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Sunday, March 30, 2008

401K: Don’t Paint Nest Eggs in Company Colors

Don't Paint Nest Eggs in Company Colors

BY helping Bear Stearns avert a potential bankruptcy, the federal government essentially declared the venerable investment bank too important to fail. Over the years, many of the firm's employees clearly felt the same way: collectively, they accumulated one-third of the company's stock.

 

Even under a revised rescue plan, in which JPMorgan Chase is offering $10 a share to buy Bear Stearns, the value of the company's stock owned by Bear employees is now worth just a tenth what it was in December. For many of those employees, that decline is a personal catastrophe: most of their wealth is gone.

 

"I used to think Enron was the poster child of what not to do with company stock," said Mike Scarborough, president of an investment advisory firm based in Annapolis, Md., referring to the energy trading company whose collapse shattered the nest eggs of employees who held so many of its shares.

 

"But it may ultimately turn out to be Bear Stearns, because money and investing is their business — and it still turned out badly."

 

To be sure, the situations of Bear Stearns and Enron are different in many ways. For starters, just in terms of company stock, top executives at Enron encouraged workers to load up their 401(k)'s with company shares. That wasn't the case with Bear.

 

Nevertheless, the rapid collapse of the investment bank's shares — they fell to about $10 from $70 in around three weeks — offers yet another reminder of the risks associated with making concentrated bets on your employer's stock, even if it appears to be a blue-chip investment.

 

Conventional wisdom says company stock isn't that big a problem now. Thanks to the bear market and blow-ups at companies like Enron and WorldCom at the start of the decade, as well as the Pension Protection Act of 2006, retirement investors aren't as concentrated in company stock as they once were.

 

In general, the numbers bear this out. In 2001, when Enron filed for bankruptcy, investors in 401(k) plans that offered company stock held 28 percent of their retirement account in employer shares, on average, according to Hewitt Associates, the employee benefit research firm. By the end of last year, that figure had dropped to 16 percent.

 

But many financial planners say 16 percent is still way too much to invest in a single stock, let alone that of your own employer. Think about it: $100,000 invested in the Standard & Poor's 500-stock index would have shrunk to $90,760 since January. But had a Bear Stearns employee invested 16 percent of his money in company stock — with the remainder going into the S.& P. 500 — his account would have fallen to below $78,300. This at a time when his job may be in jeopardy.

 

Mr. Scarborough, whose firm advises workers on managing their 401(k)'s, recommends investing no more than 5 percent in employer stock. This is especially true for employees of a large company whose stock is widely held, because they may already own some of its stock indirectly. "A lot of diversified mutual funds in their 401(k)'s probably own those shares," he said.

 

If you dig a bit deeper into the data, you'll notice something more worrisome: Though company stock has fallen in popularity, some 401(k) participants are still making huge bets on it.

 

At the end of last year, nearly two of every five 401(k) participants were putting 20 percent or more of their money into employer stock, according to Hewitt. And about one-sixth of participants were investing half or more of their nest eggs in it.

 

This is all the more remarkable, given that many employers have been playing down company stock in worker retirement plans.

 

For example, among plans offering company stock as an investment, only 23 percent now use it to make matching contributions to worker accounts — or about half as many as in 2001, said Pamela M. Hess, Hewitt's director of retirement research.

 

A vast majority of these plans let workers transfer instantly out of company stock. But "even though they can diversify their holdings, many participants still don't," Ms. Hess said.

 

LORI LUCAS, defined-contribution practice leader at Callan Associates, an investment consulting firm, said the persistent failure of many employees to diversify their holdings was "a tough nut to crack."

 

"Familiarity of company stock can be comforting to some plan participants," Ms. Lucas said.

 

So far, she said, no suggested way to discourage workers from overloading on company stock has been completely successful. She added that "one approach that some plan sponsors are talking about is re-enrollment, or rebooting the whole plan." In other words, on a given day, all workers are re-enrolled in their 401(k), as if they were new workers — but with existing balances to invest.

 

In a theoretical reboot, existing balances might go into a broadly diversified option like a target-date retirement fund, which invests in an age-appropriate mix of stocks and bonds and adjusts over time. A worker could then go back into company stock if desired.. Or, workers would actually choose their investments upon re-enrollment.

 

The idea is that some workers might diversify if they were forced to invest from scratch.

Of course, most employees are free to diversify their 401(k)'s right now. The Bear Stearns experience might convince them to do so. 
 [full article]

 

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Wednesday, March 26, 2008

"Pay day" loans exacerbate housing crisis

"Pay day" loans exacerbate housing crisis
By Nick Carey
 

As hundreds of thousands of American home owners fall behind on their mortgage payments, more people are turning to short-term loans with sky-high interest rates just to get by.

 

While figures are hard to come by, evidence from nonprofit credit and mortgage counselors suggests that the number of people using these so-called "pay day loans" is growing as the U.S. housing crisis deepens, a negative sign for economic recovery.

 

"We're hearing from around the country that many folks are buried deep in pay day loan debts as well as struggling with their mortgage payments," said Uriah King, a policy associate at the Center for Responsible Lending (CRL).

 

A pay day loan is typically for a few hundred dollars, with a term of two weeks, and an interest rate as high as 800 percent. The average borrower ends up paying back $793 for a $325 loan, according to the Center.

 

The Center also estimates pay day lenders issued more than $28 billion in loans in 2005, the latest available figures.

 

In the Union Miles district of Cleveland, which has been hit hard by the housing crisis, all the conventional banks have been replaced by pay day lenders with brightly painted signs offering instant cash for a week or two to poor families.

