by Calculated Risk on 11/11/2009 07:25:00 PM

From The Times: The worst is over, says Bank of England Governor

Better-than-expected unemployment figures and a rosier growth forecast from the Bank of England raised hopes yesterday that Britain was beginning to claw its way towards economic recovery.
...
Mervyn King, Governor of the Bank, said Britain had “only just started along the road to recovery” and that it would be “a long hard haul” back to regain the level of activity of two years ago before the financial crisis hit.

The following graphs are from the BofE November 2009 Inflation Report. The first graph shows the projections for GDP.

Click on graph for larger image in new window.

Note that GDP isn't expect to return to pre-recession levels until sometime in 2011 (mean estimate).

Note from BofE: To the left of the first vertical dashed line, the distribution reflects the likelihood of revisions to the data over the past; to the right, it reflects uncertainty over the evolution of GDP growth in the future. The second dashed line is drawn at the two-year point of the projection.

The second graph shows the projections for inflation.

The BofE expects a short-term increase in inflation because of higher oil prices, but then below trend inflation through most of 2011.

Note that the line is drawn at the 2% target inflation rate (not zero).

From the BofE: Price stability is defined by the Government’s inflation target of 2%.

by Calculated Risk on 11/11/2009 04:30:00 PM

Ruth Simon at the WSJ has some details on permanent modifications: Mortgage Program Gathers Steam After Slow Start

The administration won't release figures on completed modifications until December, but so far it appears that very few trial modifications are becoming permanent, often because of a lack of documentation.
...
J.P. Morgan Chase & Co. said last week that more than 92,000 of its customers have made at least three trial payments under the program, but just 26% of them had submitted all the required documents for a permanent fix.
...
At Morgan Stanley's Saxon Mortgage Services, about 26,000 of the 39,000 borrowers in the program have made more than three trial payments. Roughly 500 have received completed modifications.
emphasis added

Diani Olick at CNBC wrote yesterday:

Insiders however tell me that a lot of that paperwork has to do with those so-called "stated-income" loans ...

In my list of possible upside surprises / downside risks for the economy, the percent of permanent modifications is related to the #1 downside risk. If few of these modifications are successful, there could be a flood of foreclosures on the market next year.

by Calculated Risk on 11/11/2009 03:01:00 PM

Here is an unsolicited Principal Reduction Loan Modification (pdf) offer from BofA. (ht Dwight)

A few background details:

The homeowner bought the house in May 2005 for $420,000.

The homeowner refinanced in March 2006. This included a negatively amortizing adjustable rate mortgage (NegAM ARM) first with BofA for $392,000, and a 2nd with IndyMac for $49,000. (Total = $441,000)

For personal reasons, the homeowner was no longer able to make the payment, and is now delinquent. They were offered a HAMP modification, but apparently did not respond. This unsolicited offer is from a BofA internal program.

The balance due on the NegAM ARM with BofA is currently $429,000 and the homeowner owes another $17,000 in delinquent payments. (Total due is $446,000 for 1st, not including 2nd)

The house would probably sell for about $325,000.

The offer from BofA:

BofA is offering to reduce the principal (including delinquent payments) to $334,400.

The new loan would be a fixed rate at 5.5%, with the same term (about 25 years left), but amortized over 40 years. In 25 years the homeowner would owe a balloon payment of $198,000.

The current minimum payment on the NegAM ARM is $1,966 (not including taxes and insurance), and the payments on the new loan would be $1,725 per month (principal and interest).

There is no mention of the 2nd in the offer.

If the homeowner accepts the offer, he would still owe more on the 1st than the house is worth (the 2nd mortgage would have to be resolved). The personal issue still exists, and reducing the monthly payments by a couple of hundred dollars probably will not help. My understanding is the homeowner is considering trying for a short sale, but it is interesting that BofA is sending out unsolicited principal reduction offers - probably to NegAm borrowers.

UPDATE: The number is answered by a recording that announces they are a "debt collector", and then says they are now closed (probably for Veterans Day)

by Calculated Risk on 11/11/2009 01:15:00 PM

As I've noted several times, my general outlook is for GDP growth to be decent in Q4 (similar to Q3) and for sluggish and choppy GDP growth in 2010. I've been asked to list some possible upside surprises, and downside risks, to this forecast.

