Economic Events on April 7, 2010

The Mortgage Bankers’ purchase index was released at 7:00 AM EDT, and there was a week to week gain of of 0.2% last week.  Also, mortgage rates were up 27 basis points in that week.

At 10:30 AM EDT, the weekly Energy Information Administration Petroleum Status Report will be released, giving investors an update on oil inventories as oil prices continue to move higher.

At 1:30 PM EDT, Federal Reserve Chairman Ben Bernanke will make a speech to the Dallas Regional Chamber on the topic of “Economic challenges: Past, Present and Future”, after the Fed minutes for March were released yesterday.

At 3:00 PM EDT, the Consumer Credit report will be released.  The consensus estimate is that there will be no change in the amount of consumer credit available from January to February, after the first increase in 11 months in January.

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More Economists Point to Recovery Signs

On June 1 we pointed to three clear markers that signified the beginning of US economic recovery. As we enter July more and more economists are also reflecting on the signs that the US economy as a whole is returning to growth.

On Tuesday, Rebecca Wilder in her excellent blog “News N Economics,” reflected, “The labor market is almost surely the key to this recovery.” She goes on to illustrate the “lagging peak” in initial jobless claims and it’s correlation to the end of the recession. Robert Gordon published that back in April and we also pointed to his article in early May. Gordon’s striking association between a GDP contraction trough and the final peak in unemployment claims for a recessionary cycle seems increasingly likely at this point in history as well.

Wilder highlights more encouraging signs: “once claims do peak, they tend to fall rather quickly. Therefore, history suggests that [jobless] claims should start to drop off sharply in the second half of 2009 (coming months).”

On Wednesday, James D. Hamilton (Professor of Economics at the University of California, San Diego) examines an excellent paper by James C. Morley, Associate Professor, at the University of Washington. Summarizing the Morley paper, Hamilton notes in his Econbrowser blog that “often a sharp economic downturn is followed by an equally sharp economic recovery.” Hamilton continues, “So why would anyone predict anything other than a robust rebound? Will we see a robust recovery? I can’t rule it out.”

And on Wednesday we heard what was likely the most positive news from Scott Grannis reporting on corporate layoffs. Scott observes that “layoffs have all but vanished.” Layoff levels are essentially back to those observed during the growth years of 2004-2007.

Meanwhile the beginnings of recovery in real estate continued this week. “Lower mortgage rates are helping to support the housing market,” said Freddie Mac Chief Economist Frank Nothaft. “The 30-year fixed-rate mortgage rate peaked this year over the week of June 11 and is now around a quarter-of-a-percentage point lower this week.” The Mortgage Bankers Association reported an increase in mortgage applications even though refinancing activity is at its lowest level since last fall. That means that significantly more applications are now being originated for home sales.

That trend was further corroborated by the National Association of Realtors who reported a modest rise in pending sales of existing homes last month. Pending home sales now show a sustained uptrend, rising for four consecutive months through May.

And as we noted earlier in the week, commercial real estate sales are also showing renewed signs of life.

The Australian Yield Curve and Mortgage Rates

Below is a short commentary on mortgage rates I received from Jackarine Ludwig of Aggregated Awareness:

The Mystery Behind the Parabolic Yield Curve is a nice report by Gary Dorsch, an American chartist I follow. Rarely does Australia get a mention in his reports. It is good that he’s done so now. His charts a good, because they tie in with political & economic events.

Although I don’t see the rise in the Australian yield curve as a mystery. And whether Wayne Swan wishes to call it the fault of the ‘bond vigilantes’ in the US Debt markets or not is irrelevant. Fact is, China is the biggest foreign holder of bonds, both from the US and elsewhere, including Australia. It is obvious that they are the ‘bond vigilantes’ which Swan refers to.

