Is the secondary loan market valuable to borrowers?

In recent years, the secondary loan market has developed into an over-the-counter market where loans are not only sold but also subsequently traded. This shift away from traditional banking is altering the business of lending. Loan sales are valuable to banks because they free up capital, generate fee-based income and facilitate risk management; but they may be costly to borrowers because they negatively affect bank monitoring incentives. In this paper, however, we argue that there is another potential benefit to borrowers from loan sales. Borrowers with trading loans, in particular those with liquid loans, may “demand” a share of bank benefits from loan sales when they take out new loans as it will be easier for banks to sell these loans afterwards. We investigate this potential benefit of the secondary loan market by comparing the interest rates borrowers pay before their loans start to trade with the interest rates they pay on loans originated post-trading. Our results show that, on average, borrowers pay higher spreads on the loans they take out after the onset of trading on their loans. Importantly, our results also show that borrowers with liquid trading loans are able to borrow at lower interest rates after the onset of trading on their loans. Thus, while the banks’ decision to sell loans may initially impose a cost on borrowers, those whose loans enter the secondary loan market and become liquid benefit from an interest rate discount on their subsequent loans.     

Factors affecting delinquency of household credit in the U.S.: Does consumer sentiment play a role?

In this study, we provide both theoretical and empirical evidence on the determinants of household loan delinquency for home ownership, credit card and auto loans for the U.S. states in a panel framework over a period from 2003 through 2017. In particular, we examine the impact of consumer sentiments on loan delinquency rates. We show that improved current consumer sentiment significantly induce lower mortgage, credit card and automobile loan defaults in the American states subdivided into four different regions. We also find that the higher overall and expected consumer sentiment raise loan delinquencies. Implicit in this finding is the apparently excessive and inappropriate expansion of loans in the U.S. economy in the face of consumers’ optimism, which in turn, provides an intuitive understanding of the circumstances that could precede a depression or outbreak of anomalies in the financial sector. Our general findings further exhibit significant positive effect of unemployment rate and mostly adverse effect of per capita income on mortgage and automobile loan delinquency rates. The results provide some compelling evidence with regard to the effect of consumer confidence on household credit delinquency rates across various states in the U.S. and are robust to alternative measures of income and mortgage rates.     

Just the facts: An initial analysis of subprime’s role in the housing crisis

Using two large proprietary datasets from New England, this paper establishes some basic facts about the subprime crisis. First, while unaffordable interest-rate resets are often blamed for setting off this crisis, most subprime borrowers who defaulted did so well in advance of their reset dates. Defaults on subprime adjustable-rate mortgages are more sensitive to declining housing prices than are defaults on fixed-rate loans, however, and the data support a number of alternative explanations for this finding. Second, many borrowers with good credit scores took out subprime loans as the housing boom gathered steam. It is hard to construct a prima facie case that these borrowers were inappropriately steered into the subprime market, however, because the loans that these borrowers took out were too risky for prime treatment. Finally, 70% of Massachusetts homes recently lost to foreclosure were originally purchased with prime mortgages. But subprime refinancing is especially prevalent among owners who were likely to have extracted substantial amounts of equity before they defaulted.     

Default risk of wage-indexed payment mortgage in Turkey

This paper analyses default risk of wage-indexed payment mortgage (WIPM) in Turkey in comparison with other standard mortgage contracts originated in high inflationary economies. Emlak Bank launched WIPM linked to Civil Service employees’ wage (CSW) index during high inflationary period of late 1990s. Concurrently, the government introduced a policy linking CSW index to semi-annual expected rate of inflation in an attempt to facilitate housing finance for the fastest growing sector of the population. We find that WIPM protects borrowers against risk of high payment shocks whereas nominal contracts such as ARM and DIM would have resulted in high mortgage defaults.     

Measuring mortgage credit availability: A frontier estimation approach

We construct a new measure of mortgage credit availability using a technique developed for production frontier estimation. The resulting “loan frontier” describes the maximum amount obtainable by a borrower of given characteristics. We estimate this frontier using mortgage originations data from 2001 to 2014. We find a substantial expansion of mortgage credit for all borrowers during the housing boom, not only for low‐score or low‐income borrowers. The subsequent contraction in credit was most pronounced for low‐score borrowers. Using variation in the frontier across metropolitan areas over time, we show that borrowing constraints played an important role in the recent housing cycle.     

