06. March 2009 · Comments Off · Categories: Mortgages · Tags: ,
Money Morning


By, Shah Gilani

Contributing Editor

Money Morning

Underlying the credit crisis gripping the U.S. and world economies is a crisis of confidence. Blame has been laid at the feet of the U.S. Federal Reserve, and an investment bankers’ brew of toxic financial products. Ultimately, however, it was the supposedly trustworthy rating agencies that got everyone to drink the poisoned Kool-Aid.

The sheer fraud and greed of rating agency analysts and executives is staggering. That no one has gone to jail, and none of the agencies have been shut down is a travesty of justice on an infinitely larger scale than Bernie Madoff’s Ponzi scheme. Until depositors, bankers and investors regain confidence in the quality of ratings we rely upon to measure financial stability and creditworthiness, the tremors that underlie the credit crisis will drag on indefinitely.

Letter and number ratings – such as AAA, Aa1, BBB and Caa1 – are financial shorthand for the due diligence supposedly done by rating agencies after they’ve examined an issuer or a security’s financial structure, and evaluated the likelihood of its being able to pay interest and principal at maturity. Investors rely on the objectivity and fiduciary responsibility of the rating agencies to publish fair, accurate and uncompromised assessments.

By law, certain investors must rely on the ratings of a handful of Securities and Exchange Commission designated “Nationally Recognized Statistical Rating Organizations” (NRSROs). For example, most state insurance regulators require that only assets rated in the top four ratings categories by NRSROs are eligible investments. Similarly, money market funds can only invest in securities with the highest NRSRO ratings. In fact, innumerable institutions – public and private, and domestic and international – mandate asset quality levels predicated on the major rating agencies’ due diligence.

Standard & Poor’s Ratings Services, Moody’s Investors Service (MCO) and Fitch Ratings Inc. are all SEC-designated NRSROs. They are the largest, best-known and most-profitable ratings firms in the tiny, $5 billion-a-year universe of ratings firms. S&P is a part of The McGraw-Hill Cos. Inc. (MHP), while Fitch is a subsidiary of France’s Fimalac SA.

Moody’s was spun out of financial publisher Dun & Bradstreet Corp. (DNB) as a public company in 2000. Warren Buffett’s Berkshire Hathaway Inc. (BRK.A, BRK.B), apparently having spotted a diamond in the rough, bought into D&B before the divestiture, and ended up with a hefty 19% stake in Moody’s after the spin-off was completed.

The problem with the business of rating the issuers of securities, and rating the securities they issue – such as mortgage-backed securities and collateralized mortgage-backed obligations – is that the rating agencies are paid by the issuers to rate them. Objectivity aside, ratings firms are in business not to rate but to make money for themselves by rating issuers and their securities. It’s like all the contestants in the Miss World pageant paying the judges with country funds … who’s not going to be judged beautiful?

What was even more problematic in the scheme of the ratings business model was that analysts didn’t understand how to analyze and rate the very complex cash flow structures of these new collateralized mortgage-backed securities. Not wanting to lose business to their competitors, who were all in the same boat, they used the same rating model structures that they used to rate corporate bonds, though the two different securities had nothing in common.

It was like asking your local car mechanic to certify your Citation V jet – just before you take off for a transatlantic flight to London. God help you if there’s a problem.

And there were problems. Lots of them. According to a Feb. 15 “Review & Outlook” piece in The Wall Street Journal, Joseph Mason, professor of finance at Drexel University, studied collateralized debt obligations rated “Baa” by Moody’s and determined that they were 10 times more likely to default than equivalently rated corporate bonds. The article went on to say that an S&P spokesperson, when asked if they actually examined the underlying mortgages in the pools, answered: “We are not auditors; we are not accounting firms.”

While S&P – and to a lesser degree, Fitch – were just playing the game, Moody’s actually ran away with the ball. An eye-popping and brilliant April 11 Journal article by Aaron Lucchetti exposed the unseemly underbelly of Moody’s greed. What stood out the most in the article was Moody’s willingness – under the direction of Brian Clarkson, who joined the firm in 1991 and became president and chief operating officer – to bend over backwards to accommodate issuers of mortgage-backed and structured finance paper. Clarkson was willing to switch analysts if clients complained, which several did, including Credit Suisse Group AG (ADR: CS), UBS AG (UBS), and Goldman Sachs Group Inc. (GS).

Under Clarkson, Moody’s expanded and grabbed a huge piece of the deal-ratings-market pie. By 2006, the company was rating $9 out of every $10 raised in mortgage securities. For all of that year, the firm’s structured finance group generated more than $881 million in revenue, about 43% of Moody’s revenue. And in 2007 it was estimated that the firm rated 94% of the approximately $190 billion in mortgage and structured-finance CDOs floated during the year.