Regardless, it makes perfect sense from a fundamental supply/demand equation, that more supply would reduce prices, so I don’t know what Swan is complaining about? Under his, Ken Henry’s & Kevin Rudd’s command, the Treasury is going into record setting hock mode for the foreseeable future. By 2012, this government has projected a total deficit of A$300 billion. You read that right, that’s billion with a B. What did he reckon was going to happen? Bond Prices to rise & yields fall when he was getting involved in issuing more bonds? HaHaHaHa…What a fool. It is obvious to anyone with a brain, that more Australian bond supply would reduce bond prices & subsequently increase yields. Nothing conspiratorial there Mr. Swan.

If you wish to follow the short & long end bond yields of Australia, US & UK, may I suggest this site. It is updated daily.

Now if you didn’t think bond yields are important, then you have obviously never borrowed any money or paid any taxes. If you have borrowed money or paid taxes, then I can say that the yields on 3 year Aussie Treasury bonds, sets the mortgage rate for 3 year adjustable rate mortgages, and the 10 year Aussie Treasury bond sets the rate for longer term mortgages, the 7 year, 10 year or 15 year fixed rate mortgages. And these yields are the interest paid by your tax dollars toward those creditors who have purchased these bonds, both domestic & foreign.

For mortgages, the normal rule of thumb is that banks add 2.5% to the price of these bonds to come up with the mortgage rates. Although lately, because of the rising bond yield, and the fact that it’s politically unpalatable to raise home loan rates at the moment, the banks have been copping the bond rate increases and not passing it onto retail borrowers. Therefore, in the past month, banks have not been adding 2.5% to bond yields to calculate their mortgages, but more like 1.7% for the 15 & 10 year fixed mortgages. But I read a story yesterday that said that CBA were looking at raising rates again, but having just gone to their site we can see that they haven’t raise them yet.

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Jumbo Mortgage Activity Increasing

As this recovery begins, all eyes will be on the housing markets as a gauge for just how strong this return to growth will be.

Of particular note is the jumbo mortgage market which is now springing back to life.

A jumbo mortgage is a home loan with a lending amount above the industry-standard definition of conventional conforming loan limits. With some exceptions, this means an amount above $417,000. A loan in excess of $650,000 is typically referred to as a super jumbo mortgage.

Banks have now resumed underwriting wealthy clients in both of these categories. In fact jumbo activity seems to be brewing even with a limited secondary market for these large payback notes.

For instance, Bank of New York Mellon’s wealth management division reports a resurgence in its high-end lending activity. “We’ve seen significant growth,” says Erin Gorman, their national director of sales. Through the end of May 2009, BNY Mellon’s jumbo lending activities are up 32% by dollar volume compared to that same period in 2008. In the first quarter of 2009, BNY’s average loan balance bounced by 23% compared to the first quarter of 2008.

Another example is found over at Coldwell Banker Residential Brokerage. In the Boston market alone 36 properties of $1 million and up went under contract in March. That figure nearly tripled in May, jumping to 105 mega residential deals.

Mellon’s Gorman currently is observing that her competitors are indeed returning to the jumbo market as the economy recovers.  She notes that during the recession, “we earned a reputation as the go-to player in jumbo mortgages. And that puts us in a strong position as other lenders gingerly move back onto the field.”

BNY Mellon (BK) is one of the 10 large banks announcing that they will begin repayment of their TARP bailout monies to the US Treasury.

Fannie Mae & Freddie Mac in Trouble

Most people living in the US are fully aware that we are currently in the middle of a crisis. What kind of crisis is a more slippery sort of topic, but even the most optimistic (read: delusional) pundits tend to agree this crisis has something to do with money, and that it started a couple of years ago when US financial institutions put sanity and common sense aside to write mortgage loans on properties with badly inflated appraised values, for people who couldn’t afford them.

Then, just to make things interesting, all these bad loans were chopped up and repackaged into investment vehicles and sci-fi securities that were traded with such abandon that at some point it became impossible to even figure out who owned the bad debt and who owned the good debt.

Fast forward to July 7, 2008 and what we have now are the two biggest government-backed mortgage lenders, Fannie Mae and Freddie Mac, unable to back up the loans they’ve made with adequate cash. As a result, stocks for each of these major lenders (at this moment) have plunged 18% in a single day.

