31. January 2009 · Comments Off · Categories: Mortgages · Tags: ,
Bailey


All Australian citizens or permanent residents of Australia who have never bought a residential property before could be eligible for a first home owners grant. The first home owners grant can be used for various purposes such as:

· Paying towards the cost of your new home – this will help first-time buyers to reduce their mortgage payments which can make many new home much more affordable.

· Paying for the cost of legal fees – anyone who buys a property has various legal fees that they need to pay for and a first home owners grant to help to pay for legal fees so that is one less thing to a new, first-time buyer to worry about.

· Paying for the cost of stamp duty – many properties that are over a certain amount of money require stamp duty to be paid on them and this can be a staggering fee, especially if you did not realise that he would be eligible to pay stamp duty. Using your first home owners grant to pay stamp duty is a good idea to help ease the burden of this costly requirement.

· Paying for building inspections to be carried out on your new property – before a mortgage company will grant buyers a mortgage they usually send out building inspectors to make sure that the property value is correct. Depending on the size of your property and you wish to buy and engage these building inspections can work out quite costly and using your first home owners grant that this is a very wise decision.

These are just some of the different things that you can use your first home owners grant for.

In order to qualify for a first home owners grant you need to meet certain eligibility criteria, otherwise your application is very likely to be turned down. Some of those criteria are as follows:

· It should be the first time that every applicant is eligible to receive a first home owners grant.

· None of the applicants should have ever owned a residential property before.

· A minimum of one of the applicants for a first home owners grant has to be either a permanent Australian resident or an Australian citizen. All relevant paperwork to support this will also be needed to be provided along with your application.

· Every applicant for a first home owners grant needs to be resident in their new property within 12 months of the building being completed for the settlement on the property.

In addition to this anyone looking to apply for a first home owners grant also needs to fill in the relevant paperwork and if they need to be sent back to the correct Revenue State Department. Once this has been received an official will look over the application for a first home owners grant and will then make contact with the applicants to discuss the application further. As soon as this has been done and your first home owners grant has been approved your payment will be sent to you.

 



29. January 2009 · Comments Off · Categories: Mortgages · Tags: ,
Adrienne Rockwell


With all of the unconventional mortgages that lenders are offering these days, it’s good to know that you can still get a fixed-rate mortgage. Fixed-rate mortgages have several advantages over adjustable-rate mortgages, interest-only mortgages and other non-traditional loans that are getting people in trouble. Following is four benefits that you can enjoy if you qualify and choose a fixed-rate mortgage for your next home loan.

Inflation Protection


With a fixed-rate mortgage, you do not need to worry about the market’s interest rates fluctuating or the rate of inflation. You can plan on the same mortgage payment each month regardless of what happens with inflation or interest rates. In addition to having the security of knowing your rate will be the same for the next 30 years, rates are at a historically low rate due to the current state of the economy. If there is ever a time to say “now is a good time to buy a home”, NOW is that time…

Budgeting


When you know exactly how much your mortgage payment is going to be each month, it’s easier to make a budget and live by it. Many home owners use a budget so they can set aside money each month for savings or retirement. With a fixed-rate mortgage, you can plan ahead and know how much money you can put toward other things every month.

Flexible Terms


As with many adjustable-rate loans, you can choose from a variety of repayment terms to fit your needs and your budget. The most popular is a 30-year fixed rate mortgage, but you can choose a 25, 20, or 15 year fixed rate mortgage if you want to pay off your home quicker or build up equity in less time.

Peace of Mind


With today’s unstable economy, it seems like anything could happen at any minute. With a fixed-rate mortgage, however, you know you can still stay financially secure by keeping the same interest rate even if the stock market crashes or if another major economic catastrophe occurs. Sometimes, peace of mind is worth the extra half-point in percentage rates that you pay with a fixed-rate mortgage.

Fixed-rate mortgages are usually more difficult to acquire because the lenders are loaning money at an interest rate that may increase. As such, they are giving up the chance to get higher payments from you, the home owner, each month. Fixed-rate mortgages offer the mortgage payer a sense of security and peace of mind that other unconventional mortgages simply can’t offer. If you’re considering your first home or your next home, try to get a fixed-rate mortgage. In the long run, it’s really the best option.

When you are checking with your lender, it is always a good idea to see how much less expensive an adjustable rate is, but with fixed rates as low as they already are, it’s probably not worth the risk. (As a rule of thumb, you shouldn’t consider a 5 or 7 year arm unless the interest rate is at least a percent lower than the fixed rate, and with current rates already at historical lows of 4.75%, it’s pretty unlikely an adjustable rate will be low enough to justify the risk.



