Bait and Switch becomes the Norm

Bait and switch is a sales tactic that seems to infiltrate every segment of industry. The words “sorry, that’s no longer available, but we have this ___(fill in the blank) available” could fit the car, computer, electronic, et. al. industries.

When your dealing with your homes financing, the last thing you really want to hear is that your mortgage term and rate are no longer available. However, in today’s mortgage world, the mortgage program that you were offered probably was available yesterday but may not be available today.

Home buyers and owners refinancing mortgages are increasingly finding at the closings that their lender isn’t honoring the deal they thought they had locked up.

Read the full story: Tough words on mortgage fraud

It’s not Easy Being a Borrower

Last December I had a subprime loan not go through underwriting with an approval. It was awkward for me since I pride myself on being thorough. The start reality is that it was the start of the meltdown of subprime mortgage companies.

The Denver Post explores this issue in depth:

Gone are the days of easy loans. Foreclosures and a subprime loan-market meltdown have left buyers scrambling to ante up.

The article is full of stories from buyers, sellers, investors, et.al. who have been impacted by the credit crunch.

Read the full article: BUYERS: Lenders tighten loan standards

The article is fairly accurate

Not Miller Time

Miller Beer has a catch phrase called “Living the High Life” or something to that effect. The Denver Post has an articled called exactly that but it’s about living in high rise in downtown Denver.

Luxury high-rises promise to redefine the look of downtown Denver, luring tony buyers seeking their own wide-open spaces in the sky.

Denver’s skyline is about to be remade:

Among the biggest luxury residential high-rises planned or underway in central Denver: a Ritz-Carlton Hotel at 19th and Arapahoe streets topped with 25 residential units; a Four Seasons Hotel at 14th and Arapahoe with 102 private residences; the 41-story Spire project at 891 14th St.; the 31-story One Lincoln Park complex; Buzz Geller’s 31-story condo tower near Larimer Street and Speer Boulevard; and 1401 Lawrence, the Great Gulf Group’s 51-story tower at 14th and Lawrence streets.

High rises are great if… you don’t have kids, love elevators, love having neighbors above you, next to you, below you, and most importantly if you love heights.

Read the full article: Living the High life

Random sports observations

I’ll always like sports more than mortgages so here are some very random sports observations:

  • Joba Chamberlain of the Yankees is a BIG BOY and ESPN should televise EVERY Yankees vs Red Sox game. It’s 18 games of pure baseball magic.
  • Willie Randolph of the Mets and Clint Hurdle of the Rockies have the same problem, they both have terrible bullpens. Clint Hurdle is better at managing his putrid pen.
  • For all the traffic issues the Rockies cause in downtown Denver, they finally made up for it with a decent season and “meaningful games” in September.
  • The boys from Florida State are much faster than the crew CU has from Texas, California and some parts of Colorado. Cody Hawkins will be very good in a year or two.
  • Matt Holiday is having a great year playing left field at Coors Field. I have a feeling Ryan Spillborghs will be playing left field next year.
  • The Broncos are a very lucky team. Two weeks of pure luck. I hope that they’re lucky when they play the Colts or the Patriots in the playoffs in January.
  • The NFC is up for grabs but in the AFC it will really come down to the Patriots and Colts. Unless of course Tom Brady finally gets the beating of the week by the Red Sox nation for wearing a Yankees cap in public.
  • Tiger won the Fed Ex Cup. Did we really needed more assurance that Tiger is the best?
  • Charlie Weis brought respectability back to Notre Dame just like Britany Spears brought respectability back to Britany Spears at the 2007 VMAs.

Financial market woes knock real estate deals

Mortgage article from the Rocky Mountain News:

Jeff Selby is fortunate that he locked in the biggest private real estate loan in Denver’s history in December.

Read the full story: Financial market woes knock real estate deals

Rents rising in Colorado

Mortgage article from the Rocky Mountain News:

Most apartment markets in Colorado appear to be healthy, with vacancy rates falling and rents rising, officials say.

Read the full story: Rents rising in Colo.

My Home, My Security Blanket

When I discuss retirement with mortgage clients the discussions either go like this….

“well social security won’t be there for me and I’m still recovering from the dot com bust and my financial planner is a complete moron and at the rate I’m saving, I’ll never retire”

or like this…

“I plan on retiring at 55-60 depending on what happens with my investments and my home’s value”

Your home’s equity is a solid foundation for retirement according to an article entitled Retiring on Your Home’s Equity

A recent study commissioned by Oakland, Calif.-based Bell Investment Advisors, found that seven out of 10 60-year-olds consider their home part of their retirement plan. Of that group, almost one in five — 24% to be exact — said their home’s equity represents half or more of their total savings.

