Measuring Transparency in the Dutch Mortgage Market

Summary This paper is an empirical study of pricing in the Dutch mortgage market. For a narrowly defined set of endowment mortgages (with a fixed lending rate of 10 years), we find that the price dispersion within lenders is larger than the dispersion across lenders. Prices remain dispersed across lenders, even after controlling for characteristics of the borrower, the municipality and the government bond rate. Apparently, the mortgage market is not fully transparent, which impedes competition in the mortgage market. We also find that the price dispersion for mortgages sold by banks is smaller than that for mortgages sold by other lenders. A likely explanation is that lenders using middlemen have higher agency costs. We wish to express our gratitude to the National Mortgage Guarantee (Nationale Hypotheek Garantie) in Zoetermeer, in particular Karel Schiffer and Hans Mersmann, for providing us access to their data as well as for their hospitality. We are grateful to Wim van Assenbergh, Harry Garretsen, Ralph de Haas, Jan Lemmen, Clemens Kool, Job Swank and two anonymous referees of this journal for their comments on previous versions of this article.     

Why are mortgage rates so uniform?

Conclusion Any reasonable model of mortgage lending concludes that interest rates depend on loan and borrower characteristics. In this paper, the rate is a function of the loan-to-value ratio, the parameters of the densities of future price of housing and income, deposit rate, and cost of foreclosure. Nevertheless, in practice, each lender charges only one rate to all borrowers. This is first explained by the difficulty of estimation of the parameters of the density functions. Since lenders cannot categorize their borrowers, they treat them uniformly and set minimum standards to minimize the risk of default by each borrower. Mortgage insurance, moreover, enables lenders to lend risklessly outside of the range in which they can operate risklessly on their own. Second, mortgage rate uniformity is explained by the lenders' risk aversion. Third, when borrowers are separated into discrete categories, uniform rates can result from perfect categorization of borrowers with respect to the future value of the relevant random variables. It is more likely, however, that lenders cannot categorize borrowers perfectly and that interest rates vary substantially among categories. As rates jump from one category to the next and borrowers are reluctant to gain small increases in loan size at significantly higher rates, lenders respond by offering only the basic category of loans.     

Evaluation of the Reverse Mortgage Option in Hong Kong

The reverse mortgage is a very useful financial product for senior citizens who own homes but do not have a cash income, while it is a high‐risk product from the lender's perspective. One of benefits of reverse mortgages is that the debt limit is restricted to the scope of the disposition price of the collateralized house, which is considered a put option to borrowers. The present study evaluates the option value of the reverse mortgage in Hong Kong through an empirical analysis using the Black–Scholes option‐pricing model. Moreover, the present study shows specific monetary values through option matching to the consumer situation, contributing to the increased understanding of reverse mortgages from the consumer's point of view.     

Crisis in the Russian mortgage market through the lens of financial accelerator theory

This paper analyzes the influence of the economic crisis on the Russian mortgage market from the position of the financial accelerator theory. It shows that the level of financial stability of banks and borrowers on the eve of the crisis was determining the dynamics of their development and solvency during the crisis. The “flight to quality” effect, which is inextricably connected to the financial accelerator mechanism, showed that the largest domestic banks and credit organizations that were controlled by nonresident companies and mainly specialized in mortgages were in the most advantageous position in the mortgage market. In regions, this effect manifested itself through a reduction in mortgage lending for borrowers registered in other regions and an increase in the number of credit provided by Moscow banks.     

Broker Compensation Patterns and Trends: 2005–2009

Changes in the mortgage industry have been swiftly effected over the past few years. Many of the changes have come about as a response to the high level of observed delinquencies and defaults on residential mortgages as house prices plummeted, and others have evolved from continuing concerns about the treatment of borrowers during the mortgage origination process. The segmented mortgage industry of the early part of the decade, with loans being originated in the prime, subprime and government mortgage sectors, has been largely replaced with a bifurcated system. By year end 2010, the FHA/VA (government sector) combined with the conventional, conforming market share of originations was 90.8?%. In this paper, we examine some of the observed trends and changes in the types and levels of broker compensation that existed before the regulatory change that brought about the implementation of the Federal Reserve Board??s (FRB) new loan officer compensation rule. Among other questions, we examine the variance in broker compensation across geographies, across lenders, across borrower types, and across loan products. The intent of this ex post analysis is to provide an understanding of the potential impacts of the declining broker industry on both access to mortgage loans and on the pricing of mortgage originations.     