 

"When distressed home owners come to us it usually takes a while before we find out if they have pay day loans because they don't mention it at first," said Lindsey Sacher, community relations coordinator at nonprofit East Side Organizing Project on a recent tour of the district. "But by the time they come to us for help, they have nothing left."

 

The loans on offer have an Annual Percentage Rate (APR) of up to 391 percent -- excluding fees and penalties. All you need for a loan like this is proof of regular income, even government benefits will do.

 

On top of the exorbitant cost, pay day loans have an even darker side, Sacher notes. "We also have to contend with the fact that pay day lenders are very aggressive when it comes to getting paid."

 

Ohio is on the front line of the U.S. housing crisis. According to the Mortgage Bankers Association, at the end of the fourth quarter Ohio had 3.88 percent of home loans in the process of foreclosure, the highest of all the 50 U.S. states. The "Rust Belt" state's woes have been further compounded by the loss of 235,900 manufacturing jobs between 2000 and 2007.

 

But while the state as a whole has not done well in recent years, pay day lenders have proliferated.

 

Bill Faith, executive director of COHHIO, an umbrella group representing some 600 nonprofit agencies in Ohio, said the state is home to some 1,650 pay day loan lenders -- more than all of Ohio's McDonald's, Burger Kings and Wendy's fast food franchises put together.

 

"That's saying something, as the people of Ohio really like their fast food," Faith said. "But pay day loans are insidious because people get trapped in a cycle of debt."

 

It takes the average borrower two years to get out of a pay day loan, he said.

 

Robert Frank, an economics professor at Cornell University, equates pay day loans with "handing a suicidal person a noose" because many people can't control their finances and end up mired in debt.

 

"These loans lead to more bankruptcies and wipe out people's savings, which is bad for the economy," he said. "This is a problem that has been caused by deregulation" of the U.S. financial sector in the 1990s.

 

Because of the astronomical interest rates there is a movement among more states to implement a cap of 36 percent APR that is currently in place in 13 states and the District of Columbia.

 

"Thirty-six percent is still very high," said Ozell Brooklin, director of Acorn Housing in Atlanta, Georgia where there is a cap in place. "But it's better than 400 percent."

 

SPRINGING THE TRAP

But even in states like New York where pay day loan caps or bans exist, loopholes allow out-of-state lenders to provide loans over the Internet.

 

Janet Hudson, 40, ran into pay day loans when she and her fiance broke up, leaving her with a young son and a $1,000 monthly mortgage payment. Short on cash, she took out three small pay day loans online totaling $900 but fell behind with her payments. Soon her monthly interest and fees totaled $800.

 

"It almost equaled my mortgage and I wasn't even touching the principal of the loans," said Hudson, who works as an administrative assistant.

 

After falling behind on her mortgage, Hudson asked Rochester, New York-based nonprofit Empire Justice Center for help. A lawyer at Empire, Rebecca Case-Grammatico, advised her to stop paying off the pay day loans because the loans were unsecured debt.

"For months after that the pay day lenders left me voice mails threatening to have me thrown in jail, take everything I owned and destroy my credit rating," Hudson said. After several months, the pay day lenders offered to reach a settlement.

 

But Hudson was already so far behind on her mortgage that she had to sell her home April 2007 to avoid foreclosure.

 

"Thanks to the (New York state) ban on pay day loans we've been spared large scale problems, but Internet loans have still cost people their homes," Case-Grammatico said.

 

A national 36 percent cap on pay day loans to members of the military came into effect last October. The cap was proposed by Republican Senator Jim Talent and Democratic Senator Bill Nelson -- citing APR of up to 800 percent as harmful to the battle readiness and morale of the U.S. Armed Forces.

 

There are now proposals in other states -- including Ohio, Virginia, Arizona and Colorado -- to bring in a 36 percent cap.

 

And, in Arkansas, attorney general Dustin McDaniel sent a letter to payday lenders on March 18 asking them to shut down or face a lawsuit, saying they have made a "lot of money on the backs of Arkansas consumers, mostly the working poor."

 

Alan Fisher, executive director of the California Reinvestment Coalition, an umbrella group of housing counseling agencies, said up 2 million Californians have pay day loans.

 

"We expect pay day loans will make the housing crisis worse," Fisher said. California's state assembly is set to debate a bill to introduce a 36 percent cap.

 

"Thanks to the credit crunch and foreclosure crisis, state and federal policy makers are taking a hard look at the policy of credit at any cost," the CRL's King said. "But more needs to be done, fast."

 

[full article]
 

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Home Sales Rose in February

 

The National Association of Realtors said that sales of existing homes rose by 2.9 percent in February to a seasonally adjusted annual rate of 5.03 million units. It marked the first sales increase since last July, but even with the gain sales were still 23.8 percent below where they were a year ago.

 

Prices continued to slide. The median sales price for single-family homes homes and condomiums dropped to $195,900, a fall of 8.2 percent from a year ago, the biggest slide in the current housing slump. The median price for just single-family homes was down 8.7 percent from a year ago, the biggest decline in four decades.

 

Wall Street, which had been expecting another decline in sales, was encouraged by the February increase. But economists said they still believed any sustained rebound was many months away.

 

"The hemorrhaging has stopped but the recovery will be long, slow and painful," said Bernard Baumohl, managing director of the Economic Outlook Group. "It's unlikely that we will see any sustained jump in home purchases, must less higher prices, until mid 2009 at the earliest."

 

Brian Bethune, an economist at Global Insight, said, "A quick bounce back in the housing markets is simply not in the cards."