PixieCat


Is there a special program for people like me – government or otherwise? My bank will not make me a home equity loan because they say my income-to-debt ratio will be too high. The “energy efficiency” program offered to low income people with older homes has a 5-8 year wait in my part of Texas. Hurricane Rita affected my roof – but not enough for my home-owner’s insurance to cover. State Farm said my roof was already over 15 years old and probably needed to be replaced anyway. They also said that the damage was not severe enough -just multiple leaks but no shingles torn off. I need a NEW ROOF most of all, especially before there’s anymore damage inside my home. Does anyone know where I can turn for a loan or a grant? Thank you, Terri

Powered by Yahoo Answers
23. January 2009 · Comments Off · Categories: Mortgages · Tags: ,
Joseph Kenny


There are plenty of reasons to borrow a bit of extra cash. From paying for home improvements and extensions, buying a new car, starting a business or going on holiday, people are becoming more and more willing to borrow the money they need to take on larger projects. By and large the credit industry is more than willing to oblige, with fierce competition in the market driving interest rates and loan terms lower and lower. This means that for most people, there is an array of potential sources for borrowing money. They can opt for credit cards, bank overdraft, an unsecured personal loan, or a home owner loan, all of which are fighting tooth and nail to get YOUR business, YOUR custom and YOUR money!

Before you apply you should, as any financial advisor would do, shop around for the best loan offer available. Even those applicants with bad credit there are a whole host of companies who are fighting to get your business, so do not give it away lightly. Always, compare deals that are on offer, get the companies to give you quotations in writing and use these to barter discounts from other loan providers.

For those people with a good credit rating you will really be spoiled for choice. There is a plethora of companies offering cheap rates, discounted rates, promotional benefits and more to attract you and your loan. Again, the main point is to be aware of this and shop around for the best deal and negotiate where you see fit. In these situations I always remember a phrase my Mom used with me when I was a child, ‘ If you don’t ask you don’t get’, this is just as true when shopping for any product, financial or not.

There are a number of clear advantages to choosing the home owner loan, particularly if the sum involved is large, and you wish to repay it over a number of years. By opting for a home owner loan, you will generally be able to borrow more money than with any other form of credit, and the terms will be better than for the others. The reason for this is that you are allowing the lender to secure the value of the loan against your home. This provides them with an almost fail proof guarantee that the loan will be repaid, and accordingly drastically reduces the risks to them in making the loan.

There are risks however involved in securing credit over your home. You should consider these carefully before ever agreeing to sign up for a home owner loan. Granting security gives the lender a direct right over your home. If for any reason you become unable to keep up with your repayments, then the lender will have a right to take possession of the house and sell it in satisfaction of the debt. So if you feel there is a chance that you will be unable to continue making your repayments, then you should know that you will be at risk of losing your home. If you have family or other obligations that perhaps this is a risk that you cannot afford to take.

You may also want to think twice if you are thinking of borrowing for a short term reason. For example, if you want to go on holiday, is it really wise to put this loan on your home? The holiday will be over in two weeks and you’ll still be paying for it fifteen years later!

That said, for most people, home owner loans do provide the cheapest and most attractive source of borrowing for larger loans.

You may freely reprint this article as long as both the author bio and live links are left intact.



23. January 2009 · Comments Off · Categories: Mortgages · Tags: ,
S.M. Zahid


Abstract

The current study looked at the relationship between risk free rate and stock market return. A five year monthly basis time series data from 2003-2007 of T-bills and KSE-100 index were taken for research study. For the analysis of data, simple regression model approach was applied. Stock market return was taken as dependent variable whereas Risk free rates as independent variables. Also, Pearson Correlation Matrix was also obtained through correlation model. The results suggested that risk free rates had no effect on dependant variable. Furthermore, no correlation between risk free rate and stock market return was found. Consequently, a bivariate relationship cannot exist between risk free rate and stock market return. A multiple regression model of the risk free rate and stock market return exhibits a strong autocorrelation, indicating that the stock market return is a function of more variable than risk free rate.



1. Introduction:

The risk free rate is the return on the security or a portfolio of securities that is free from default risk. Theoretically, the return on a zero-beta portfolio is the best estimate of the risk free rate. The CAPM predicts the relation ship risk of an asset and its expected return. This relationship is very useful in two important ways. First, it produces a benchmark for evaluating various investments. Second, it helps us to make an informed guess about the return that can be expected from an asset that has not been traded in the market.

Risk free rate is an increasingly essential ingredient of every return computed on financial assets. The security market line (SML) predicts a simple linear relationship between expected return and standard deviation while capital market line (CML) contributes a relationship between risk free rate and straight line emanating from risk free rate(Rf) to tangential to the efficient frontier.

Investors combine their uncorrelated securities help to lesson the risk of a portfolio. They want to know the reasonable level of risk reduction about their portfolios. Research studies look at what happens to portfolio risk as randomly selected stocks are combined to form equally weighted portfolios. When we begin with single stock, the risk of the portfolio is only the standard deviation of that one stock. As the number of randomly selected stocks held in the portfolio is increased, the total risk of the portfolio is reduced.