But there was some concern, including some from insiders. Former Moody’s analyst Mark Froeba told The Journal that “there was never an explicit directive to subordinate rating quality to market share. There was, rather, a palpable erosion of institutional support for rating analysis that threatened market share.” In the same article, former Moody’s executive Paul Stevenson was quoted as saying that “the most recent problem is that the rating process became a negotiation.”

Clarkson, the Moody’s president and COO, didn’t do too badly negotiating his compensation, either. In 2006 he made $3.8 million, while the firm’s chief executive officer, Raymond McDaniel, made $8.2 million. Clarkson “retired” under pressure this past May and McDaniel, the CEO, added the title of president to his mantle.

Eventually, the always-late-to-the-dance SEC awoke to the realization that it was supposed to be watching the watchers – the ratings agencies. While hundreds of billions of dollars around the world was invested in Wall Street’s pay-to-play version of Illinois gubernatorial politics, many heartbroken and flat-out-broke investors discovered that what the rating agencies had determined to be “AAA” rated securities were not the princely investment-grade securities those three letters said they were, but were toxic Amazon frogs instead. Of course, that calls for an investigation. And so it was.

A 10-month “examination” by the SEC, concluded in July, uncovered, believe it or not, “poor disclosure practices and procedures guiding the analysis of mortgage-related debt and insufficient attention paid to managing conflicts of interest.” Brilliant!

According to the report, which included as exhibits several e-mail exchanges between analysts at unnamed ratings firms, there was an obvious degree of knowledge and complicity in playing the ratings game. In one exchange, an analyst said that their ratings model didn’t capture “half” of the deal’s risk but that “it could be structured by cows and we would rate it.” And in another even more famous exchange dated Dec. 15, 2006, a manager wrote that the firms continued to create an “even bigger monster – the CDO market. Let’s hope we are all wealthy and retired by the time this house of cards falters.”

Have any heads rolled? No. Have any fines been levied or any firms closed down? No. The SEC apparently went back to sleep, having since been intermittently aroused by the failure of The Bear Stearns Cos., the bankruptcy of Lehman Brothers Holdings Inc. (OTC: LEHMQ), the nationalization of American International Group Inc.(AIG), and a few other minor nap-interrupting events, including the bailout of Citigroup Inc. (C). I’m only sorry that the Commission’s disjointed hibernation should once again be interrupted by the petty crime of a simple Ponzi scheme artist. Well, maybe now they can finally get some rest. For the sake of our future, someone please disband this band of sleeping fools.

Shortly after the July examination was made public, in an acknowledgement that it might be under unwarranted attack, S&P announced that it was considering ways to take volatility and stability into account in its ratings. But, in a simultaneous burst of clarity, S&P suggested that it feared that a more disciplined and functional ratings model would make it harder for issuers to raise capital. Only days later, in fact, S&P went on the offensive, calling SEC proposals to boost disclosure and mitigate internal conflicts of interest too costly for the ratings businesses. Among the proposals that were pushed back was one to require a separate ratings structure and ranking system for structured products.

Fast-forward to Dec. 3, and the unveiling of the SEC’s latest proposed rules changes. While the toothless wonder folded up like a pup tent once again on all substantive changes that would have created a more transparent and honest playing field, it did manage to sneak in some suggestions, including those that said:



The rating agencies can’t rate debt they help structure.

Analysts can’t participate in fee negotiations.

Analysts can’t be given gifts worth more than $25.

Analysts must disclose a random 10% sampling of their ratings within six months.

The ratings agencies must maintain a history of complaints against analysts.

And that the agencies must record when an analyst’s rating for structured debt differs from a quantitative model.

Calling these proposed rules changes baby steps is like calling the Grand Canyon a ditch.

Because Wall Street didn’t like the idea, what got dropped from the proposed changes were rules to create different structures for rating different products. And the most egregious of the dropped rules was a proposal that ratings firms make public all underlying information they use in making their ratings. Which is exactly the transparency needed.

There is an overwhelming heaviness to the credit crisis that bears on our economic future. It is the inordinate weight of established, self-serving power brokers driving dump trucks full of ill-gotten gains over any clarion call for transparency. The underlying currency of capital markets must be clearly and objectively rated instruments, whose value is determined by free markets. Until confidence is restored in the producers, products and the purveyors of financial services, thirsty investors are unlikely to partake of any new punch.