 

White House press secretary Dana Perino said the increase in sales and a decline in the inventory of unsold homes was encouraging but "we can't put a lot of stock in just one report."

 

Lawrence Yun, chief economist for the Realtors, said that some formerly hot markets in California and Florida were seeing significant price declines now as sellers are cutting prices to attract buyers.

"We are not expecting a notable gain in existing-home sales until the second half of this year," he said.

He said that sales should be helped in coming months by recent moves to boost the loan limits on mortgages that can be insured by the Federal Housing Administration and purchased by Fannie Mae and Freddie Mac.

 

By region of the country, sales surged by 11.3 percent in the Northeast and were up 2.5 percent in the Midwest and 2.1 percent in the South. The only region of the country to see a sales decline was the West, where sales dropped by 1.1 percent.

 

The inventory of unsold homes dipped to 4.03 million units in February. That meant it would take 9.6 months to exhaust the supply of homes for sale at the February sales pace. That was down from January's level of 10.2 months but still about double what the months' supply had been during the peak of the housing boom.

Sales of existing homes fell by 12.8 percent in 2007, the biggest decline in 25 years, following an 8.5 percent drop in 2006. After a five-year boom, the steep downturn in housing over the past two years has been made worse by a severe credit crunch as financial institutions tightened their lending standards in reaction to multibillion-dollar losses on mortgages that have gone into default.

 

The steep slump in housing has raised concerns about a possible recession. Democrats are pushing for greater efforts to stem a tidal wave of mortgage foreclosures to keep more unsold homes from being dumped on an already glutted market.

 

Sen. Hillary Clinton, campaigning for the Democratic presidential nomination in Pennsylvania on Monday, called on President Bush to appoint an emergency working group on foreclosures to recommend new ways to confront the housing crisis.

 

"Over the past week, we've seen unprecedented action to maintain confidence in our credit markets and head off a crisis for Wall Street banks," Clinton said in a campaign speech. "It's now time for equally aggressive action to help families avoid foreclosure and keep communities across this country from spiraling into recession."

 

[full article]


 

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Sunday, March 23, 2008

What Created This Monster? [Credit Crisis & Fed Bailout Synopsis]

 
A synopsis of the credit crisis and recent Feb moves to bailout Wal Street investment banks.

LIKE Noah building his ark as thunderheads gathered, Bill Gross has spent the last two years anticipating the flood that swamped Bear Stearns about 10 days ago. As manager of the world's biggest bond fund and custodian of nearly a trillion dollars in assets, Mr. Gross amassed a cash hoard of $50 billion in case trading partners suddenly demanded payment from his firm, Pimco.

 

And every day for the last three weeks he has convened meetings in a war room in Pimco's headquarters in Newport Beach, Calif., "to make sure the ark doesn't have any leaks," Mr. Gross said. "We come in every day at 3:30 a.m. and leave at 6 p.m. I'm not used to setting my alarm for 2:45 a.m., but these are extraordinary times."

 

Even though Mr. Gross, 63, is a market veteran who has lived through the collapse of other banks and brokerage firms, the 1987 stock market crash, and the near meltdown of the Long-Term Capital Management hedge fund a decade ago, he says the current crisis feels different — in both size and significance.

 

The Federal Reserve not only taken has action unprecedented since the Great Depression — by lending money directly to major investment banks — but also has put taxpayers on the hook for billions of dollars in questionable trades these same bankers made when the good times were rolling.

 

"Bear Stearns has made it obvious that things have gone too far," says Mr. Gross, who plans to use some of his cash to bargain-shop. "The investment community has morphed into something beyond banks and something beyond regulation. We call it the shadow banking system."

 

It is the private trading of complex instruments that lurk in the financial shadows that worries regulators and Wall Street and that have created stresses in the broader economy.

 

Economic downturns and panics have occurred before, of course. Few, however, have posed such a serious threat to the entire financial system that regulators have responded as if they were confronting a potential epidemic.

 

As Congress and Republican and Democratic presidential administrations pushed for financial deregulation over the last decade, the biggest banks and brokerage firms created a dizzying array of innovative products that experts now acknowledge are hard to understand and even harder to value.

 

On Wall Street, of course, what you don't see can hurt you. In the past decade, there has been an explosion in complex derivative instruments, such as collateralized debt obligations and credit default swaps, which were intended primarily to transfer risk.

 

These products are virtually hidden from investors, analysts and regulators, even though they have emerged as one of Wall Street's most outsized profit engines. They don't trade openly on public exchanges, and financial services firms disclose few details about them.

Used judiciously, derivatives can limit the damage from financial miscues and uncertainty, greasing the wheels of commerce. Used unwisely — when greed and the urge to gamble with borrowed money overtake sensible risk-taking — derivatives can become Wall Street's version of nitroglycerin.

 

Bear Stearns's vast portfolio of these instruments was among the main reasons for the bank's collapse, but derivatives are buried in the accounts of just about every Wall Street firm, as well as major commercial banks like Citigroup and JPMorgan Chase. What's more, these exotic investments have been exported all over the globe, causing losses in places as distant from Wall Street as a small Norwegian town north of the Arctic Circle.

With Bear Stearns forced into a sale and the entire financial system still under the threat of further losses, Wall Street executives, regulators and politicians are scrambling to figure out just what went wrong and how it can be fixed.

 

But because the forces that have collided in recent weeks were set in motion long before the subprime mortgage mess first made news last year, solutions won't come easily or quickly, analysts say.

 

In fact, while home loans to risky borrowers were among the first to go bad, analysts say that the crisis didn't stem from the housing market alone and that it certainly won't end there.

