed by a loan term of less than five years, said Hoeffel, who is also a managing director at Investcorp.

Fed officials are still devising terms for the expanded facility, which may reach $1 trillion. No decisions have been reached yet on the loan length. Sales of CMBS plummeted to $12.2 billion last year from a record $237 billion in 2007, according to estimates by JPMorgan Chase & Co.

Risk of Default

That raises the risk of increasing defaults on commercial mortgages, making it tougher for borrowers to refinance maturing debt and avoid delinquency or foreclosure, industry officials say.

Charging higher fees after three years would be a compromise aimed at giving more incentive for investors to borrow from the Fed and helping restart markets for commercial mortgage-backed securities, while protecting the Fed’s flexibility to raise interest rates in the broader economy once consumer demand recovers.

The Fed normally raises the benchmark federal funds rate by selling Treasuries on its balance sheet, draining reserves from the banking system. That task is tougher with the Fed’s commitment last month to buy more than $1 trillion in mortgage- backed securities, which are harder to sell quickly without roiling markets or potentially attracting political scrutiny. TALF loans in particular would be difficult for the Fed to move.

Loan Rates

Investors can take out a fixed-rate TALF loan to buy newly issued auto-loan securities at the one-month London interbank offered rate, or Libor, plus 1 percentage point. For today’s loan applications, that comes to 2.87 percent, the Fed said.

One potential solution under consideration would be to increase the spread over Libor to, for example, 200 basis points after three years and 300 basis points after the fourth year. The thinking is that rates for private-market financing would decline enough in the next three years to make Fed loans too pricey for investors to keep.

Commercial Mortgage Securities Association officials said last month that the government’s effort to boost bids for the commercial-mortgage bonds may fail unless the length of TALF financing is increased.

The group posted on its Web site a summary of recommendations dated March 25, saying its members “strongly believe” that TALF loans should be at least five years."

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