Also included are the sources where current retirees will be drawing their retirement:

Wealth holdings of a typical household prior to retirement*:

Social security: 42%
Primary house: 21% of total wealth
Defined benefit plan: 16%
Defined-contribution plan: 8%
Financial assets: 7%
Business assets: 2%
Other nonfinancial assets: 4%

* Households headed by individuals aged 55-64. Source: Survey of Consumer Finances 2004.

More importantly, the article continues to discuss two ways to tap your equity when you retire including downsizing into a smaller home and keeping the profits and a reverse mortgage where you get a mortgage that pays you.

This article brings to light the importance of mortgage planning as a key component in your wealth management. Your home is your security blanket since it can be the largest asset in your estate. Your mortgage allows you to manage this asset. Obviously I just scratched the surface of mortgage planning but if you need more information, contact me.

To merge or not to merge

PRIVATE MORTGAGE INSURANCE: If your down payment is less than 20% of the purchase price of the home, mortgage lenders require that you take out Private Mortgage Insurance (PMI). This insurance protects the lender in the event you default on your mortgage. PMI has fallen out of favor in recent years due to the 80/10/10 (80% first mortgage, 10% second mortgage, 10% down payment), 80/15/5 (80% first mortgage, 15% second mortgage, 5% down payment), and 80/20 (80% first mortgage, 20% second mortgage, 0% down payment).

On the heels of the mortgage credit crisis comes word that the two bigger players in the mortgage industry may merge. However, after further deliberation, they decided against a merger.

MGIC drops bid for rival Radian
The mortgage insurers agree to end the deal and focus on how to survive in the industry.
By Emily Fredrix The Associated Press

Milwaukee – Mortgage insurer MGIC Investment Corp. abandoned its $5 billion bid to buy rival Radian Group Inc. on Wednesday, saying it was in each other’s best interest to concentrate on surviving in the faltering mortgage industry.

Radian had vowed to see the deal through when MGIC announced in August it wanted to back out. But chief executive S.A. Ibrahim said Wednesday that Radian didn’t want to fight and instead needed to weather what he called “an industrywide scramble to survive.”

Investors seemed hopeful for both companies after news of the agreement.

Though Radian’s shares tumbled as much as 9 percent after the market opened Wednesday, they closed up 16 cents at $18.27. MGIC shares fell 29 cents to end at $30.05.

MGIC, based in Milwaukee, had agreed in February to pay about $5 billion in stock for Radian, valuing its shares at $60.78. Shares of MGIC closed the day the deal was announced at $70.09.

As problems mounted in the mortgage market, both companies saw their shares tumble and the deal’s value sink.

MGIC said it did not believe it had to complete its purchase of Philadelphia-based Radian because their joint interest in subprime-mortgage investor C-Bass LLC could be worthless.

The decision to end the deal was mutual, both companies said.

Neither party paid the other to get out of the agreement, according to a news release. The original agreement said there would be no breakup fee if a decision was mutual.

Both companies’ shareholders had already approved the deal, which MGIC had said would close in early October.

But woes felt throughout the mortgage industry made the deal difficult to finish, said Michael Zimmerman, MGIC’s vice president of investor relations.

While this is akin to splitting up, it remains to be seen what this means to the borrower. There aren’t too many PMI companies left and when the two biggest PMI companies are more concerned about surviving, especially when in 2007 PMI is tax deductible, this can’t be a good sign.

Ben Stein’s take on the Market

I usually rely on Andy Rooney Ben Stein to make sense of whatever ails America. His self-effacing wit tends to overshadow his knowledge. He’s like the “very rich and very eccentric” grandfather we wished we had, the one who was wise beyond his years who spoke from the heart. My maternal grandfather fit this profile except there a distinct language barrier as he spoke Tagalog and I didn’t.

Earlier this month Ben Stein wrote a piece called How Speculators Exploit Market Fears. It discusses what hedge fund managers do to create action in the stock market. Rather than take snippets from the article, here’s the full article:

Here’s a fact: The speculators and hedge fund managers who run today’s stock market need market volatility in order to make money.