 

"The problem has been spreading its wings and taking in markets very far afield from mortgages," says Alan S. Blinder, former vice chairman of the Federal Reserve and now an economics professor at Princeton. "It's a failure at a lot of levels. It's hard to find a piece of the system that actually worked well in the lead-up to the bust."

 

Stung by the new focus on their complex products, advocates of the derivatives trade say they are unfairly being made a scapegoat for the recent panic on Wall Street.

 

"Some people want to blame our industry because they have a vested interest in doing so, either by making a name for themselves or by hampering the adaptability and usefulness of our products for competitive purposes," said Robert G. Pickel, chief executive of the International Swaps and Derivatives Association, a trade group. "We believe that there are good investment decisions and bad investment decisions. We don't decry motor vehicles because some have been involved in accidents."

 

Already, legislators in Washington are offering detailed plans for new regulations, including ones to treat Wall Street banks like their more heavily regulated commercial brethren. At the same time, normally wary corporate leaders like James Dimon, the chief executive of JPMorgan Chase, are beginning to acknowledge that maybe, just maybe, new regulations are necessary..

 

"We have a terribly global world and, over all, financial regulation has not kept up with that," Mr. Dimon said in an interview on Monday, the day after his bank agreed to take over Bear Stearns at a fire-sale price. "I can't even describe the seriousness of that. I always talk about how bad things can happen that you can't expect. I didn't fathom this event."

 

TWO months before he resigned as chief executive of Citigroup last year amid nearly $20 billion in write-downs, Charles O. Prince III sat down in Washington with Representative Barney Frank, the chairman of the House Financial Services Committee. Among the topics they discussed were investment vehicles that allowed Citigroup and other banks to keep billions of dollars in potential liabilities off of their balance sheets — and away from the scrutiny of investors and analysts.

 

"Why aren't they on your balance sheet?" asked Mr. Frank, Democrat of Massachusetts. The congressman recalled that Mr. Prince said doing so would have put Citigroup at a disadvantage with Wall Street investment banks that were more loosely regulated and were allowed to take far greater risks. (A spokeswoman for Mr. Prince confirmed the conversation..)

 

It was at that moment, Mr. Frank says, that he first realized just how much freedom Wall Street firms had, and how lightly regulated they were in comparison with commercial banks, which have to answer to an alphabet soup of government agencies like the Federal Reserve and the comptroller of the currency.

 

"Not only did Wall Street have so much freedom, but it gave commercial banks an incentive to try and evade their regulations," Mr. Frank says. When it came to Wall Street, he says, "we thought we didn't need regulation."

 

In fact, Washington has long followed the financial industry's lead in supporting deregulation, even as newly minted but little-understood products like derivatives proliferated.

 

During the late 1990s, Wall Street fought bitterly against any attempt to regulate the emerging derivatives market, recalls Michael Greenberger, a former senior regulator at the Commodity Futures Trading Commission. Although the Long-Term Capital debacle in 1998 alerted regulators and bankers alike to the dangers of big bets with borrowed money, a rescue effort engineered by the Federal Reserve Bank of New York prevented the damage from spreading.

 

"After that, all was forgotten," says Mr. Greenberger, now a professor at the University of Maryland. At the same time, derivatives were being praised as a boon that would make the economy more stable.

 

Speaking in Boca Raton, Fla., in March 1999, Alan Greenspan, then the Fed chairman, told the Futures Industry Association, a Wall Street trade group, that "these instruments enhance the ability to differentiate risk and allocate it to those investors most able and willing to take it."

 

Although Mr. Greenspan acknowledged that the "possibility of increased systemic risk does appear to be an issue that requires fuller understanding," he argued that new regulations "would be a major mistake."

 

"Regulatory risk measurement schemes," he added, "are simpler and much less accurate than banks' risk measurement models."

 

Mr. Greenberger, still concerned about regulatory battles he lost a decade ago, says that Mr. Greenspan "felt derivatives would spread the risk in the economy."

 

"In reality," Mr. Greenberger added, "it spread a virus through the economy because these products are so opaque and hard to value." A representative for Mr. Greenspan said he was preparing to travel and could not comment.

 

A milestone in the deregulation effort came in the fall of 2000, when a lame-duck session of Congress passed a little-noticed piece of legislation called the Commodity Futures Modernization Act. The bill effectively kept much of the market for derivatives and other exotic instruments off-limits to agencies that regulate more conventional assets like stocks, bonds and futures contracts.

 

Supported by Phil Gramm, then a Republican senator from Texas and chairman of the Senate Banking Committee, the legislation was a 262-page amendment to a far larger appropriations bill. It was signed into law by President Bill Clinton that December.

Mr. Gramm, now the vice chairman of UBS, the Swiss investment banking giant, was unavailable for comment. (UBS has recently seen its fortunes hammered by ill-considered derivative investments.)

 

"I don't believe anybody understood the significance of this," says Mr. Greenberger, describing the bill's impact.

 

By the beginning of this decade, according to Mr. Frank and Mr.. Blinder, Mr. Greenspan resisted suggestions that the Fed use its powers to regulate the mortgage market or to crack down on practices like providing loans to borrowers with little, if any, documentation.

"Greenspan specifically refused to act," Mr. Frank says. "He had the authority, but he didn't use it."

 

Others on Capitol Hill, like Representative Scott Garrett, Republican of New Jersey and a member of the Financial Services banking subcommittee, reject the idea that loosening financial rules helped to create the current crisis.

 

"I don't think deregulation was the cause," he says. "And had we had additional regulation in place, I'm not sure what we're experiencing now would have been averted."