The total risk of comprise systematic risk and unsystematic risk. Systematic risk is due to risk factors that affect the overall market- such as changes in the nation’s economy, world energy situation, world political and economic situation. This kind of risk is not diversifiable even the well-diversified portfolio expose to this type of risk. The second component, unsystematic risk, is unique to particular company. It is independent to all factors regarding systematic risk. Investors always want to be compensated for taking systematic risk. They should not, however, expect the market to provide any extra compensation for bearing avoidable, diversifiable, unsystematic risk. It is this logic that lies behind capital asset pricing model (CAPM).

2. Significance of study:

This study aims to investigate the relationship between risk free rate (T-bills) and market return of Karachi stock exchange KSE-100 index. There was a controversy among the investors; some were of the view that Risk Free Rate affects the market positively while others were of the view stock market return moves independently irrespective of Risk Free Rates.

Thus in order to resolve this controversy, current study was conducted with the following objectives.

3. Objectives of study:

The following objective would be fulfilled during the study:

·        To see quantitative impact of Risk Free Rate on Stock market return.

·        To workout the correlation between risks free rate and stock market return.

·        Suggestions and recommendation for investors.

4. Literature Review:

Peter Easton at el (July 2000) elaborated the empirical estimation of the expected rate of return on a portfolio of stocks. They inverted residual income valuation model to obtain an estimate of the expected rate of return for a portfolio of stocks. They used analogous approach in estimation of internal rate of return on a bond using market value and coupon payments. They contributed through the use of stock price and accounting data to simultaneously estimate the unique implied growth rate and internal rate of return. They recommended adjusted growth rate for valuation return of stocks. They proved that estimated market premium over the risk free rate is closer to the historical premium that that obtained by other studies using earning forecast data.

Roger G. Ibbotson (July 2002) estimated long run stock market return participating in the real economy. He decomposed the 1926-2000 historical equity return into supply factors including inflation, earnings, dividends, price to earning ratio, dividend payout ratio, book value, return on equity and GDP per capita. He concluded that the growth overall economic productivity is in line with the growth of corporate productivity measured by earnings. The bulk of return comes from dividend payment and nominal earning including inflation and earning growth. In order to calculate incremental risk and return, bonds have been used as reference point.

Christian Lundblad (February 2004) discussed risk-return tradeoff which is fundamental to finance. Previous studies found weaker relationship between the risk premium on the market portfolio and variance of its return in spite of the positive relationship. He explained this weakness is due to the fact of small nature of available data, as an extremely large number of time- series observations are required to precisely estimate this relationship.  His main focus was on large span of data of each component required to compute the risk-return trade off which is indispensable for theory of finance.

Hui Guo and Robert F. Whitelaw (April 2005) developed evidence of intertemporal capital asset pricing model (ICAPM) and proved with the positive the relationship between stock market risk and return and  the extent to which stock market volatility moves stock prices. They provided new evidence on the risk-return relation by estimating a variant of Merton’s (1973) intertemporal capital asset pricing model (ICAPM). They identified the two components of expected return- the risk component and the component due to the desire to hedge changes in investment opportunities. They proved that the estimated coefficient of relative risk aversion positive, statistically significant.

Rong Huang at el (May 2005) in the study of BM company, used residual-income valuation model simultaneously to estimate relationship between long term growth rate in abnormal earnings and cost of capital. They related forward, earnings-to- price (FEP) and book- to-market ratio in a linear fashion. The slope coefficient on BM is the long-term growth rate of abnormal earnings (g), and the constant term is the effective cost of capital, i.e., the difference between the cost of capital (r) and the growth rate in abnormal earnings. To empirically implement this valuation representation, they used the analysts’ one-year-ahead earnings forecasts to compute FEP and  regressed  the difference between FEP and the risk free rate (rf) on BM diminished by one, such that the intercept captures the firm-specific risk premium (rp) and the slope coefficient captures the firm-specific, long-term growth in abnormal earnings (g). They extracted the risk-free rate from FEP to account for the covariance in FEP and the risk-free rate.

Mika Vaihekoski (2007) discussed how to compute risk free rate from money market instruments, especially for test of capital asset pricing model and event studies. He used US T-bills and CDs for calculation. He presented two alternative approaches: the interest compounding approach and price difference approach. He concluded that the price difference approach is superior to commonly used compounding method. He did event studies and time series with the help of US T-bills whereas they are used for calculation of risk free rates.

Tamal Datta Chaudhuri (April 2008) used a structural approach to stock market return, risk-free rate and Capital Asset Pricing Model (CAPM). He developed a structural model, which shows interdependent relationship between risk free rate and stock market returns. It gives a new macroeconomics structural features which shape the price movement in stock exchange. He used a Granger test and a Sims test to prove the interdependence of two variables. He suggested that instead using of exogenous values of stock market returns and risk free rate, one should use estimated values of these variable form reduced form equation of Capital Asset Pricing Model (CAPM). He tested and proved with the data of individual companies.