Subprime mortgages and the housing bubble

This paper explores the link between the house-price expectations of mortgage lenders and the extent of subprime lending. It argues that bubble conditions in the housing market are likely to spur subprime lending, with favorable price expectations easing the default concerns of lenders and thus increasing their willingness to extend loans to risky borrowers. Since the demand created by subprime lending feeds back onto house prices, such lending also helps to fuel an emerging housing bubble. These ideas are illustrated in a theoretical model, and tentative support is found in empirical work exploring the connection between price expectations and the extent of subprime lending.     

Subprime mortgage default

This paper constructs a reduced-form credit risk model of mortgage default. The data used is of privately-securitized subprime ARMs (adjustable rate mortgages), originated between 1997 and 2008, and observed between 2000 and 2009. The period studied thus encompasses the beginning of the subprime crisis. Given the estimated model, contractual properties of the loans are then used to infer the market price of default risk for the various quarters of origination. It is empirically determined that a change in the inherent nature of borrowers led to a deterioration in their default performance, a change which can be first detected in late 2004. On the other hand, the evidence also indicates that the secondary mortgage market became aware of this change at about this same time. The large rise in defaults in 2007 cannot, therefore, be attributed to any surprise other than the unexpectedly large fall in housing prices.     

Identifying credit demand,financial intermediation,and supply of funds shocks: A structural VAR approach

In this paper, we identify three exogenous shocks to credit market: demand for credit, supply of funds into the financial system, and the willingness to lend of financial institutions (financial intermediation), and also, determine the contribution of these shocks to fluctuations in the credit market and overall economic activity. We estimate a structural vector autoregression model where the three credit shocks are identified with a set of sign restrictions motivated by a simple partial equilibrium model of financial intermediation. We find that the credit demand shock explains significantly the variations in the long-term loan rate proxied by the Moody’s Baa corporate bond yield, while the supply of funds shock contributes to most of the fluctuations in the short-term commercial paper rate. The financial intermediation shock drives most of the fluctuations in the quantity of loans as well as the spread between the Baa and commercial paper rates. Of the credit shocks, we find that the financial intermediation shock has the largest impact on real economic activity. In fact, our analysis implies that the sharp decline in output during the 2007–2009 financial crisis is largely attributable to the financial intermediation shock, along with shocks originating outside of the financial system.     

Mortgage default in an estimated model of the U.S. housing market

This paper models the housing sector, mortgages and endogenous default in a DSGE setting with nominal and real rigidities. We use data for the period 1981–2006 to estimate our model using Bayesian techniques. We analyze how an increase in risk in the mortgage market raises the default rate and spreads to the rest of the economy, creating a recession. In our model two shocks are well suited to replicate the subprime crisis and the Great Recession: the mortgage risk shock and the housing demand shock. Next we use our estimated model to evaluate a policy that reduces the principal of underwater mortgages. This policy is successful in stabilizing the mortgage market and makes all agents better off.     

Do Teaser-Rate Adjustable-Rate Mortgages Make Owner-Occupied Housing More Affordable?

In this paper, we estimate the structural parameters of an aggregate housing demand curve and the relationship between ARM teaser rates and house prices using a simultaneous-equation Tobit model. The data come primarily from the Federal Housing Finance Board monthly interest rate survey in May of 1987-1989. The empirical results suggest that teaser ARMs produce significant price distortions in local housing markets. These price distortions ameliorate housing affordability for teaser ARM borrowers and worsen affordability problems for all other homebuyers.     

