by Calculated Risk on 12/05/2009 09:09:00 PM

From the WSJ: Soured Loans Put Lenders on the Hook

As home loans sour at a rapid clip, mortgage finance giants Fannie Mae and Freddie Mac are aggressively bouncing back defectively underwritten loans to lenders. The result: higher loan-loss reserves for the lenders and new headwind for banks trying to escape the housing downturn.

For lenders such as Wells Fargo & Co., Bank of America Corp., J.P. Morgan Chase & Co. and Citigroup Inc., which are among the largest sellers of mortgages to Fannie and Freddie, this could mean buying back souring loans at a loss.
...
Through Sept. 30, Freddie Mac put back about $2.7 billion of single-family mortgages to lenders, more than double the $1.2 billion of a year earlier.
...
In 2008, Fannie Mae bounced back roughly a quarter of the loans on 94,652 real-estate owned properties, or REOs, properties that have been reclaimed by Fannie after foreclosure. Through Sept. 30, Fannie Mae REO properties totaled 98,428. Many of these loans are plain-vanilla prime 30-year fixed-rate mortgages ...

It is a small number, but it is a start. These are mostly prime loans too - most of the subprime and Alt-A loans were securitized by Wall Street, not the GSEs.

by Calculated Risk on 12/05/2009 06:29:00 PM

We've looked at this resource from Google before: Domestic Trends. Google is tracking search trends for several specific sectors of the economy.

As an example, below is a screen capture of the Auto Buyers Index.

Click on graph for larger image in new window.

This shows the seasonality of car buying, plus the Cash-for-clunkers surge in searches. Click on link for interactive graph - you can also plot the data YoY.

The YoY data for autos has recently turned slightly negative.

I also recommend real estate, rental and unemployment.

The YoY rental index has just turned positive, and the unemployment index has turned up again.

by Calculated Risk on 12/05/2009 03:06:00 PM

Jim asks: "Wouldn't it be something if the builders end up beating the banks to the buyers? The banks are satisfied to drip them out - so the builders end up flooding the market and soak up all the buyers."

by Calculated Risk on 12/05/2009 10:28:00 AM

From HousingWire: Moody’s Links Option ARM, Subprime Performance

Click on graph for larger image in new window.

Via: Housing Wire

"The total count of Option ARMs outstanding are highly concentrated among a few states. (source: Moody's)"

From the article:

[The Option ARM] sector shows “dismal” performance, with more than 40% of borrowers 60 or more days past due on payments. And many of these loans have yet to experience a recast event, when initial minimum monthly payments jump as much as 60%, according to sources interviewed by HousingWire for an upcoming issue.

“Even though borrowers with Option ARM loans have the option to make monthly payments typically lower than the accruing interest on the loan, many borrowers are choosing a different option–not making any payment at all.”
...
Negative equity is a key driver of weak performance — as well as a more predictive measure of default than unemployment — particularly among Option ARMs.
...
“There is little hope that most of these [delinquent] borrowers will start making payments again if no principal is forgiven,” Moody’s said. “Forbearance does not eliminate the obligation to repay the loan principal, it only delays it. And many delinquent borrowers are potentially so far underwater that it would take close to a decade for them to attain any positive equity in their home.”

For their borrowers, modifications that lower the interest or extend the term, just delay the inevitable - and really makes the borrowers into renters.

by Calculated Risk on 12/05/2009 08:39:00 AM

The FDIC closed six more banks on Friday, with the largest - AmTrust Bank - estimated to cost the Deposit Insurance Fund $2 billion. That brings the total FDIC bank failures to 130 in 2009.

From the Plain Dealer on AmTrust: AmTrust Bank fails, bought by New York bank

While the closure is not surprising -- given the parent company's bankruptcy filing this week -- it is still stunning to the bank's 280,000 local customers, 1,400 local employees and a community that had watched the sleepy thrift become a national powerhouse and an important philanthropic force across Northeast Ohio.
...
While depositors aren't losing anything, the FDIC fund is taking an estimated $2 billion hit, [FDIC spokesman David Barr] said. The FDIC entered into an agreement to cap New York Community Bank's potential losses on the loans it's buying. NYCB agreed to buy about $9 billion in AmTrust assets. The FDIC will keep the remaining $3 billion in loans to sell later.

Among the nation's 8,100 banks, AmTrust was the 92nd largest as of June 30. At its height, it was the 68th largest in 2006 and 2007. In the last two years it's lost nearly 40 percent of its assets and deposits as its loans lost value, CDs matured and customers left. AmTrust was simply into mortgage lending too deep, much of it risky or in markets that were about to implode.

The following graph shows bank failures by week in 2009.

Click on graph for larger image in new window.

Note: Week 1 on graph ends Jan 9th.

The bank failures seem to come in bunches, and with 3 weeks to go it seems 140+ bank failures is likely this year.

The second graph shows the cumulative estimated losses to the FDIC Deposit Insurance Fund (DIF) and the quarterly assets of the DIF (as reported by the FDIC). Note that the FDIC takes reserves against future losses in the DIF, and collects fees and special assessments - so you can't just subtract estimated losses from assets to determine the assets remaining in the DIF.

The cumulative estimated losses for the DIF, since early 2007, is now over $52.4 billion.