Unpacking securitized mortgages before they blow up
Plus Monday’s Backcast with the G-20, Keynes in Review, and stimulus in the rearview mirror. Our special surprise guest………
Podcast transcript:
11.17.08
MORGENSEN CLIP
That was Gretchen Morgensen on Fresh Air with Terri Gross offering the crux of the question on stabilizing housing and financial markets
Following a response offering the crux of an answer, again courtesy of Morgenson, this time from the pages of Sunday’s New York Times, we present Monday’s backcast. First a look back at the quick and meaningless G-20 meeting in Washington this past weekend, then another issue of Keynes in Review, and finally some self-serving audio from February, leading into — time permitting — a grim prognosis for recovery should Republican obstruction in the lame duck Congress stall an absolutely essential stimulus bill. We absolutely need a beginning point to recovery. Even the mother of all earmark bills would be welcome.
But back to Morgensen. Stabilizing the financial sector and the housing market is not a remedy for recovery, but it IS essential to stabilize the patient before recovery can begin. Damage is continuing to be inflicted day by day, ever more severe damage.
Writing in Sunday’s New York Times, Morgensen explores a possible mechanism under the head,
A Rescue Plan without Taxpayer Money
… now that the original TARP design has been toe-tagged, and because there’s still another $350 billion left for Mr. Paulson to deploy, perhaps it’s time to consider actually attacking the root of the problem: falling home prices and rising delinquencies and defaults.
Since the $700 billion TARP was funded, it has been used solely to shore up banks and other financial institutions.
…
To be sure, private efforts to modify mortgages have increased recently; Citigroup, JPMorgan Chase and Bank of America have all announced plans to restructure troubled borrowers’ loans. So have Fannie Mae and Freddie Mac.
But these efforts are limited to loans that these institutions hold. They don’t address the millions of loans sitting in securitization pools, those profitable instruments cobbled together by Wall Street that are collapsing en masse.
… restructuring loans bundled into pools of securities is much thornier than simply changing the terms of individual loans residing inside individual banks.
Not only do such changes require the approval of hard-to-identify investors who essentially control the mortgages, but also many pools were designed with rules that limit the numbers of loans that can be modified.
Securitization trusts hold $1.5 trillion of subprime and alt-A loans. As of late August, according to figures from the Securities Industry and Financial Markets Association, roughly $400 billion of the loans were delinquent and $1.1 trillion were current on interest and principal payments.
…
A new report from Demos, a public policy research group in New York, points out that [more] millions of mortgages are ticking toward a possible explosion.
Still, there are many smart ideas floating around about how to solve the twin problems posed by securitizations and resetting mortgages.
One interesting idea was conceived by two veteran investment managers, Thomas H. Patrick, co-founder of New Vernon Capital, and Mac Taylor, a principal of the Verum Capital Group.
They propose refinancing all $1.1 trillion of the loans in securitization pools that are still performing but that may soon face punishing interest rate resets. Homeowners whose loans are in these pools would receive newly issued loans with fixed interest rates, currently 6.14 percent, and 30-year terms. Under this plan, Fannie Mae and Freddie Mac would issue debt to pay off the outstanding principal on the loans and then guarantee the new ones.
Voilà: Investors who own the underlying interests in the mortgages would be fully repaid and the securitizations would be closed out.
“Our proposal is based upon the fundamental principle that the only way to ameliorate the problem is to somehow improve the underlying collateral,” says Mr. Patrick. “It rewards those homeowners who have paid their mortgages and have demonstrated financial responsibility.”
Currently, with everyone worried about more losses, the securitizations are trading at rock-bottom levels.
Because big banks and other financial institutions hold most of the securities, refinancing the $1.1 trillion in securitized loans would provide big capital infusions to many of the entities the Treasury is trying to help with TARP, Mr. Patrick said.
But while TARP involves direct payment of taxpayer money to banks, the Patrick-Taylor plan would create losses for taxpayers only if the refinanced loans took a hit later on.
There’s another benefit. Remember all those complicated products like collateralized debt obligations and credit default swaps that have been scaring the pants off people and causing some financial giants to look into the abyss?
Well, the Patrick-Taylor plan would reinflate the value of C.D.O.’s made out of bundled mortgages. And firms that sold C.D.S.’s as insurance against mortgage defaults would also get a boost (the biggest bailout recipient, the American International Group, for example, has been struggling to pay billions of dollars in collateral on weakening C.D.S.’s).
The investment managers reckon that their plan would give the financial system an immediate capital infusion of about $385 billion. That’s their estimate of the difference between the value at which depressed mortgage securities are now valued — 65 cents on the dollar — and par value.
If the assigned value of those assets drops even lower than 65 cents, then the financial benefit to the banks of the Patrick-Taylor plan would be greater.
In return for all of this financial aid tied to the $1.1 trillion of securitized mortgage loans that are still current, the Patrick-Taylor plan would require banks to buy the $400 billion in delinquent securitized loans at full value.
The banks would have to absorb any losses they incur when selling the underlying mortgages. But that’s a small price to pay for getting out from under this albatross.