Spillover effects of subprime mortgage originations: The effects of single-family mortgage credit expansion on the multifamily rental market

The dramatic expansion in subprime mortgage credit fueled a remarkable boom and bust in the US housing market and created a global financial crisis. Even though considerable research examines the housing and mortgage markets during the previous decade, how the expansion in mortgage credit affected the rental market remains unclear; and yet, over 30 percent of all U.S. households reside in the rental market. Our study fills this gap by showing how the multifamily rental market was adversely affected by the development of subprime lending in the single-family market before the advent of the 2007/2008 subprime induced financial crisis. We provide evidence for a fundamentals based linkage by which the effect of an innovation in one market (i.e, the growth in subprime mortgage originations) is propagated through to another market. Using a large database of residential rental lease payment records, our results confirm that the expansion in subprime lending corresponds with an overall decline in the quality of rental payments. Finally, we present evidence showing that the financial performance of multifamily rental properties reflected the increase in rental lease defaults.     

An analysis of default risk in the Home Equity Conversion Mortgage (HECM) program

While reverse mortgages are intended as a tool to enable financial security for older homeowners, in 2014, nearly 12 percent of reverse mortgage borrowers in the federally insured Home Equity Conversion Mortgage (HECM) program were in default on their property taxes or homeowners insurance. Unlike the traditional mortgage market, there were no risk-based underwriting guidelines for HECMs through 2014. In response to the relatively high default rate, a variety of policy responses were implemented, including establishing underwriting guidelines. However, there is a lack of data and analysis to inform such criteria. Our analysis follows 30,000 seniors counseled for reverse mortgages between 2006 and 2011. The data includes comprehensive financial and credit report attributes, not typically available in analyses of reverse mortgage borrowers. Using a bivariate probit model that accounts for selection, we estimate the likelihood of tax and insurance default. Financial characteristics that increase default risk include the percentage of funds withdrawn in the first month of the loan, a lower credit score, higher property tax to income ratio, low or no unused revolving credit, and a history of being past due on mortgage payments or having a tax lien on the property. Our estimate of the elasticity of default with respect to credit scores is similar to that for closed-end home equity loans, but higher than that for HELOCs. We simulate the effects of alternative underwriting criteria and policy changes on the probability of take-up and default. Reductions in the default rate with a minimal effect on participation can be achieved by requiring that participants with low credit scores set aside some of their HECM funds for future property tax and insurance payments, a form of escrowing.     

Bank fee-based shocks and the U.S. business cycle

Efficient liquidity matching requires from banks to track external shocks (e.g., GDP growth shocks, stock market shocks and monetary policy shocks) in order to optimally allocate their assets between loans and other business lines. Profit maximizing banks have to rebalance their product-mix to take advantage of these changes. However, even though banking is cyclical, and contemporaneously reacts to shocks outside the banking sphere, there may also be some feedback effects at play, whereby bank changes, in turn, could affect economic and financial conditions. Generalizing the results of Marcucci and Quagliariello (2006, 2009), who indeed find an asymmetric impact of credit shocks on economic and financial time series in recession, we use a similar VAR framework to show that an even stronger feedback effect is prevalent for fee-based shocks. If the feedback effects of credit and fee-based shocks might have been both at play before the subprime crisis, the feedback effect of credit shocks seems to have faded away during the subprime crisis, whereas the feedback effect stemming from fee-based shocks has gained further strength.     

住房按揭贷款逾期风险及其管理探析

随着商业银行的住房按揭贷款业务总量的迅速增加,住房按揭贷款逾期风险已成为商业银行在住房按揭贷款管理中经常遇到的重要信用风险之一。在回顾国内外有关住房按揭贷款逾期风险研究的理论基础上,建立Logistic函数回归模型,应用因子分析、判别分析等技术,剖析了影响住房按揭贷款产生逾期风险的因素,并对商业银行的正常与逾期按揭贷款样本进行了计量分析,提出了加强住房按揭贷款逾期风险预警管理的对策建议。     

Do mortgage rates vary by neighborhood? Implications for loan pricing and redlining

Using a nationally representative sample of conventional single-family mortgage loans that originated during 1992–1995 with detailed loan pricing information, this paper examines whether interest rates vary by neighborhood income and racial composition. The estimates suggest that borrowers financing homes in low- and moderate-income neighborhoods generally paid 2–4 basis points more for 30-year loans, but there was no difference for 15-year loans. Results by racial composition of the neighborhood were more mixed, with borrowers in predominately Hispanic and Asian neighborhoods paying slighting higher rates, while borrowers in predominately African–American neighborhoods occasionally paid slightly lower rates. Omitted variables could account for some of these differences. Overall, the small effects suggest that redlining is unlikely to be a factor, although no firm conclusions can be drawn.     