They can’t make enough money if the market stays flat or moves only a bit, so they like extreme and unexpected price movements. They especially like sudden, surprise movements down, when they can make money off stocks they borrow and sell — or, as they say, “sell short.”

Money Lust Satisfied

That’s what’s been happening the past couple of weeks. But it’s not interesting to say that the speculators are whipping the market around to satisfy their money lust. So the speculators themselves make up reasons for why the market is fluctuating, flog those reasons to the media, and then profit if some other speculators believe the jive reasons and jump in the way the manipulators want them to.

Supposedly, the market is “correcting” because of worries about the housing slowdown, and also because of fears that the debt markets that support mergers and acquisitions is drying up.

These are interesting theories, and people who don’t know a lot about the stock market or the economy might find them beguiling. What follows are a few truths that show how shallow these “reasons” for the stock market moves are.

Housing a Theory

Yes, the housing market has slowed from a spectacular bubble level to a simply pretty good level. Housing sales and starts are now about what they were in 2002, and no one thought we were in a housing depression then.

In any event, housing is only about 5 percent of the economy. If it falls by 15 percent, that would represent a fall-off of about .75 percent. That’s not trivial, but it’s also not the stuff of which recessions are made.

The fact is that there is no recession. The economy is suffering from a labor shortage, not a surplus of unemployment. The Fed is worried about excess demand, not slack demand.

Corporate profits set new records every day. Whatever’s happening in residential sales and building is simply not slowing down the economy. Why should a Boeing or a Merck or a Pfizer have any reaction to housing at all? Because the speculators sell everything they can when nervousness sets in — and for no other reason.

A Minor Major Mess

Subprime is a mess. But it’s a small mess. Subprime mortgages account for roughly 20 percent of mortgages even in the most heavily exposed states. About 20 percent of them are delinquent in some way. That’s 4 percent of mortgages.

Of these, maybe half, or 2 percent, will go into foreclosure. There will be roughly 50 percent recovery on sale of these. This is a loss of 1 percent in the mortgage market — a sum the lenders have already made many times over because of the hefty fees on those deals. In the context of the size of the U.S. financial sector, it’s nothing.

And why should a crisis in subprime drive down stocks in Mexico and Thailand? Again, because the speculators seek to create panic to make money by selling short, and they sell short everything.

There’s simply no connection between subprime and developed or developing nations’ stocks. This by itself shows the thin context of the selling wave late last month.

Money’s Still Cheap

What about the supposed drying up of loans for mergers and acquisitions by private equity firms? Well, here’s a good, simple test of just how valid that explanation is for stock market moves: The majority of private equity takeovers are financed with junk debt.

If there really were a major shortage of funds for these deals, the interest rate on the junk would skyrocket. Instead, while the rate has risen by about 150 basis points in the past month, the spread between junk and investment grade is now about 290 basis points, according to leading junk analyst Martin Fridson.

This is a lot lower than the year-end average of the spread from 2002 to 2006, and far below the almost 800 basis point spread during a true interest-rate crunch like the one after the tech meltdown in 2000-2002.

So that’s phony, too. Interest rates have risen, but not anything like what they’ve done in real crises. And besides, the Dow fell by about 550 points the week before last, yet not one of the Dow stocks is involved as either acquiror or acquiree in a private equity deal.

In short, money is no longer virtually free the way it was for private equity deals in the past year. But it’s not expensive by historical standards, either.

Spreading the Fear

In other words, it’s all the speculators trying to panic us so their sell programs will make money. And they’ll make money as long as they can spread their panic. When they can’t do that any longer, they’ll work the long side — and make up reasons for that, too.

In the meantime, the economy is strong. Profits are great, and interest rates are low and will stay that way. Don’t sell. With all the shrieking about the market, it only fell to what it was about five weeks ago — and we didn’t think we were poor then.

So let the speculators shout “fire.” As of right now, they’re not blowing anything but smoke.

Two quick points:

131+ mortgage companies have shut down. If you’re a consumer chances are you’ve never heard of these companies. If you’re in the mortgage business, you’ve probably heard of a fraction (i’d say 25%) of these companies. For the most part, those that bet on high risk loans (subprime, alt-a, non-owners, etc.) lost. The ones that bet on low risk loans (conforming) are still open for business.

However, one quick look at Google Trends and you’ll notice that countrywide, mortgage, credit, or liquidity don’t show up as “hot searches” in Google.

Sometimes you need Ben Stein to make sense of a nonsensical world.