It is impossible to predict how much financial institutions might lose on that $400 billion. But it is likely to be less than the losses they will suffer if they sit idly by while defaults and delinquencies accelerate.
Because the program would provide such a boost to the banks … these institutions should be required to absorb a portion of possible losses on the $1.1 trillion in healthy loans guaranteed by Fannie and Freddie. …
“This set of securities is what started the fire: it’s what brought down Merrill Lynch, Lehman Brothers and Bear Stearns,” Mr. Patrick said. “You can’t deal with the securities in their current framework, and you can’t solve the problem one mortgage at a time. If we eliminate these securities, strip away the complex structure, we can fix the banking system.”
Under the Patrick-Taylor plan, homeowners would also be helped. Future delinquencies might be reduced, and the downward spiral of home prices could be curbed. ***
Now, continuing a capella, Monday’s Backcast on the recent six-hour G20 meeting. The score here is from Douglas A. McIntyre of 24/7 Wall Street
It begins with four lines from Elvis Presley A little less conversation a little more action please All this aggravation ain’t satisfactioning me A little more bite and a little less bark A little less fight and a little more spark.
…
The G20 financial summit did not yield much of significance if it was meant to help staunch the bleeding brought on by the worldwide economic crisis.
Among the modest and and ill-defined suggestions from the meeting, members “urged governments to implement “appropriate” fiscal and monetary policies to shore up sagging economic, according to The Wall Street Journal.
The meeting lasted less than six hours.
The document issued by the members suggested more oversight of hedge funds, more transparency for trading in the global default swaps mareket, and greater supervision of credit rating agencies. All of these steps have been urged by central banks and economists for months. In other words, there was nothing new here and the proposals were given no teeth.
The document also called for a “colleges of supervisors” will be set up to monitor the world’s biggest financial institutions.
The G20 plans another meeting for April 2009. The world ought to be in the grips of the worst recession in seven decades by then, and it will be too late for goverments to do much about it.
Douglas A. McIntyre
Now Keynes in Review
a periodic feature which attempts to help John Maynard Keynes and his economics
leap over sixty years of distortion and misrepresention and land in the present day to help us understand our situation, what is working and what cannot work.
Keynes Economic Principles
“Keynesian” means many things to many people. We will put them in context in story form as we continue here, but to lay out a skeleton:
Output is determined by aggregate demand. “Aggregate” means “total, combining all elements.” This was contrary to the most basic tenet of classical economics, that the process of supply created the demand to purchase that supply (known as “Say’s Law). Prior to Keynes, it was virtually a precondition to be considered a serious economist to advocate Say’s Law, and the belief that by the process of manufacturing, one creates the wages, payments to suppliers and the profits that are needed to purchase that supply. This is still the supply side proposition. Markets are not inherently self-correcting, they are fundamentally flawed. By their own internal dynamics, markets create instability and break down. This arises from the “entrepreneurial animal spirits” which translate into effective demand for investment that creates runaway expansion (investment booms) which are inevitably brought to a halt by accumulated financial changes’ making the system fragile. This is diametrically opposite to the Invisible Hand paradigm, which posits not only self-correction, but best outcomes in a capitalist economy. While Keynes personally preferred and worked toward a managed capitalist system and is rightly seen as one of those who saved capitalism from itself, the fundamental nature of this flaw should not be ignored. Keynes ultimate answer to this problem was to expand the size of the public sector of the economy so as to minimize the impact when the private, market side broke down. Thus one could salvage the dynamism, vigor and vitality of the animal spirits without periodically sacrificing the structure of the society.
Investment has a multiplier effect on output and employment. Keynes borrowed and promoted R.F. Kahn and his development of the investment multiplier. This is the base of the so-called “Keynesian stimulus.” Its nut is that an investment from outside the system will increase activity to a degree greater than the simple dollar value of that investment BECAUSE the money paid to create the investment was passed from worker to grocer to baker to farmer and so on creating multiples. In theory this multiplier should be reduced only by the savings of each actor at each step. In the real world, we see multipliers much reduced. A savings rate of five percent, for example, should create a multiplier of 20. In practice, we see best multipliers are in the range of 2. This multiplier effect is the root of the Keynesian stimulus which later manifested itself in government spending to “jump-start” the economy. It should be noted here that tax cuts have the lowest multiplier of all government spending, particularly in conditions of uncertainty, which is precisely the time that calls for the highest multiplier.
Liquidity Trap. When there is little prospect of profit, investors will not invest. This is often said in a kind of reverse form, referring to an interest rate falling to a very low point, but still not stimulating investment because of dim prospects. The phenomenon is best illustrated and understood from the more dynamic statement: It doesn’t matter how low interest rates are, if there is no prospect of profit, entrepreneurs and investors will stay home.
So, Demand Side in its first year as a podcast has recorded some good scores, but it is not so much on account of our brilliance as it is that the Keynesian principles thumbnailed above reflect the way things really work.
Here, from February 26, 2008, a younger and slower Alan Harvey
DEMAND SIDE
That from February. Too bad we didn’t do infrastructure in February. “It takes too long,” is the main critique. You still here it. At least it works. More tax cuts didn’t work. And won’t work.
What will work? We’ll put that off until Wednesday.

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