 

Regardless, with profit margins shrinking in traditional businesses like underwriting and trading, Wall Street firms rushed into the new frontier of lucrative financial products like derivatives. Students with doctorates in physics and other mathematical disciplines were hired directly out of graduate school to design them, and Wall Street firms increasingly made big bets on derivatives linked to mortgages and other products.

 

THREE years ago, many of Wall Street's best and brightest gathered to assess the landscape of financial risk. Top executives from firms like Goldman Sachs, Lehman Brothers and Citigroup — calling themselves the Counterparty Risk Management Policy Group II — debated the likelihood of an event that could send a seismic wave across financial markets.

 

The group's conclusion, detailed in a 153-page report, was that the chances of a systemic upheaval had declined sharply after the Long-Term Capital bailout. Members recommended some nips and tucks around the market's edges, to ensure that trades were cleared and settled more efficiently. They also recommended that secretive hedge funds volunteer more information about their activities. Yet, over all, they concluded that financial markets were more stable than they had been just a few years earlier.

 

Few could argue. Wall Street banks were fat and happy. They were posting record profits and had healthy capital cushions. Money flowed easily as corporate default rates were practically nil and the few bumps and bruises that occurred in the market were readily absorbed.

 

More important, innovative products designed to mitigate risk were seen as having reduced the likelihood that a financial cataclysm could put the entire system at risk.

"With the 2005 report, my hope at the time was that that work would help in dealing with future financial shocks, and I confess to being quite frustrated that it didn't do as much as I had hoped," says E. Gerald Corrigan, a managing director at Goldman Sachs and a former New York Fed president, who was chairman of the policy group. "Still, I shudder to think what today would look like if not for the fact that some of the changes were, in fact, implemented."

 

ONE of the fastest-growing and most lucrative businesses on Wall Street in the past decade has been in derivatives — a sector that boomed after the near collapse of Long-Term Capital.

 

It is a stealth market that relies on trades conducted by phone between Wall Street dealer desks, away from open securities exchanges. How much changes hands or who holds what is ultimately unknown to analysts, investors and regulators.

 

Credit rating agencies, which banks paid to grade some of the new products, slapped high ratings on many of them, despite having only a loose familiarity with the quality of the assets behind these instruments.

 

Even the people running Wall Street firms didn't really understand what they were buying and selling, says Byron Wien, a 40-year veteran of the stock market who is now the chief investment strategist of Pequot Capital, a hedge fund.

 

"These are ordinary folks who know a spreadsheet, but they are not steeped in the sophistication of these kind of models," Mr. Wien says. "You put a lot of equations in front of them with little Greek letters on their sides, and they won't know what they're looking at."

Mr. Blinder, the former Fed vice chairman, holds a doctorate in economics from M.I.T. but says he has only a "modest understanding" of complex derivatives. "I know the basic understanding of how they work," he said, "but if you presented me with one and asked me to put a market value on it, I'd be guessing."

 

Such uncertainty led some to single out derivatives for greater scrutiny and caution. Most famous, perhaps, was Warren E. Buffett, the legendary investor and chairman of Berkshire Hathaway, who in 2003 said derivatives were potential "weapons of mass destruction."

Behind the scenes, however, there was another player who was scrambling to assess the growing power, use and dangers of derivatives.

 

Timothy F. Geithner, a career civil servant who took over as president of the New York Fed in 2003, was trying to solve a variety of global crises while at the Treasury Department. As a Fed president, he tried to get a handle on hedge fund activities and the use of leverage on Wall Street, and he zeroed in on the credit derivatives market.

 

Mr. Geithner brought together leaders of Wall Street firms in a series of meetings in 2005 and 2006 to discuss credit derivatives, and he pushed many of them to clear and settle derivatives trading electronically, hoping to eliminate a large paper backlog that had clogged the system.

 

Even so, Mr. Geithner had one hand tied behind his back. While the Fed regulated large commercial banks like Citigroup and JPMorgan, it had no oversight on activities of the investment banks, hedge funds and other participants in the burgeoning derivatives market. And the industry and sympathetic politicians in Washington fought attempts to regulate the products, arguing that it would force the lucrative business overseas.

 

"Tim has been learning on the job, and he has my sympathy," said Christopher Whalen, a managing partner of Institutional Risk Analytics, a risk management firm in Torrance, Calif. "But I don't think he's enough of a real practitioner to go mano-a-mano with these bankers."

Mr. Geithner declined an interview request for this article.

 

In a May 2006 speech about credit derivatives, Mr. Geithner praised the benefits of the products: improved risk management and distribution, as well as enhanced market efficiency and resiliency. As he had on earlier occasions, he also warned that the "formidable complexity of measuring the scale of potential exposure" to derivatives made it hard to monitor the products and to gauge the financial vulnerability of individual banks, brokerage firms and other institutions.

 

"Perhaps the more difficult challenge is to capture the broader risks the institution might confront in conditions of a general deterioration in confidence in credit and an erosion in liquidity," Mr. Geithner said in the speech. "Most crises come from the unanticipated."

WHEN increased defaults in subprime mortgages began crushing mortgage-linked securities last summer, several credit markets and many firms that play substantial roles in those markets were sideswiped because of a rapid loss of faith in the value of the products.

 

Two large Bear Stearns hedge funds collapsed because of bad subprime mortgage bets. The losses were amplified by a hefty dollop of borrowed money that was used to try to juice returns in one of the funds..

 

All around the Street, dealers were having trouble moving exotic securities linked to subprime mortgages, particularly collateralized debt obligations, which were backed by pools of bonds. Within days, the once-booming and actively traded C.D.O. market — which in three short years had seen issues triple in size, to $486 billion — ground to a halt.