5. Methodology:

5.1              Data collection

In order to conduct the current study all the stock markets of Pakistan were proposed, to be taken for study purpose. The stock markets in Pakistan were Lahore stock exchange (LSE), Islamabad stock exchange (ISE) and Karachi stock exchange (KSE) with different indices. Among these all, KSE-100 index was most important and working at top level in Pakistan. One hundred top companies from Karachi Stock Exchange comprise KSE-100 index. Historical data indicated that most of the investors were investing in the KSE-100. The performance of the total businesses of Pakistan can be viewed by the movement of KSE-100 index. Keeping in view, the importance of KSE-100 index, a sample of indices from (2003-2007) was selected for data collection and was taken as dependent variable.

Similarly T-Bill is an important instrument of monetary policy, operated by State Bank of Pakistan. Through the T-bills, the central bank of Pakistan controls the economy and interest rate of the country. T-bill rates were collected from the State Bank of Pakistan for same period and were taken as independent variables. Then the data were feed into the computer software in the work sheet form.

5.2              Hypothesis Formulation

Ho:         The risk free rate has no impact on market return.

Ha:         The risk free rate has impact on market return.

5.3              Hypothesis Testing

In order to test these hypotheses, simple regression model in the following form was applied. The regression model was as under:

Y = ? +? X1 + €

Where

X1       =         values of risk free rate

?          =         Y intercept

?          =         Slope coefficient

Y          =         values of stock market return

€          =         Error Term

It is estimated by the regression equation.

Where

?           =         values of stock market return in the sample

a          =         y intercept

b          =         slope coefficient.

x          =         values of risk free rates in the sample.

Whereas

b          =         slope of estimated regression equation

X         =         values of the risk free rates

Y          =         values of the stock market return

=         Mean of the risk free rates.

=         Mean of the Stock market return

n          =         Number of observations in the sample

Whereas

=         Mean of the Stock market return

=         Mean of the risk free rates

a          =         y intercept

b          =         slope coefficient.

 

 

 

 

The coefficient of determinant, R2 measures how well independent variable explains the dependent variable, that is, the degree of association between dependent variable and independent variables.

The applied model included one dependent variable and one explanatory variable. In the current study the risk free rate was considered as explanatory variable while market return as dependent variable.

6. Results and discussions:

Data collected from 2003-2008 years on monthly basis was analyzed by applying Simple Regression Model Approach in the following form.

Y = a +b X1 + €

Whereas

Y          =         Stock Market Return

X1        =         Risk Free Rate

b          =         Coefficient of X1

a          =         intercept

€          =         Error

6.1              Empirical Results

Empirical results drawn through regression model approach are given in the table below.

Table -1

 

 

 

Variables

Coefficients

t-Stat

 

 

 

Intercept

0.0399

2.782

 

 

 

Risk free rate

-0.0055

-0.843

 

 

 

R Square

0.012

 

 

 

6.2              Hypothesis Testing:

Ho       =         0

Ha       ?         0

Data in the table (1) revealed that there was negative association between risk free rate and market return. But statistically this variable was found insignificant. Thus null hypothesis was accepted that risk free rate was not significant explanatory variable. Alternative hypothesis was rejected. Figure (a) also indicates that there is no relation between them.

6.3               Coefficient of determination (R2)

It is the primary way, we can measure the extent or strength of association that exists between two variables, dependent and independent variables or in other way the coefficient of determination is developed to measure the amount of variation in dependent variable that is explained by the regression line.

Data given in the table-1 indicated that the estimated value of R2 was 0.0123 showing that the strength of association between stock market return and risk free rates was very poor or in other words, only 1.2% of the total variation in stock market returns was being explained due to independent variable.



Figure a

6.4              Correlation Coefficient

Coefficient of correlation is the second measure that can be used to describe how well one variable is explained by another variable. When study is based on some sample date, then coefficient of correlation is denoted by (r) and statistically is the square root of sample coefficient of determination.

Coefficient of correlation (r) = 2     —————— (b)

When the slope of estimation equation (b) is positive r is the positive square root but if (b) is negative, r is the negative square root. Thus sign of r indicates the direction of relationship between two variables-stock market return and risk free rate.

In the present study scenario the value of (r) coefficient of determination was found

r   = -0.11

Thus relationship between two variables was negative indicating that slop is negative. The amount of r was 0.11 which indicated that risk free rate was poor explanatory variable for stock market return.

In order to see the two way relationship between the two variables that is RFR and market return.  Pearson Correlation Matrix was obtained by analysis the data, through correlation model.

The results obtained through this analysis are given in the table-2.

