Points of Interest ©

Items of Interest 20090306
March 6th, 2009 9:21 AM


•  $750 Billion in Mortgage Debt Overdue according to new figures released Thursday morning by the Mortgage Bankers Association.

•  Wells Fargo & Co. (WFC) on Friday slashed its quarterly dividend 85%, to 5 cents a share from 34 cents, in an effort to save $5 billion and help the company pay back the government's recent investment in the firm.

  Bond futures are mixed as the U.S. economy lost 651,000 jobs in February, the fourth month in a row where job losses were near or above 600,000.

  The average Freddie Mac rate for a 30-year fixed-rate mortgage inched upward during the week ended March 5 when economic indicators included "only scattered, tentative signs of stabilization" in housing.

  Later today we will post a link to a radio broadcast which in very simple terms describes the banking system and the resulting crises.


Posted by Stephen A Myers on March 6th, 2009 9:21 AMPost a Comment (0)

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Everyone Wants to Know Where the Four and One Half Percent Rates Went
March 26th, 2009 10:56 AM


•  Last week the private Federal Reserve decided to undertake a bold move of "quantitative easing" and announced the planned purchase of government debt and the debt of both Fannie Mae and Freddie Mac in an effort to lower mortgage rates.

•  That worked for about 24 hours.

•  Shortly thereafter, the Treasury announced the issuance of $98 billion of new debt which is being auctioned off this week.  The bid demand for the new 5 year notes yesterday was considered "tepid".

•  In effect, these two events have canceled each other out.  Rates have essentially returned to preannouncement levels.  The expectation is that once the new supply is digested the planned purchases by the Fed will move rates lower.

•  We we able to lock a few loans in last week at the preferential rates before we had several intraday upward price changes.  This was for borrowers who were in our pipeline and either approved or were in the process of becoming approved.  If you want a lower rate you must consider starting the process.  Should rates drop to the levels where most borrowers would refinance again the volume of new business will make it difficult for anyone who is not already in process.


Posted by Stephen A Myers on March 26th, 2009 10:56 AMPost a Comment (0)

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How Wall Street Insiders are using the Bailout to Stage a Revolution
March 23rd, 2009 5:05 PM

Sometimes, the talk of bailouts, economic crises, unemployment and recession is just too much and we tune it out.  Everyone just gets tired of hearing about it.

And that's unfortunate.  Because we need to get mad!  We need to take our country and economy back from "the group of psychopaths on Wall Street whom we allowed to gang rape the American dream".

For a prescient look at what happened and how this crisis unfolded take a look at The Big Takeover: The global economic crisis isn't about money - it's about power.

"There are plenty of people who have noticed, in recent years, that when they lost their homes to foreclosure or were forced into bankruptcy because of crippling credit-card debt, no one in the government was there to rescue them. But when Goldman Sachs — a company whose average employee still made more than $350,000 last year, even in the midst of a depression — was suddenly faced with the possibility of losing money on the unregulated insurance deals it bought for its insane housing bets, the government was there in an instant to patch the hole. That's the essence of the bailout: rich bankers bailing out rich bankers, using the taxpayers' credit card."


Posted by Stephen A Myers on March 23rd, 2009 5:05 PMPost a Comment (0)

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The World of Appraisals is Due to Change
March 16th, 2009 8:57 PM

The appraisal process is scheduled to change May 1 and it could affect the appraisal values for your neighborhood!

An accurate appraisal should bring peace of mind for the borrower.  It's purpose is to validate the arm's length sale price that the buyer and seller have agreed to in a contract.  For a refinance the appraisal should confirm the value relative to other properties of the same size and features.

In our Washington, DC, metropolitan market appraisers currently charge around $350 for a full appraisal on Fannie Mae's Form 1004 or Freddie Mac's Form 70.  For certain higher valued property appraisers will charge a higher fee due to a number of factors including difficulty.

Most appraisers will tell you that they have felt outside pressures "to hit values".  Ann O'Rourke, publisher of Appraisal Today, and an appraiser in Alameda, CA, said that when you're an appraiser, there's always a sense of pressure.  You learn to live with that.

"Right now when the appraiser doesn't give the number they want, then they don't use the appraisal and go somewhere else," she said.

"The kind of pressure that I have dealt with involved loan officers who were looking for a specific amount to make a refi work.  Although there was never any direct threat, the pressure was don't take this assignment if the value isn't there.  The problem that this creates for the appraiser is that we don't know the specific value until we complete the appraisal process," says Jim McGraw of McGraw Appraisals in Centreville, Virginia.

Small business owners and entrepreneurs make up the majority of appraisers.  And in this market, the scramble for assignments can be intense.  Appraisers who cave into pressure usually do so not for the $350 opportunity, but for the promise and understanding of future business.

In March, 2008, an agreement was reached by the the Federal Housing Finance Agency and the New York Attorney General's office to adopt certain policies relating to appraisals for loans delivered to Fannie and Freddie.  Loan production personnel, including mortgage brokers, will no longer be able to order the appraisal or influence the choice of appraiser. 

On May 1, appraisal management companies (AMCs) will take many of the orders from lenders and find appraisers.  The loan production staff will be unable to contact the appraisers.  An AMC will use its own selection process that might be based on specific metrics or be more random. 

How will this affect you, the homeowner and/or borrower?  Many mortgage brokers worry that an AMC won't have knowledge of an appraisers credentials outside of basic "resume bullet points," and the accuracy of the value might be skewed.  The potential for the biggest problem arises when the appraiser has no knowledge of the immediate market in which the subject property is located. 