[Editor’s Note: Uncertainty will continue to be the watchword for at least the first part of the New Year. Little wonder, as the global financial crisis continues to whipsaw the U.S. financial markets in a manner that hasn’t been seen since the Great Depression. It’s almost enough to make you surrender. But what if you knew, ahead of time, what marketplace changes to expect? Then you’d be in the driver’s seat – right? You’d know what to anticipate, could craft a profit strategy to follow, and could then just sit back, watching and waiting – and finally profiting from – the very marketplace events you anticipated.

R. Shah Gilani – a retired hedge fund manager and a nationally known expert on the U.S. credit crisis – has predicted five key financial crisis “aftershocks” that he says will create substantial profit opportunities for investors who know just what these aftershocks are, and how to play them. In the Trigger Event Strategist, trigger events,” as gateways to massive profits. To find out all about these five financial-crisis aftershocks, and about the trigger-event profit strategy they feed into, check out our latest report.]

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04. March 2009 · Comments Off · Categories: Mortgages · Tags: ,
Jonathan Hewitt


The most diligent business people will do their homework when shopping for a merchant account. They’ll get multiple processing quotes from different providers and negotiate the lowest rates to get what seems to be the least expensive processing solution. Here’s the kicker, merchant accounts with very low discount rates are not always less expensive than accounts with higher rates. If fact, more often than not – they’re substantially more expensive. In this article, I’ll explain how merchant account rates work and I’ll cover the vital question that you need to ask providers in order to get the least expensive rates for your business.

The merchant discount rate that businesses pay to process credit cards is based on VISA and MasterCard’s interchange fees. Basically, interchange rates are the wholesale processing rates paid to the issuing bank of a customer’s credit card. Understanding interchange is crucial to getting the best merchant account rate. If you’re unfamiliar with interchange fees, take a moment after reading this article to learn about them. It really is money-saving knowledge.

Merchant account rates are structured one of two ways. The first and most common is a tiered rate structure, and the second is something called an interchange-plus pricing structure. Since tiered pricing is most popular and most pertinent to this article, that’s the one I’ll be addressing. However, interchange-plus pricing is the best and most transparent form of pricing. You can read more about interchange-plus pricing by following the link in the resource box at the end of this article.

Tiered merchants account pricing functions by taking the hundreds of VISA and MasterCard interchange fees and categorizing them into two or three categories. The first rate category is called the qualified rate, and the second and third categories called mid-qualified and non-qualified represent surcharges that are applied to the qualified rate. For example, a typical three-tiered merchant account pricing schedule would look something like this:

Qualified Rate: 1.79%

Mid-Qualified Surcharge: 0.25%

Non-Qualified Surcharge: 0.60%

Understanding how hundreds of interchange fees are packed into these three categories is the key to recognizing the best processing rates. Industry professionals refer to each tier of a merchant account as a “bucket,” and payment processor can choose which bucket an interchange rate will qualify to.

Simply put, merchant account providers have the ability to control which fee category interchange rates will be charged to. They can conceivably offer a merchant account quote with a qualified discount rate of 1.50% and still make a profit by routing the majority of charges to the mid and non-qualified rate buckets. Rate as low as this are very appealing at first, but once it becomes apparent how interchange fees are being routed, they’re worthless because they’re virtually unattainable.

This tactic is referred to as “inconsistent buckets.” Inconsistent buckets make it possible for merchant account providers to make rates appear a lot better than they actually are. By quoting an unreasonably low qualified rate and then routing the vast majority of interchange fees to the mid and non-qualified surcharge buckets, shifty providers can win business over honest providers that are actually offering a better merchant account.

In order to find the best merchant account rate, you need to ask a provider how they will be routing interchange fees. How interchange fees are applied is more important than the rates and fees you’re quoted. A low rate is worthless if very few of your transactions will ever qualify to it.

If you’re already processing credit cards, now is a good time to call your provider and ask them to explain how they’re routing interchange fees on your account. You may be surprised at the answer. If you’re in the market for a new merchant account, don’t be blinded by numbers. Make sure to ask each provider that you receive a quote from how they’ll be qualifying the different interchange fees. Don’t pick the quote with the lowest rate – pick the quote with the lowest rate that will apply to the majority of your transactions.



03. March 2009 · Comments Off · Categories: Mortgages · Tags: ,
Brigitta Schwulst


rates – Why Mortgage Rates Fluctuate

Mortgage rates are the rats at which the banks lend money to their customers to buy houses and property. They determine their mortgage rates based on the rate at which they are able to lend money – mainly from the reserve bank. This rate is often referred to as the repo rate.