Table-2

Correlation

 

 

RFR

M Return

 

 

 

RFR¹                Pearson Correlation

Sig. (2-tailed)

1.000

-0.110

0.403

 

 

 

M Return²        Pearson Correlation

Sig. (2-tailed)

-0.110

0.403

1.000

 

 

 

¹ Risk Free rates

² Stock Market Return

The above table-2 indicates that the correlation between risk free rate and stock market return is negative. The correlation -0.110 is in-significant as the P value is 0.403 > 0.05.

Data given in the table-2 indicated that there was found no significant relation between these two variables; it was found that RFR and Market return move independently with each other.

 

 

 

7. Conclusion:

Correlation coefficient is a standardized statistical measure of linear relationship between two variables. A positive correlation coefficient indicates that the returns from two securities generally move in the same direction, while a negative correlation coefficient implies that they generally move in opposite direction. A zero correlation coefficient implies that implies that the returns from two securities are uncorrelated; they show no tendency to vary together in either positive or negative linear fashion.

The current study had the prime objective to identify the some relationship between risk free rate and stock market return. It was concluded that the risk free rates had no effect upon stock market return. These variables move independently ineffective from each other as there was very poor correlation and weak association between the two variables. These results also consistent with the study of Confidence A. Amadi, (Associate Professor of finance at Florida A &M University) who conducted the study on the relationship between the market risk premium and risk free interest rate.

8. Recommendations:

In the current scenario of Pakistan, it was the dire need of the investors to find the securities having less correlation that can be used to diversify their portfolios for investments. In the volatile markets like Karachi Stock Exchange (KSE), the T-bill is a useful instrument for investors who want to shuffle and readjust their portfolios. Keeping in view the findings and conclusion of the current study, it was proposed and recommended for the investors that they may include T-bills in their investment portfolios in order to save their investments from total collapse. Such diversified investment reduces the risk and increase returns comparatively more. The applied regression model also supports this recommendation.

 

 

 

References:

1.              Empirical estimation of the expected rate of return on a Portfolio of stocks by Peter Easton 2000.

2.              Stock market returns in the long run: participating in the real economy by Roger G. Ibbotson, PhD. July 9, 2002.

3.              A structural approach to Stock Market Returns, Risk Free Rate and CAPM Tamal Datta Chaudhuri Investment Bank Of India, ltd. – Ibs Kolkata the ICFAI journal of applied finance, vol. 14, no. 4, pp. 21-31, April 2008.

4.              The risk return tradeoff in the long-run: 1836-2003 Christian Lundblad¤ October 2004 uncovering the risk–return relation in the stock market Hui Guo and Robert F. Whitelaw working paper 2001-001c January 2001 revised April 2005.

5.              An Intertemporal capital asset pricing model by Robert c. Merton Econometrica, vol. 41, no. 5. (Sep., 1973), pp. 867-887.stable URL: econometrica is currently published by the econometric society.

6.              On The Calculation of the Risk Free Rate for Tests of Asset Pricing Models Mika Vaihekoski* Comments are Welcome 01-03-2007.

7.              BM Company, Residual-Income Valuation Model to Estimate Relationship between long term growth rate in abnormal earnings and cost of capital. Rong Huang at el  (May 2005) Accounting Association, Goteborg

8.              Wadhwani, S.B., (1999) “The US Stock Market and the Global Economic Crisis,” National Institute Economic Review, 86-105.

9.              Stock Market Risk-Return Inference, an unconditional non-parametric approach by Thomas Mikosch and C¸At¸Alin St¸Aric¸a and the Danish Research council grant no 21-01-0546.

10.          Bond Portfolio Optimization A Risk-Return Approach by Olaf Korn and Christian Koziol Prof. Dr. Olaf Korn of Corporate Finance, ( March,2002) Aduate School of Management, Burgplatz 2, D-56179 Vallendar, Germany Dr. Christian Koziol, Chair of Finance, University of Mannheim, D-68131 Mannheim, Germany.

11.          On the relationship between the market risk premium and the risk-free interest rate by confidence w. Amadi (Sep, 2005) Finance at Florida A&M University.

 



jane


The amount requested for home loans followed the normal distribution with a mean of $70,000 and a standard deviation of $20,000
A. How much is requested on the largest 3 percent of the loans?
B. How much is requested on the smallest 10 percent of the loans?

Powered by Yahoo Answers
22. January 2009 · 1 comment · Categories: Mortgages · Tags: ,
joy


In my city there is a program to improve nieghborhoods. They are building new homes funding them with grants and through HUD.
I am a 66 year old home owner Have been paying on my mortgage for 18 years. My home is in very bad shape because my income is low and I haven’t been able to keep up with repairs.
I am being considered for one of these new homes. My credit is bad, do I still have a chanece to get HUD financing to get the house?