"If I was going to get an appraisal, I'd like someone that is well seasoned, has been through a couple of cycles, and knows what the area is like," said Bill Larson, a mortgage broker with Windsor Capital Mortgage Corp. in Walnut Creek.  "Someone who has knowledge of a city and has done appraisals before has an advantage of someone being selected randomly to walk into it for the first time."

McGraw states that the, "HVCC has become the symbol of good intentions but bad execution by the government in the mortgage/appraisal paradigm.  The concept of appraiser independence is positive and important. However the process has become contorted within this regulation.  The fact that lenders who own appraisal management companies  may continue to use them is kind of like the fox being put in charge of the henhouse.  But then independent fee appraisers are not allowed to have direct contact with loan officers who they have built up professional relationships over the years.  Removing that kind of appropriate, professional collaboration makes the whole valuation process more difficult."

O'Rourke gets the sense that most mortgage brokers don't know how HVCC will impact how appraisals will be ordered after May 1, she said.  She believes mortgage brokers to be the scapegoats for the real estate mess.

"The other problems with HVCC are the numerous loopholes.  FHA and FHLB loans are not included.  Lenders with under 250 million in assets are not included. Correspondent lenders are allowed to order appraisals.  New loopholes are being discovered everyday.  There is also a pending class action lawsuit for restraint of trade that has been filed in New York against the HVCC.  So the end of the story is far from over," relates Jim McGraw.

The National Association of Mortgage Brokers filed a lawsuit against the HVCC, but most experts expect it unlikely to be successful.

Many appraisers are now scrambling to get on the lists of the AMCs, sometimes for a sign-up fee.  Appraisers are fretting that the amount they make on each assignment might be greatly reduced.  "Right now if the average fee is $350, I get the whole $350, but now the AMC is going to keep some of that money so I might end up with just $200 or $250," a local appraiser said.  "That's where the appraisers are screaming bloody murder.”  Should the price of gas go back up it will make it very difficult for the best appraisers to stay in the business to drive 45 minutes to collect $250 for several more hours of work.

Should you be considering a refinance or move in the near future you may want to get that appraisal done soon while your loan counselor still has the ability to select an appraiser who is familiar with your area and speak to them about any specific issues and how they may affect your property's value.

As one appraiser wondered, “If the government can't stop somebody like Bernie Madoff, how are they going to enforce this?"  As always, we welcome feedback of any and all kinds.

Posted by Stephen A Myers on March 16th, 2009 8:57 PMPost a Comment (0)

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Happiness is Spending Less Than You Earn
March 13th, 2009 2:51 PM


Annual income, 20 pounds; annual expenditure, 19 pounds; result happiness.

Annual income, 20 pounds; annual expenditure, 21 pounds; result misery.

                                        ~  Charles Dickens


Posted by Stephen A Myers on March 13th, 2009 2:51 PMPost a Comment (0)

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Credit Mistake Provides Insight into Both Credit and Lending Industries
March 3rd, 2009 4:38 PM

A past client of ours is now considering a refinance since rates have dropped and he sees an opportunity to eliminate the mortgage insurance he incurred when he purchased the property.  We suggested as a first step a review of his credit.  Much to his and our chagrin the current mortgage holder was reporting a loan balance that was higher than the original starting balance.  This was an amortizing installment loan.  Typically this situation would only occur if you were late and fees and interest were piling up.  That wasn't the case.  Everything had been paid as agreed and on time.

The lender, Fifth Third Mortgage Company confirmed this fact in several phone conversations.  But our client relates that the lender refused to change it.  The customer service person they spoke with said that it wasn't their department and he couldn't do anything about it.  He instead suggested that the borrower should contact the credit reporting bureau and “dispute” the balance.  He further suggested that it would be faster than trying to get it corrected by the lender who was reporting it incorrectly.  There's more...

The borrower now wanted to see where this would go.  Still desiring a refi he wanted to get his credit report corrected to obtain any benefit from the presumable higher credit score.

At our suggestion he went to the web site for the free credit report and found that it did not provide credit scores, only the reporting itself.  So he went to one of the free credit reporting services and looked for a way to dispute the info.  Our client is well versed in the Internet and world wide web.  He maintains several web sites for his business and a number for others.  He's no dummy.  But he could not easily find the information to seek relief.  After nearly a hour half of searching through numerous pages he came upon a link for disputes.  After clicking on that page he was taken to another page where he was bombarded with offers and services costing money to protect his credit.  Finally, after many more minutes of sifting through additional info he was able to register his dispute.

After filling out the requisite information of name, social security number, account information, etc, he was given the opportunity to describe the problem in the narrative form.  He typed in the fact that the balance of his current mortgage was being reported incorrectly and the circumstances surrounding it.  After hitting “enter” he was abruptly told that he was limited to 100 characters.  Only 100!  “Thank goodness,” he thought that he didn't have his identity stolen and had to explain that in only 100 characters.

All this effort did result in a change.  But it's hard to believe.  Upon being notified that the creditor had acknowledged the dispute he went back on-line to find that the balance was now being reported even higher than before!  There was surely a change but it was more incorrect than the original.

Two thoughts come to mind based on this story.  One, lenders today do not care about customer service.  They don't want your loan to leave their books and will do just about anything to prevent it.  Two, the privatization of certain services for profit has lead to a reduction in the integrity of the individual and their rights under law.


Posted by Stephen A Myers on March 3rd, 2009 4:38 PMPost a Comment (0)

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