MakeYourNextOpenHouseAWinner.jpgHere’s a mortgage primer on which loans are no longer the flavor of the month on Wall Street. They’re the Michael Vick’s of the mortgage world, they were once very popular on but now nobody wants to be associated with them. Okay, that’s a little bit too harsh since these loans didn’t kill dogs. Then again, these loans have put families in dire straits so lets keep the Michael Vick analogy.

Loans the Wall Street doesn’t like:

  • THE LOANS WITH THE REALLY REALLY REALLY LOW RATE AND LOW MONTHLY PAYMENT
  • Also called: 1%, NEGATIVE AMORTIZATION, NEG AM, OPTION ARMS, PAY OPTION ARMS or

    “A CAN OF WHOOP ASS WAITING TO HAPPEN”

  • THE LOANS FOR BORROWERS WITH REALLY REALLY REALLY BAD CREDIT HISTORIES
  • Also called: SUBPRIME, NON PRIME, POOR CREDIT, 2/28s, 3/27s, or

    “I GUESS THIS IS WHAT I GET FOR NOT PAYING MY BILLS”

  • THE LOANS FOR BORROWERS WHO HAVE GOOD CREDIT BUT WHOSE OVERALL LOAN APPLICATION DOESN’T MEET FANNIE MAE OR FREDDIE MAC’S STANDARDS
  • Also called: ALT-A or

    “SO I’VE GOT GOOD CREDIT AND A GOOD JOB BUT I’M PENALIZED FOR NOT SAVING ANY MONEY”

  • THE LOANS FOR BORROWERS WHO CAN’T REALLY REALLY REALLY SHOW HOW MUCH MONEY THEY’VE MADE OR HOW MUCH THEY HAVE SAVED UP
  • Also called: STATED INCOME, STATEDSIVA, SISA, NO DOC, or

    “DON’T THEY HAVE LOANS FOR PEOPLE WHO DON’T HAVE JOBS?”

  • THE LOANS FOR BORROWERS WHO REALLY REALLY REALLY DON’T WANT TO PUT ANY MONEY DOWN
  • Are called: 80/20, 100% Financing, NO MONEY DOWN, 103%, 107% or

    “I WANT A LOAN WHERE I GET TO KEEP MY MONEY IN CASE MY JOB GETS OUTSOURCED TO INDIA”

  • THE LOANS FOR BORROWERS WHO REALLY REALLY REALLY DON’T WANT TO PAY AN AMORTIZED PAYMENT
  • Also called: INTEREST ONLY, IO, or

    “IF I LIKE PAYING DOWN PRINCIPAL MY PAYMENT GETS RECAST TO A LOWER PAYMENT EVERY MONTH”

  • THE LOANS FOR BORROWERS WHO REALLY REALLY REALLY WANT TO BUY A HOME THEY HAVE NO INTENTION OF LIVING IN
  • Also called: INVESTMENT PROPERTY LOANS, NON OWNER OCCUPANCY, NOO or

    “I’M GOING TO BE THE NEXT DONALD TRUMP”

  • THE LOANS FOR BORROWERS WHO REALLY REALLY REALLY MAKE A LOT OF DOUGH
  • Also called: JUMBO, NON CONFORMING, SUPER JUMBO, MILLION DOLLAR LOANS, ANYTHING OVER $417,000 or

    “THAT’S PRETTY LOW FOR A RATE OF RETURN AND PRETTY HIGH FOR A MORTGAGE INTEREST RATE”

    It remains to be seen if Wall Street still likes:

  • THE LOANS FOR BORROWERS WHO REALLY REALLY REALLY HAVE NO INTENTION OF LIVING IN THEIR HOMES FOR 15 to 30 YEARS
  • Also called: ADJUSTABLE RATE MORTGAGES, ARMS, 3/1, 5/1, 7/1, 10/1, TEASER RATE LOANS, HYBRID LOANS, BALLOONS or

    “THE AVERAGE PERSON MOVES EVERY 5 to 7 YEARS, SO WHY SHOULD I GET A LOAN FOR 30 YEARS?”

    Wall Street will always like:

  • THE LOANS WITH REALLY REALLY REALLY NO RISK
  • Also called: FHA, VA, CONFORMING, FANNIE MAE, FREDDIE MAC or

    “THE LOANS THAT MAKE UP THE MAJORITY OF THE AMERICAN MORTGAGE LANDSCAPE”

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