Powered by Yahoo Answers
21. January 2009 · Comments Off · Categories: Mortgages · Tags: ,
Nagraj Gummala


Credit Rating Agencies (CRAs) – Need for Reform

1. Crisis – Spotlight on CRAs

“Credit-rating agencies use their control of information to fool investors into believing that a pig is a cow and a rotten egg is a roasted chicken. Collusion and misrepresentation are not elements of a genuinely free market ” – US Congressman Gary Ackerman

The smooth functioning of global financial markets depends in part upon reliable assessments of investment risks, and CRAs play a significant role in boosting investor confidence in those markets.

The above rhetoric although harsh beckons us to focus our lens on the functioning of credit rating agencies. Recent debacles as enunciated below make it all the more important to scrutinize the claim of CRAs as fair assessors.

i) Sub-Prime Crisis: In the recent sub-prime crisis, CRAs have come under increasing fire for their covert collusion in favorably rating junk CDOs in the sub-prime mortgage business, a crisis which is currently having world-wide implications. To give some background, loan originators were guilty of packaging sub-prime mortgages as securitizations, and marketing them as collateralized debt obligations on the secondary mortgage market. CRAs failed in their duty to warn the financial world of this malpractice through a fair and transparent assessment. Shockingly, they gave favorable ratings to the CDOs for reasons that need to be examined.

ii) Enron and WorldCom: These companies were rated investment grade by Moody’s and Standard & Poor’s three days before they went bankrupt. CRAs were alleged to have favorably rated risky products, and in some instances put these risky products together for a fat fee.

There may be other over-rated Enron’s and WorldComs waiting to go bust. CRAs need to be reformed to enable them pin-point such cancer well-in-advance thereby increasing security in the financial markets.

2. Credit Ratings and CRAs

i) Credit rating: is a structured methodology to rank the creditworthiness of, broadly speaking an entity, or a credit commitment (e.g. a product), or a debt or debt-like security as also of an Issuer of an obligation.

ii) Credit Rating Agency (CRA): is an institution specialized in the job of rating the above. Ratings by CRAs are not recommendations to purchase or sell any security but just an indicator.

Ratings can further be divided into

i) Solicited Rating: where the rating is based on a request say of a bank or company and which also participates in the rating process.

ii) Unsolicited Rating: where rating agencies claim to rate an organisation in the public interest.

CRAs help to achieve economies of scale as they help avoid investments in internal tools and credit analysis. It thereby enables market intermediaries and end investors to focus on their core competencies leaving the complex rating jobs to dependable specialized agencies.

3. CRAs of note

Agencies that assign credit ratings for corporations include

A. M. Best (U.S.)

Baycorp Advantage (Australia)

Dominion Bond Rating Service (Canada)

Fitch Ratings (U.S.)

Moody’s (U.S.)

Standard & Poor’s (U.S.)

Pacific Credit Rating (Peru)

4. CRAs – Power and Influence

Various market participants that use and/or are affected by credit ratings are as follows

a) Issuers: A good credit rating improves the marketability of issuers as also pricing which in turn satisfies investors, lenders or other interested counterparties.

b) Buy-Side Firms : Buy side firms such as mutual funds, pension funds and insurance companies use credit ratings as one of several important inputs to their own internal credit assessments and investment analysis which helps them identify pricing discrepancies, the riskiness of the security, regulatory compliance requiring them to park funds in investment grade assets etc. Many restrict their funds to higher ratings which makes them more attractive to risk-averse investors.

c) Sell-Side Firms : Like buy-side firms many sell side firms like broker-dealers use ratings for risk management and trading purposes.

d) Regulators: Regulators mandate usage of credit ratings in various forms for e.g. The Basel Committee on banking supervision allowed banks to use external credit ratings to determine capital allocation. Or to quote another example, restrictions are placed on civil service or public employee pension funds by local or national governments.

e) Tax Payers and Investors: Depending on the direction of the change in value, credit rating changes can benefit or harm investors in securities through erosion of value and it also affects taxpayers through the cost of government debt.

f) Private Contracts: Ratings have known to significantly affect the balance of power between contracting parties as the rating is inadvertently applied to the organisation as a whole and not just to its debts.

Rating downgrade – A Death spiral:

A rating downgrade can be a vicious cycle. Let us visualise this in steps. First a rating downgrade happens. Banks now want full repayment anticipating bankruptcy. Company may not be in a position to pay leading to a further rating downgrade. This initiates a death spiral leading to the companys’ ultimate collapse and closure.

Enron faced this spiral where a loan clause stipulated full repayment in the event of a downgrade. When downgrade did take place, this clause added to the financial woes of Enron pushing it into deep financial trouble.

Pacific Gas and Electric Company is another case in point which was pressurised by aggrieved counterparties and lenders demanding repayment thanks to a rating downgrade. PG&E was unable to raise funds to repay its short term obligations which aggravated its slide into the death spiral.