论房地产抵押价值评估及风险防范

房地产抵押是指抵押人以其合法的房地产以不转移占有的方式向抵押权人提供债务履行担保的行为。当债务人不履行债务时,抵押权人有权依法以抵押的房地产拍卖所得的价款优先受偿。     

Proximity,information, and loan pricing in internal capital markets: Evidence from China

We examine the effect of geographic proximity on loan pricing in internal capital markets by focusing on the role of information. Using a hand-collected dataset on entrusted loans within business groups in China, we find that loan prices are positively associated with the distance between borrowers and lenders, which suggests that a reduction in distance facilitates the monitoring of borrowers and gathering of soft information by lenders. Results remain unchanged after controlling for potential endogeneity. Our findings are further pronounced (1) for lenders with headquarters that are time constrained; (2) during the early years of our sample period, when the Internet and transportation infrastructure were less developed; and (3) for borrowers for whom information uncertainty is likely to be substantial and soft information is likely to be valuable, such as young borrowers and borrowers in different industries to lenders. This paper sheds new light on the role of geographic proximity in intra-group loans within business groups.     

Common Auditors and Private Bank Loans*

We show that when banks and borrowers share the same audit firm, borrowers receive lower interest rates, after controlling for potentially confounding director connectedness. The common auditor effect is observed only for opaque borrowers, and is greatest when the same audit engagement office audits the bank and borrower. A common auditor connection also matters more for longer‐tenured auditors, for geographically proximate borrowers, and when the syndicate involves fewer lenders. The effect does not hold for auditors recently sanctioned by the PCAOB. Finally, the interest rate discount is not the consequence of homophily or biased decision making, based on a comparison of postloan performance of firms with common auditor loans versus those with noncommon auditor loans.     

Discrimination in hire‐purchase lending by retailers of consumer durables in apartheid South Africa

A double‐hurdle partial observability model of hire‐purchase lending is specified and estimated to test for racial discrimination by retailers of consumer durables during apartheid. ‘Discrimination’ is defined as supplying no loans or less desirable loans to certain borrowers, who do not differ from more successful borrowers with respect to creditworthiness but who do differ with respect to race. There is strong evidence of discrimination. In particular, black households are 13 percentage points more likely to desire a hire‐purchase loan but not to have one supplied to them than are other households equivalent in all ways except race. Although the statistical test cannot determine whether race affected lending because lenders were bigoted or because race is correlated with unobserved characteristics correlated in turn with creditworthiness, increased access to formal loans for all South Africans could be promoted by relaxing the Usury Act and by removing from loan applications information that could reveal an applicant's race.     

Bank-moneylender linkage as an alternative to bank competition in rural credit markets

This paper proposes a new method in which banks and moneylenderscan link in rural credit markets. Banks and moneylenders, twoof the major lenders in rural credit markets, differ in theirinformation on borrowers and costs of funds. Due to informationconstraints, banks must deny further loans to borrowers whocannot repay a certain amount. In the linkage, these borrowersobtain loans from moneylenders, repay the banks, and have continuingaccess. We then evaluate conditions under which the linkagewould be preferred to bank competition and find that the linkagedominates for a wide range of parameters. In light of recentproposals to liberalize Indian banking, the analysis providesa cautionary note to the limits of introducing banking competitionin rural credit markets and provides an alternative.     

美国“止赎危机”事件综述及影响分析

近日,美国陆续传出多家银行在房屋止赎处理程序上出现重大纰漏,并由此引发了＂止赎危机＂,包括机械签名、房贷回购、贷款拖欠等问题。本文阐述了＂止赎危机＂事件发展以及美国各大银行的涉及情况,在此基础上分析了整个事件的影响。本文研究表明,＂止赎危机＂可能引发美国房主和投资者的一系列法律诉讼,破坏美国金融系统稳定,打击脆弱的房屋市场及经济复苏。研究同时指出,＂止赎危机＂仍需一段时间发酵,将持续影响投资者对美国银行业的信心。     

Marko Paavilainen,Kun pomilla oli mieli ja kieli. Suomalaiskansallinen kielinationalismi ja uusi kauppiaskunta maakaupan vapauttamisesta 1920-luvun alkuun

This study presents new time series data for private debt in Sweden in 1900–2013, including credit from banks, mortgage institutes and credit companies. The reconstruction of the data is a scientific task by itself, and is complicated by changed definitions, breaks in the series, and the need for occasional interpolation and cross-reference of sources. The obtained data reveal both qualitative and quantitative changes in the structure of private debt in Sweden during the period. One finding is a pattern where the era starting with the deregulation of the credit market in 1985 resembles the era preceding World War Two. Both periods experienced a high level of private debt-to-GDP ratio as well as severe financial crises. In a first application of the data, the hypothesis of rising private debt in the years before a financial crisis is explored through logit regression. The findings are in line with international research, and suggest that higher lending, especially from banks, might aggravate the risk of financial crisis.     

Does IMF conditionality benefit lenders?