Jeremy Grantham, chairman and chief investment strategist at GMO, a Boston investment firm, said: "When we had the shot across the bow and people realized something was going wrong with subprime, I said: 'Treat this as a dress rehearsal. Stress-test your portfolios because the next time or the time after, the shot won't be across the bow.' "

 

In the fall, the Treasury Department and several Wall Street banks scrambled to try to put together a bailout plan to save up to $80 billion in troubled securities. The bailout fell apart, quickly replaced by another aimed at major bond guarantors. That crisis was averted after the guarantors raised fresh capital.

 

Yet each near miss brought with it growing fears that the stakes were growing bigger and the risks more dangerous. Wall Street banks, as well as banks abroad, took billions of dollars in write-downs, and the chiefs of UBS, Merrill Lynch and Citigroup were all ousted because of huge losses.

 

"It was like watching a slow-motion train wreck," Mr. Grantham says. "After all of the write-downs at the banks in June, July and August, we were in a full-fledged credit crisis with C.E.O.'s of top banks running around like headless chickens. And the U.S. equity market's peak in October? What sort of denial were they in?"

 

Finally, last week, with Wall Street about to take a direct hit, the Fed stepped in and bailed out Bear Stearns.

 

It remains unclear, exactly, what doomsday scenario Federal Reserve officials consider themselves to have averted. Some on Wall Street say the fear was that a collapse of Bear could take other banks, including possibly Lehman Brothers or Merrill Lynch, with it. Others say the concern was that Bear, which held $30 billion in mortgage-related assets, would cause further deterioration in that beleaguered market.

 

Still others say the primary reason the Fed moved so quickly was to divert an even bigger crisis: a meltdown in an arcane yet huge market known as credit default swaps. Like C.D.O.'s, which few outside of Wall Street had ever heard about before last summer, the credit default swaps market is conducted entirely behind the scenes and is not regulated.

Nonetheless, the market's growth has exploded exponentially since Long-Term Capital almost went under. Today, the outstanding value of the swaps stands at more than $45.5 trillion, up from $900 billion in 2001. The contracts act like insurance policies designed to cover losses to banks and bondholders when companies fail to pay their debts. It's a market that also remains largely untested.

 

While there have been a handful of relatively minor defaults that, in some cases, ended in litigation as participants struggled over contract language and other issues, the market has not had to absorb a bankruptcy of one of its biggest players. Bear Stearns held credit default swap contracts carrying an outstanding value of $2.5 trillion, analysts say.

"The rescue was absolutely all about counterparty risk. If Bear went under, everyone's solvency was going to be thrown into question. There could have been a systematic run on counterparties in general," said Meredith Whitney, a bank analyst at Oppenheimer. "It was 100 percent related to credit default swaps."

 

Amid the regulatory swirl surrounding Bear Stearns, analysts have questioned why the Securities and Exchange Commission did not send up any flares about looming problems at that firm or others on Wall Street. After all, they say, it was the S.E.C., not the Federal Reserve, that was Bear's primary regulator.

 

Although S.E.C. officials were unavailable for comment, its chairman, Christopher Cox, has maintained that the agency has effectively carried out its regulatory duties. In a letter last week to the nongovernmental Basel Committee of Banking Supervision, Mr. Cox attributed the collapse of Bear to "a lack of confidence, not a lack of capital."

 

IT'S still too early to assess whether the Federal Reserve's actions have succeeded in protecting the broader economic system. And experts are debating whether the government's intervention in the Bear Stearns debacle will ultimately encourage riskier behavior on the Street.

 

"It showed that anything important is going to be bailed out one way or the other," says Kevin Phillips, a former Republican strategist whose new book, "Bad Money," analyzes what he describes as the intersection of reckless finance and poor public policy.

Mr. Phillips says that it's likely that the Fed's actions have ushered in a new era in financial regulation.

 

"What we may be looking at is a rethinking of the whole role of the Federal Reserve and what they represent," he says. "If they didn't solve it in this round, I'm not sure they can stretch it out and do it again without creating a new law."

 

On Capitol Hill, leading Democrats like Senator Christopher J. Dodd of Connecticut, chairman of the Senate Banking Committee, and Mr. Frank of the House Financial Services Committee are pushing for just that.

 

Last Thursday, Mr. Frank offered up a raft of suggestions, including requiring investment banks to disclose off-balance-sheet risks while also making the firms subject to audits — much like commercial banks are now. He also wants investment banks to set aside reserves for potential losses to provide a greater cushion during financial panics.

Earlier in the week, Mr. Dodd said the Fed should be given some supervisory powers over the investment banks.

 

But broad new rules aimed at systemic risk are likely to face strong opposition from both the industry and others traditionally wary of regulation. Analysts expect new, smaller-bore laws aimed at the mortgage industry in particular, which was the first sector hit in the squeeze and which affected Wall Street millionaires as well as millions of ordinary American homeowners.

 

THERE is an emerging consensus that the ability of mortgage lenders to package their loans as securities that were then sold off to other parties played a key role in allowing borrowing standards to plummet.

 

Mr. Blinder suggests that mortgage originators be required to hold onto a portion of the loans they make, with the investment banks who securitize them also retaining a chunk. "That way, they don't simply play hot potato," he says.

 

Mr. Grantham agrees. "There is just a terrible risk created when you can underwrite a piece of junk and simply pass it along to someone else," he says.

 

Ratings agencies have similarly been under fire ever since the credit crisis began to unfold, and new regulations may force them to distance themselves from the investment banks whose products they were paid to rate.