5. CRAs as victims

CRAs face the following challenges

a) Inadequate Information: One complaint which CRAs have is their inability to access accurate and reliable information from issuers. CRAs cry that issuers deliberately withhold information not found in the public domain for instance undisclosed contingencies which may adversely affect the issuers’ liquidity.

b) System of compensation: CRAs act on behalf of investors but they are in most cases paid by the issuers. There lies a potential for conflict of interest. As rating agencies are paid by those they rate and not by the investor, the market view is that they are under pressure to give their clients a favourable rating – else the client will move to another obliging agency. CRAs are plagued by conflicts of interest that might inhibit them from providing accurate and honest ratings. There are conflicting noises with some CRAs admitting that if they depend on investors for compensation, they would go out of business. Others strongly deny conflicts of interest defending that fees received from individual issuers are a very small percentage of their total revenues so that no single issuer has any material influence with a rating agency.

c) Market Pressure : Allegations that ratings are expediency and not logic-based and that they would resort to unfair practices due to the inherent conflict of interest are dismissed by CRAs as malicious because the rating business is reputation based and incorrect ratings may lower the standing of the agency in the market. In short reputational concerns are sufficient to ensure that they exercise appropriate levels of diligence in the ratings process.

d) Ratings over-emphasised: Allegations float that CRAs actively promote an over-emphasis of their ratings and encourage corporations to do like-wise. CRAs counter saying that credit ratings are used out of context through no fault of their own. They are applied to the organizations per se and not just the organizations’ debts. A favourable credit rating is unfortunately used by companies as seals of approval for marketing purposes of unrelated products. A user needs to bear in mind that the rating was provided against the stricter scope of the investment being rated.

6. CRAs as Perpetrators

a) Arbitrary adjustments without accountability or transparency: CRAs can downgrade and upgrade and can cite lack of information from the rated party, or on the product as a possible defence. Unclear reasons for downgrade may adversely affect the issuer, as the market would assume that the agency is privy to certain information which is not in the public domain. This may render the issuers security volatile due to speculation.

Sometimes eextraneous considerations determine when an adjustment would occur. Credit rating agencies do not downgrade companies when they ought to. For example, Enron’s rating remained at investment grade four days before the company went bankrupt, despite the fact that credit rating agencies had been aware of the company’s problems for months.

b) Due diligence not performed: There are certain glaring inconsistencies which CRAs are reluctant to resolve due to the conflicts of interest as mentioned above. For instance if we focus on Moody’s ratings we find the following inconsistencies.

All three of the above have the same capital allocation forcing banks to move towards riskier investments.

c) Cozying up to management: Business logic has compelled CRAs to develop close bonds with the management of companies being rated and allowing this relationship to affect the rating process. They were found to act as advisors to companies’ pre-rating activities and suggesting measures which would have beneficial effects on the companys’ rating. Exactly on the other extreme are agencies which are accused of unilaterally adjusting the ratings while denying a company an opportunity to explain its actions.

e) Creating High Barriers to entry : Agencies are sometimes accused of being oligopolists, because barriers to market entry are high and rating agency business is itself reputation-based (and the finance industry pays little attention to a rating that is not widely recognized). All agencies consistently reap high profits (Moody’s for instance is greater than 50% gross margin), which indicate monopolistic pricing.

f) Promoting Ancillary Businesses: CRAs have developed ancillary businesses like pre-rating assessment and corporate consulting services to complement their core ratings business. Issuers may be forced to purchase the ancillary service in lieu of a favorable rating. To compound it all, except for Moody’s all other CRAs are privately held and their financial results do not separate revenues from their ancillary businesses.

7. Some Recommendations

a) Public Disclosures: The extent and the quality of the disclosures in the financial statements and the balance sheets need to be improved. More importantly the management discussion and analysis should require disclosure of off-balance sheet arrangements, contractual obligations and contingent liabilities and commitments. Shortening the time period between the end of issuers’ quarter or fiscal year and the date of submission of the quarterly or annual report will enable CRAs to obtain information early. These measures will improve the ability of CRAs to rate issuers. If CRAs conclude that important information is unavailable, or an issuer is less than forthcoming, the agency may lower a rating, refuse to issue a rating or even withdraw an existing rating.

b) Due Diligence and competency of CRAs Analysts: Analysts should not rely solely on the words of the management but also perform their own due diligence by scrutinising various public filings, probing opaque disclosures, reviewing proxy statements etc. There needs to be a tighter (or broader) qualification to be a rating agency employee.

c) Abolition of Barriers to Entry: Increase in the number of players may not completely curtail the oligopolistic powers of the well-entrenched few but at best it would keep them on their toes by subjecting them to some level of competition and allowing market forces to determine which rating truly reflects the financial market best.