Possible Upside Surprises:

Consumer spending. One of the key reasons I think growth will be sluggish in 2010 is because I expect the personal saving rate to increase as households rebuild their balance sheets and reduce their debt burden. But you never know. As San Francisco Fed President Dr. Yellen said yesterday: "Consumers have surprised us in the past with their free-spending ways and it’s not out of the question that they will do so again." Still, it is hard to imagine much of a spending boom with high unemployment (putting pressure on wages), and limited credit (so some people can spend beyond their income).

Exports. Perhaps we are seeing a shift from a U.S. consumption driven world economy, to a more balanced global economy. An increase in consumption in other countries, combined with the weaker dollar should lead to more U.S. exports. And if China revalued that might lead to a boom in U.S. exports. Just this morning, Reuters reported: China hints at resumption of yuan appreciation "China sent its clearest signal yet that it was ready to allow yuan appreciation after an 18-month hiatus, saying on Wednesday it would consider major currencies, not just the dollar, in guiding the exchange rate." Please don't hold your breath waiting for China!

Residential Investment. Those expecting a "V-shaped" or immaculate recovery - with unemployment falling sharply in 2010 - are expecting single family housing starts to rebound quickly to a rate significantly above 1 million units per year. That won't happen. But it is possible for single family starts to rebound to 700 thousand SAAR, even with the large overhang of existing housing inventory.

Another large stimulus package. The greatest impact from the stimulus package is behind us as the following graph from economy.com's Mark Zandi shows:

Click on graph for larger image in new window.

This suggests that all the growth in Q3 was due to the stimulus package, and the impact will now wane - only 2% in Q4, and 1.5% in Q1 2010 - and then the package will be a drag on the economy (impact on GDP growth will be negative) in the 2nd half of 2010.

With unemployment above 10%, there will be significant political pressure for another stimulus package - especially if the economy starts to slow in the first half of 2010. This next package could be several hundred billion (maybe $500 billion) and could increase GDP growth in 2010 above my forecast.

Possible Downside Risks:

Housing Market. Probably the key downside risk to the economy is further declines in house prices and a large second wave of foreclosures. The government is doing everything possible to support house prices - by reducing supply with the modification programs, foreclosure moratoriums, and servicer backlogs - and boosting demand with the homebuyer tax credit and loose lending standards (especially with FHA insured loans).

I expect another wave of foreclosures in early 2010, and the impact of the housing tax credit to wane, and eventually lower house prices especially in higher priced bubble areas (although I think we've seen the bottom in many other areas). My expectation is prices will fall in real terms for several years. But if prices fall further than I expect that could have a serious impact on banks (more losses) and consumer confidence (less spending).

Consumer Spending and Exports. The flip side to consumer spending is that households might increase their saving rate faster than I expect. And with exports, if the global recovery falters, exports would probably decline.

Unemployment and Wage Deflation If the unemployment rate keeps rising (say to 11% or higher), and CPI goes negative - this could lead to falling wages and even more downward pressure on consumer spending. And deflationary expectations might lead to consumers putting off certain expenditures.

Small businesses. I think there is a strong possibility that small businesses will not be able to obtain financing and increase hiring - partly because many of the banks impacted by the commercial real estate disaster also loan to small businesses. As Atlanta Fed President Dennis Lockhart said yesterday: "[T]here could be an impact resulting from small banks' impaired ability to support the small business sector—a sector I expect will be critically important to job creation. ... small firms' reliance on banks with heavy CRE exposure is substantial. Banks with the highest CRE exposure ... account for almost 40 percent of all small business loans."

These are just some possible upside surprises and downside risks. I'm sure there are plenty more ...

by Calculated Risk on 11/11/2009 11:23:00 AM

Last week the FHA released a temporary guidance that relaxed some of the rules for condominiums. From the FHA: Temporary Guidance for Condominium Policy

The Miami Herald has the key points: FHA moves to boost condo market

• Increase from 30 percent to 50 percent the number of units in a project that can be financed with FHA loans. FHA, however, will make exceptions, even allowing up to 100 percent, when buildings meet an additional set of more stringent criteria.

• Require at least 50 percent of units in a complex to be owner-occupied or sold to owners who plan to live in the units. Bank-owned units may be disqualified from the percentage calculation.

• Reduce a presale requirement in new construction to 30 percent, compared with 70 percent for loans from conventional lenders.

This temporary guidance is in effect from December 7, 2009 through December 31, 2010.