 

In the meantime, analysts say, a broader reconsideration of derivatives and the shadow banking system is also in order. "Not all innovation is good," says Mr. Whalen of Institutional Risk Analytics. "If it is too complicated for most of us to understand in 10 to 15 minutes, then we probably shouldn't be doing it." 

[full article]
 

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Thursday, March 13, 2008

Stronger Rules for Mortgages

Stronger Rules for Mortgages Are Proposed

WASHINGTON — The nation's top economic policymakers, hoping to prevent a repeat of the excesses that led to the mortgage bubble and bust, on Thursday proposed a broad series of reforms aimed at tightening oversight of financial institutions.

 

The changes include tougher disclosure requirements for banks and Wall Street firms, a nationwide licensing system for mortgage brokers and new rules for credit rating agencies, which have been widely criticized for failing to recognize major problems with mortgage-backed securities and for having potential conflicts of interest.

 

"This effort is not about finding excuses or scapegoats," said Treasury Secretary Henry M. Paulson Jr., who outlined the proposals in a speech here on Thursday morning. "But poor judgment and poor market practices led to mistakes by all participants."

 

The recommendations were developed by the President's Working Group on Financial Markets, a group that includes the Treasury Secretary, the chairman of the Federal Reserve and the government's top financial regulators.

 

Mr. Paulson said the government was going to demand greater "transparency" from banks and Wall Street firms, stronger risk management and capital management and a better trading system for complex financial derivatives, such as collateralized debt obligations, that managed to transform risky subprime mortgages into securities with Triple-A ratings.

 

Echoing measures that Congressional Democrats have been drafting, the presidential group called for tougher state and federal regulation of mortgage lenders and a nationwide set of licensing and registration standards for mortgage brokers.

 

That reflects a widespread criticism by many experts and policymakers, who have argued that millions of mortgages were originated by independent mortgage brokers who often had no concern about credit quality because they simply passed the mortgages to finance companies that in turn resold them to Wall Street firms and ultimately investors around the world..

 

Mr. Paulson took particular aim at credit-rating agencies, such as Moody's, Standard & Poor's and Fitch, which gave AAA ratings to billions of dollars in mortgage-backed securities that turned out to be filled with delinquent loans.

 

Mr. Paulson said the rating agencies would have enforce policies about disclosing their conflicts of interest, an allusion to criticisms that the agencies were typically paid for their ratings by the investment banks who only paid once they had sold their securities to investors.

 

In addition, Mr. Paulson said the president's group would push the rating agencies to "clearly differentiate" between the ratings for complicated structured investment products, which investors may not have understood, and the ratings for more conventional corporate bonds and municipal securities.

Issuers of mortgage-backed securities, in turn, would be required to disclose "more granular information" about the quality of the underlying loans and their procedures for verifying the information in those loans.

 

Mr. Paulson offered few details on how the rules might work and some of his recommendations amounted to little more than demands that investors and financial institutions take greater care in analyzing and managing their risks,

 

"No silver bullet exists to prevent past excesses from recurring," Mr. Paulson said, adding that the recommendations were a "good start" and that the administration would release a "regulatory blueprint" in the next few weeks.

 

Senator Charles E. Schumer, the New York Democrat who is a member of the Banking, Housing and Urban Affairs and Finance committees, was both positive and critical about the proposals, saying in a statement: "The administration is finally moving towards where Congress was last year. The good news is, they're beginning to put their toe in the water when it comes to government involvement to help the economy.

 

The bad news is, they're going to have to do a lot more than that to address the problem. We need government action not only to solve the current crisis, but also to prevent a future one."

[full article

 

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Tuesday, March 04, 2008

Bernanke Urges Banks to Forgive Portion of Mortgage Debt

Bernanke Urges Banks to Forgive Portion of Mortgage Debt

Assessment: The Fed's remarks predicts further distress in residential real estate and mortgage markets. The Fed's recommendations will negatively impact mortgage backed securities and derivatives markets. Expect credit markets to be tighten and become increasingly illiquid. Long term interest rates will have higher risk premiums. Long term borrowing costs will increase even as the Fed reduces the Fed Funds and/or Discount Rate.

[full article]
Federal Reserve Chairman Ben S. Bernanke, battling the worst housing recession in a quarter century, urged lenders to forgive portions of mortgages held by homeowners at risk of defaulting.

``Efforts by both government and private-sector entities to reduce unnecessary foreclosures are helping, but more can, and should, be done,'' Bernanke said in a speech in Orlando, Florida today. ``Principal reductions that restore some equity for the homeowner may be a relatively more effective means of avoiding delinquency and foreclosure.''

Bernanke's call goes beyond the stance of the Bush administration and previous Fed comments. By comparison, the central bank's Feb. 27 report to Congress called for lenders to ``pursue prudent loan workouts'' through means such as modifying mortgage terms and deferring payments.

The Fed chief highlighted the threat posed by home values falling below mortgage balances, something Treasury Secretary Henry Paulson played down yesterday. Bernanke said the ``recent surge'' in delinquencies has been ``closely linked'' to the slide of home equity.

Paulson said in an interview with Bloomberg Television yesterday that ``almost too much'' has been made out of concerns about homeowners whose house prices have dropped below their mortgages. He also said the administration's strategy of encouraging lenders to modify loans is ``the right approach and we are making substantial progress.''

Democrats' Push
Democrats in Congress, by contrast, have said relying on lenders to alter loan terms hasn't yielded enough progress and are pushing for a stronger government response.
Bernanke warned today that the housing crisis may deepen.