d) Rating Cost: As far as possible, the rating cost needs to be published. If revealing such sensitive information raises issues of commercial confidence, then the agencies must at least be subject to intense financial regulation. The analyst compensation should be merit-based based on the demonstrated accuracy of their ratings and not on issuer fees.

e) Transparent rating Process: The agencies must make public the basis for their ratings including performance measurement statistics historical downgrades and default rates. This will protect investors and enhance the reliability of credit ratings. The regulators should oblige CRAs to disclose their procedures and methodologies for assigning ratings. The rating agencies should conduct an internal audit of their rating methodologies.

f) Ancillary Business to be independent: Although the ancillary business is a small part of the total revenue, CRAs still need to establish extensive policies and procedures to firewall ratings from the ancillary business. Separate staff and not the rating analysts should be employed for marketing the ancillary business.

g) Risk Disclosure: Rating agencies should disclose material risks they uncover during the risk rating process or any risk that seems to be inadequately addressed in public disclosures, to the concerned regulatory authority for further action. CRAs need to be more proactive and conduct formal audits of issuer information to search for fraud not just restricting their role to assessing credit-worthiness of issuers. Rating triggers (for instance full loan repayment in the event of a downgrade) should be discouraged wherever possible and should be disclosed if it exists.

These measures if implemented can improve market confidence in CRAs, and their ratings may become a key tool for boosting investor confidence by enhancing the security of the financial markets in the broadest sense.

List of resources

i) http://www.zyen.com/Knowledge/Articles/assessing_credit_rating_agencies.htm

ii) http://www.chasecooper.com/News-Regulatory-Basel-II-2007-10-01.php

iii) http://www.blackwell-synergy.com/doi/abs/10.1111/j.1468-0491.2005.00284.x?cookieSet=1&journalCode=gove

iv) http://www.house.gov/apps/list/speech/ny05_ackerman/WGS_092707.html

v) http://business.timesonline.co.uk/tol/business/industry_sectors/banking_and_finance/article2373869.ece

vi) http://www.cfo.com/article.cfm/9861731/c_9866478?f=home_todayinfinance

vii) http://en.wikipedia.org/wiki/Credit_rating_agency



20. January 2009 · Comments Off · Categories: Mortgages · Tags: ,
Unitedibertymortgage


It is common practice to apply for a mortgage loan when buying a property; in which a lien on the property is given to the lender as collateral for the loan. Though a property with good value can guarantee you a good mortgage loan, the rate (interest rate) applied on the loan is often dependent on various other factors like your credit ratings, personal assurance, etc.

Mortgage rates also vary depending on the type of loan and the duration of the loan. There are basically three types of mortgage rates:

# Adjustable Rate Mortgage

# Fixed Interest Rate

# Variable Interest Rate

Adjustable Rate Mortgage:

On the basis of an index, the mortgage interest rates of an adjustable rate mortgage are adjusted from time to time. When there is a downward fluctuation in the interest rates, it can be beneficial to get adjustable mortgage rates.

Fixed Mortgage Rates:

In the case of ‘fixed mortgage rates’, the monthly payments and the principal as well as the interest rate do not change throughout the entire tenure of the loan. As long as the borrower is in a fixed rate mortgage, the interest rate remains the same. The advantages of this type of mortgage rate are that a record of the exact amount of payments can be kept by the borrower; and an increase in market interest rates will not affect the borrower’s payments.

Variable Interest Rates:

Being better for higher risk threshold customers, mortgage hunters have been showing a higher interest in this type of mortgage. This type of mortgage requires the bank rate to be stable and when you have this mortgage, you have to hope that it remains stable. Variable rate mortgages can save you a lot in interest, but your payments would vary according to the market.

Factors affecting mortgage rates

Major factors affecting mortgage rates include:

• Income of mortgage borrower

• Credit scores

• Total mortgage loan amount versus value of home

• Consideration of closing costs

• Whether or not the mortgage rate is adjustable

• Amount of down payment on mortgage

• Life of mortgage loan

You need to know the mortgage type that fits your lifestyle and your financial needs the best. By choosing the right kind of mortgage loan, you can actually save thousands.



Rajan S


like Australia send 200 people back in a leaky boat? Should India put landmines on all it’s borders?
Australia is very underpopulated and has 5 times as much land as india and 1/50th the population! The govt. of australia even pays it’s residents to have children like the first home owners grant and much more!
When is this “trying to keep a white majority” policy going to stop?
Time ponderer please don’t try to mislead people! Most of your population was born overseas. Until the time of Menzies 1977 Australia had a “White only” immigration policy! You cannot expect that to change over 28 years! Even if laws have changed Australia is still acist at heart with it’s majority white population “that still serves the queen”. Don’t tell me what or what not to believe, i lived for 8 years in Australia!
Listen mate, this is from research and personal experience so no matter how much you lie, facts don’t change!

Powered by Yahoo Answers