Does mandatory disclosure affect subprime lending to minority neighborhoods?

We examine changes in lending behavior in response to the Federal Reserve??s requirement for disclosure of loan pricing information implemented in 2004 for two broad types of lenders, depository and nondepository institutions. We find that although subprime approval rates generally increased after 2004 as the housing market boomed, there was nonetheless a reduction in subprime approval rates to minority neighborhoods following implementation of the pricing disclosure requirement. We also find that the effect of the pricing disclosure requirement on subprime approval rates was stronger for depository institutions than for nondepository institutions. Moreover, depository institutions with good reviews from regulators for effectively serving the financing needs of local communities are less likely to issue higher-priced subprime loans.     

基于MCLP模型的个人住房抵押贷款违约风险研究

个人住房抵押贷款一旦出现大规模的违约便会对金融体系的稳定和宏观经济的平稳运行带来很大的负面影响。通过对我国商业银行个人住房抵押贷款真实数据进行分析,分离出可能对贷款履约产生影响的个人基本情况、个人信用状况以及贷款合约等15项指标。在此基础上,使用MCLP模型构建了个人住房抵押贷款违约风险模型,并比较了MCLP模型与传统Logistic模型的预测结果,发现前者具有更高的准确度。最后,基于研究结论提出了相关建议。     

Spatial dependence in microfinance credit default

Credit scoring model development is very important for the lending decisions of financial institutions. The creditworthiness of borrowers is evaluated by assessing their hard and soft information. However, microfinance borrowers are very sensitive to a local economic downturn and extreme (weather or climate) events. Therefore, this paper is devoted to extending the standard credit scoring models by taking into account the spatial dependence in credit risk. We estimate a credit scoring model with spatial random effects using the distance matrix based on the borrowers’ locations. We find that including the spatial random effects improves the ability to predict defaults and non-defaults of both individual and group loans. Furthermore, we find that several loan characteristics and demographic information are important determinants of individual loan default but not group loans. Our study provides valuable insights for professionals and academics in credit scoring for microfinance and rural finance.     

Subprime lending over time: the role of race

In light of the increased scrutiny of the subprime market nationally and the concerns raised that low- and moderate-income and minority homeowners are targeted for high-cost loans, this paper examines the extent to which subprime lending occurs in selected states and the role that race plays in obtaining prime versus subprime loans. It focuses on explaining the gap in subprime rates between African–Americans and whites and estimating its change over time (1999 to 2006) for the study states. We use a unique data set comprised of data from several data sources, including loan-level information, which allows for better controls over factors correlated with race so that better inferences can be drawn. Also, an estimating procedure is employed that fine-tunes the influence of race in the allocation of mortgage capital between the prime and subprime markets. After taking into accounts various controls, the results suggest the possibility of bias in mortgage lending for the prioed studied.     

On the determinant of bank loan contracts: The roles of borrowers’ ownership and board structures

Given the worldwide economic importance of bank loan financing, we empirically investigate the roles of borrowers’ ownership and board structure in bank loan terms through a comprehensive dataset, which includes the complete history of individual bank loan contracts for firms publicly listed in the Taiwan Stock Exchange (TWSE). We find that firms with smaller deviation in shareholder voting and cash flow rights, larger non-retail shareholding, fewer shares pledged by the board of directors, independent directors, and firms without dual boards are more likely to borrow from banks at lower spread. In addition, good governance practices are also associated with larger loan size or longer loan period, suggesting that banks take into account borrowers’ governance practices when designing loan contracts. This fact is consistent with the agency cost and information risk explanations of Bhojraj and Sengupta (2003). Furthermore, this study uncovers that the beneficial effect of good governance practices on bank loan contracting is more pronounced in borrowers with high leverage and poor rating, which implies that the monitoring role of governance is more crucial in risky firms. Our findings are robust to the various characteristics of firms and loans.