``Delinquencies and foreclosures likely will continue to rise for a while longer,'' Bernanke said in the comments to the Independent Community Bankers of America. A surfeit of homes for sale indicates ``further declines in house prices are likely,'' he said.

Subprime borrowers are about to see their mortgage rates increase more than 1 percentage point, he said. ``Declines in short-term interest rates and initiatives involving rate freezes will reduce the impact somewhat, but interest-rate resets will nevertheless impose stress on many households.''

In the past, homeowners could refinance, though that option is now ``largely'' gone because sales of bonds backed by subprime mortgages ``have virtually halted,'' Bernanke said. ``This situation calls for a vigorous response.''

Interest Rates
Bernanke didn't comment in his speech text on the outlook for the economy or interest rates. Traders expect the Federal Open Market Committee to lower the benchmark rate by 0.75 percentage point by or at the panel's next meeting on March 18, based on futures prices.

``Lenders tell us that they are reluctant to write down principal,'' Bernanke said. ``They say that if they were to write down the principal and house prices were to fall further, they could feel pressured to write down principal again.''

The Fed chairman countered that by reducing the amount of the loan, this ``may increase the expected payoff by reducing the risk of default and foreclosure.''

Bernanke also urged investors in mortgage bonds to accept ``short payoffs'' of loans by allowing borrowers to refinance at a lower principal.

OTS Plan
For investors, a reduction in principal that's ``sufficient to make borrowers eligible for a new loan would remove the downside risk'' of further writedowns or defaults, Bernanke said. Investors may be able to share in future gains in home prices under some plans, he said, citing a proposal by the Office of Thrift Supervision.

Paulson, by contrast, has declined to endorse the OTS plan. John Reich, director of the OTS, last month proposed a program where borrowers would refinance mortgages at current home values. The lender would receive a ``negative equity'' certificate that could be redeemed if the house is sold.

The number of U.S. homeowners entering foreclosure rose 75 percent in 2007, with more than 1 percent in some stage of foreclosure during the year, according to RealtyTrac Inc. of Irvine, California. For the year, more than 2.2 million default notices, auction notices and bank repossessions were reported on about 1.3 million properties.

Yesterday, the Fed and other regulators sent letters to institutions they supervise, encouraging the banks to report on their efforts to modify mortgages at risk of default.

``This will make it easier for regulators, the mortgage industry, lawmakers and homeowners to assess the effectiveness of these efforts,'' Fed Governor Randall Kroszner said in a statement yesterday.

Bernanke spoke in a state that's among the worst affected by the housing collapse. Miami home prices have dropped 17.5 percent in the past year, the most of 20 large U.S. cities, according to the S&P/Case-Shiller index. Foreclosures in Florida jumped at more than double the nationwide pace, rising 158 percent in the past year, according to RealtyTrac.
[full article]

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Fannie, Freddie Agree to New Appraisal Standards

 
Assessment: Starting in 2009, new appraisal standards may increase downward pressures on market values for US residential, mixed use and small commercial properties.
 
 
The two largest sources of U.S. mortgage financing agreed on Monday to sponsor a new home appraisal watchdog to prevent inflated home values.
 
Fannie Mae (FNM.N: Quote, Profile, Research) and Freddie Mac (FRE.N: Quote, Profile, Research) will uphold a new code of conduct meant to keep mortgage lenders at arm's length from home appraisers and will also spend $24 million to jump-start the new oversight body in a deal to prevent lawsuits from New York Attorney General Andrew Cuomo.
 
Starting Jan. 1, 2009, the government-sponsored enterprises will buy home loans only from lenders that endorse an appraiser code of conduct that Cuomo said he hopes will become an industry standard.
 
"This is one of the greatest, most dramatic reforms of the housing industry in the last 20 years," Cuomo said at a press event in New York announcing the deal. "We believe as a group that this will be a significant and dramatically positive reform."
 
Since Wall Street gladly bought and bundled home loans for investors during the housing boom, lenders may have felt more comfortable inflating loan amounts. Cuomo filed subpoenas against Fannie Mae and Freddie Mac to determine whether the companies stood by as that happened.
 
The new code will prohibit mortgage brokers from selecting a home appraiser, while lenders may not use in-house assessors for initial reports on the value of homes. In another provision of the settlement, Fannie Mae and Freddie Mac will each provide $12 million over the next five years to help establish an appraisal oversight body.
 
The companies' federal regulator, the Office of Federal Housing Enterprise Oversight, will host the new watchdog group, which will maintain a consumer hotline and promote appraiser independence.
 
The new standards will help break long-standing business practices under which lenders often had close ties to home appraisers, said David Berenbaum, an executive with the National Community Reinvestment Coalition.
 
"Many lenders have had business interests in appraisers," he said. "Unless you have independent appraisers, you are losing consumer protections."
 
Sheila Bair, chair of the Federal Deposit Insurance Corp., said the public was served by honest appraisals and that the mortgage industry would have time to comment on the proposal before it was implemented.
 
"The integrity of the appraisal process is fundamentally necessary to the effective functioning of the primary and secondary mortgage markets," Bair said in a statement.
In a joint letter to Cuomo, several appraisal trade groups wrote that they would use the comment period to "provide input to you on the development and completion of your plan."
But one regulator expressed disappointment that the accord with Fannie Mae and Freddie Mac did not have broader input.
 
"We are concerned that the closed-door fashion in which (the deal) was reached could result in negative unintended consequences," the Office of Thrift Supervision said in a statement. "The proposal should be discussed among the bank regulatory agencies and go out for public comment before being adopted."
 

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