Although with the latest credit crunch, you may think that mortgage rates which fluctuate are a bad thing, but mortgage rates fluctuations can be used to your advantage.

By choosing the right kind of mortgage loan, you can actually save thousands due to mortgage rates changing. For example, when the mortgage rates are low, then that is the best time to apply for a fixed rate loan. With a fixed rate loan, your repayments are fixed for a certain period – a few years, or even the entire loan period and then when the mortgage rates climb, your payments remain stable. This is a great type of loan to use for a budget as well since you will always know what your repayment is.

A variable rate loan has changing repayments which fluctuate as mortgage rates change. If mortgage rates at the time of taking out your loan are high, then this is the best type of loan to apply for. It means that when the interest rate falls then mortgage rates fall and your repayments fall leaving you a bit of extra cash in your budget.

But whether you choose a fixed or variable loan, be sure to shop around for the best mortgage rates. There are tons of companies who all want your business and to be competitive they offer deals on mortgage rates.

One of the best ways to shop around is to use a mortgage loan broker. A broker will get a number of quotes for the best mortgage rates on your behalf and they can also answer questions you may have about your mortgage loan.

Your credit rating also changes the mortgage rates you are offered, so its also a good idea to know your credit score and to try to improve your score as much as possible before you apply for a loan. Good credit reporting companies often offer a credit monitoring service. Better mortgage rates are easier with good credit scores.

But whether you’re looking for a fixed or variable rate loan, be sure to shop around for the cheapest mortgage rates. Cheaper mortgage rates could save you thousands in the long run. So to find to find the cheapest mortgage rates search for a broker in your area.



02. March 2009 · Comments Off · Categories: Mortgages · Tags: ,
Kristin Abouelata – Home Loans


It’s not very often that a borrower takes into heavy consideration what his loan to value is when shopping for a loan.  In fact, if the subject is brought up by the customer, it’s mostly in relation to avoiding paying monthly mortgage insurance.  But sometimes, a loan to value can affect even more aspects of your loan – like pricing and approval!

What is loan to value?  Well, it’s exactly what it says.  The loan amount compared to the value of the home you are buying or refinancing.  For example, if you are buying a $100,000 home, and your loan amount is only $50,000, your loan to value or “LTV” is 50%.  It’s also very common to refinance a home to obtain a lower LTV and drop mortgage insurance that was before required.

Different types of loans have different minimum requirements for LTV’s.   With primary residence purchases, for instance, an FHA loan can have as high as a 97.75% LTV (soon to change to 96.5% in 2009).  A conventional loan can have as high as a 97% LTV (but more common is 95% LTV).  VA and Rural Housing loans can have 100% LTV’s.  People who have cash to put down on the property they are buying and financing with a conventional loan oftentimes try to amass 20% of the purchase price in order to avoid mortgage insurance.  Mortgage insurance is required when your LTV for a primary residence is above 80% and is issued by independent mortgage insuring companies like Genworth Financial or PMI.  Fannie and Freddie, the big purchasers of conventional loans, will require one of these or other approved companies issue mortgage insurance unless the loan has an 80% LTV.  And if you’re refinancing the home you live in?  The whole grid of acceptable LTV’s changes for the most part, with a few exceptions.  And furthermore, if you’re talking about investment properties, it’s another can of worms.

But when else does LTV mean something?  Consider when a loan specialist prices your loan.  Oftentimes there are pricing differentials based upon the loan to value.  For instance, if you carry mortgage insurance and your LTV is 85.01% or higher, you might actually get a better interest rate than if you had an 85% LTV (but don’t get too excited because your monthly mortgage insurance will be higher).  Or if your LTV is 60% or lower, you might also get a better interest rate.  If you are close to tipping the scales on one of these ratios, it may be to your benefit to ask your loan specialist how close you are to a pricing break one way or another.  You’d be surprised to find out it might change your mind as to how much money you decide to put down on your loan. 

And guess what else?  A low loan to value may be the difference between loan approval and loan denial.  Why is that?  Because if you are investing enough of your own money into the equity of a property, chances are you won’t default on the loan.  And if you do, it’s probably a last recourse.  Not to mention, the lender who holds the note won’t lose money because there is enough equity in the property to cover foreclosure costs, re-sale costs and any value loss from an upside down market.  The lender is covered.  So, the lender will consider the loan less risky and a higher debt to income ratio is tolerated when reviewed with a high credit score. 



moviebuff


Looking at houses…what are some tips for a first time home owner. Which types of loans/grants are the best (live in Wisconsin)?

How long does it usually take for the seller to accept of decline an offer?

thank you!

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01. March 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.