This free-fall was kicked off when Lehman Brothers announced that a pending accounting change would require both lenders to raise an additional $17 billion. In May, Freddie Mac promised to raise an additional $5.5 billion but has not done so yet. As its stock plummeted today, a Freddie Mac spokesperson declined to comment on its ability to raise funds until second the quarter earnings for the mortgage giant are announced. It’s not likely that the second quarter earnings announcement will be a happy one.

What does all that mean?

It means the economy is in a really, really bad mess and no one knows how to fix it.

Basically, that’s it in a nutshell.

Currently, the US Congress has been locked in a battle to pass some kind of too-little-too-late help for homes in foreclosure, a measure that would almost certainly involve refinancing through Fannie Mae and Freddie Mac for homeowners who qualify for whatever program Congress might eventually pass, once they all quite fighting about it, which will happen, well, who knows when it will happen?

The point is, by the time Congress agrees on a package, it seems clear that neither of these lenders will be in any position to help anyone in any way, least of all themselves. Instantly, the too-little-too-late Congressional measures will become worthless measures, that is, no measures at all. It is what we have come to expect from this Congress (their approval rating is hovering around 17% right now, even lower than the President’s), but it isn’t nearly good enough.

We need bold action on this, and we needed it months ago.

It strikes me that the financial crisis that started with the sub-prime lending mess has gotten rapidly worse for one major reason, and it’s always the same reason, over and over again: Denial. Every month, for months now, we’ve been hearing that the housing mess is finally bottoming out, and then the next thing you know, it’s worse. And not just a little worse either; a lot worse.

When the Federal Reserve took the extraordinary step of brokering a deal so that Chase could buy out Bear Stearns at a fire sale price, the Fed was acknowledging in a backhanded way that this particular US financial crisis is an extraordinary crisis, not just an economic lull. The Fed correctly recognized that the Bear Stearns failure had the potential to freeze up credit markets completely, and that a string of domino-effect bank failures could happen very quickly without the dramatic intervention it made.

And yet, it didn’t take long for Wall Street to lull itself back to sleep and start looking for signs that the worst was already over.

It’s not even close to over. Ordinary people have known this for over a year now, but Washington does not seem to know this. The Fed is out of ammunition and will likely have to start raising interest rates very soon. Not only that, the money it has been loaning financial institutions to get them through this rough patch can’t keep flowing at the rate it is currently flowing, and the Fed knows this. At some point, the Federal Reserve will have to allow some banks to fail: At last count, the FDIC was looking at about 70 of them, mostly large regional commercial banks.

The next big wave of defaults will be on home equity lines of credit and unsecured credit like credit cards; in fact, it’s already starting, with many banks freezing both kinds of lines and cutting way back on availability. Some people who had home equity lines maxed out at 100K or 200K are now being sent letters that their new appraisal gives them a credit line of 30K or 40K, the line is frozen, and by the way, the line is past due too. These aren’t necessarily customers with bad credit, but they are customers who are now facing mounds of debt and no way to get any other loans. So the crisis continues to spread and infect other areas of commercial and personal finance that no one thought about when it all started to go sour.

It seems incredible that with these extraordinary negative developments happening on a daily basis, pundits can still be kicking around the precise meaning of ‘recession’ and ‘Bear market’. It’s as if a hemorrhaging patient arrived in an emergency room, and instead of taking emergency measures to save the patient, the doctors started to debate the exact moment and which the bleeding moved from ordinary heavy bleeding to hemorrhaging, and why. And while the doctors debate this, the patient bleeds out and dies.

I don’t envy Benjamin Bernanke. I don’t want his job. But it would be refreshing to hear at least one know-it-all admit that, well, we’re screwed. I mean, it comes down to that, doesn’t it? The truth is always a good place to start, I think.

If we’d have started with the truth two years ago, we wouldn’t be here.