Conclusions The purpose of this paper has been to assess whether official and private lenders benefit from IMF participation in rescheduling sovereign LDC debt via the Paris Club. If IMF participation increases the expected value of any existing or newly rescheduled official or private debt contracts, then lenders benefit. The transmission process can be via the immediate liquidity the IMF provides through various loan facilities, which allows for debt service payments to be met in a timely fashion, and/or through the increased ability of the sovereign to meet future debt service payments due to the conditions attached to IMF liquidity. The results from this paper suggest that the provision of immediate IMF liquidity provides a benefit to lenders but that the attached conditions do not. These results were obtained for a large sample of 84 LDCs over the sample period 1978-1987 and may differ when specific cases are considered. IMF participation reduced the average spread over LIBOR by 155 to 179 basis points, based on a simple model relating interest spreads to default probabilities. Heavily indebted sovereign borrowers may have experienced larger reductions. The design and implementation of IMF conditions has been criticized in the literature because they confer little benefit on the sovereign borrower. Our results support the consensus view that the conditions themselves have little effect. However, our contribution results from seeing the issue from the perspective of rational lenders who expend resources to evaluate IMF conditionality programs.     

Two steps forward,one step back? Quantifying the pecuniary costs of debt account aversion and the debt snowball

The interest-minimizing strategy to paying multiple debts is to make all minimum payments and allocate remaining funds to the debt with the highest interest rate. However, cognitive biases such as debt account aversion and financial advisors encourage borrowers to instead allocate remaining funds to debts with lower outstanding balances, a strategy known as the Debt Snowball. The author uses the 2016 Survey of Consumer Finances to quantify the pecuniary costs for American households of following the Debt Snowball and finds that the average household pays an additional 1.8%–4.3% in interest, leading to an aggregate transfer of wealth from borrowers to lenders of between $46.2 and $53.9 billion in excess of what would occur if borrowers instead minimized interest accrual. Due to differences in household debt structure, the Debt Snowball strategy imposes greater pecuniary penalties on low-income households, on Black households, and on households with more initial debts.     

In the shadow of big tech lending

We investigate the impact of Big Tech lending on non-bank traditional lenders, which have a more overlapping clientele with Big Tech lenders than traditional banks. Our empirical methodology exploits geographical differences in Big Tech penetration ratios and adopts the instrumental variable (IV) approach using the FinTech payment adoption ratio and the distance to the Big Tech's headquarter. We find that the competition from Big Tech worsens the performance of branches facing stronger Big Tech competition by reducing the number of borrowers and the amount of loans. Moreover, branches in cities highly penetrated by Big Tech lending tighten the lending standard by reducing loan-to-value (LTV) ratios, measured as the approved loan amount per unit collateral value, while keeping the average collateral requirement unchanged. Our findings are consistent with the cream-skimming hypothesis that Big Techs possess better screening technology and reduce the quality of borrowers applying for traditional loans. Our results document novel changes in and responses of the non-bank traditional lending business in the Big Tech era.     

The New Deal and the origins of the modern American real estate loan contract

The fully amortized mortgage loan contract is an important instance of financial innovation in the U.S. residential mortgage market. We examine the adoption of this contract from the 1880s to the 1930s by building and loan (B&L) associations, the nation's most important institutional home mortgage lenders at the time. A chain of complementary innovations by B&Ls gradually reduced the costs of adopting amortization, supporting moderate use by the 1920s. During the crisis of the 1930s, the poor performance of the traditional B&L loan contract radically increased the benefit of adoption, as borrowers demanded the new contract. The adoption examined here occurred primarily in the conventional loan market because B&Ls, unlike other lenders, generally avoided the use of the new Federal Housing Administration insurance program. The New Deal may have had more impact through new federal savings and loan charters, which incorporated many of the complementary innovations that supported the new form of lending.     

The Competitiveness and Efficiency of the Financial Services Sector in Africa: A Case Study of Kenya

Abstract: This paper reviews the broad structural shifts in banks and other financial institutions in Kenya in the face of globalization. It is found that Kenya has moved into universal banking, reflected by the gradual elimination of ‘specified’ non‐bank financial institutions since 1994 and the increased share of net commissions and fees in the banks’ total income, from 10 per cent in 1998 to 21 per cent in 2007. The evidence suggests that the sector experienced reduced concentration and presumably more competition during 1998–2007. Further, it is found that small banks are the least competitive (most concentrated), followed by large banks and then medium‐sized banks.     

Balance Sheet Conservatism and Debt Contracting

We study the role of borrowers’ balance sheet conservatism (i.e., conservatism in asset values) in debt contract design. We find that borrowing costs are decreasing in the degree of balance sheet conservatism, and this effect is stronger for firms with lower credit quality. This is consistent with balance sheet conservatism reducing lenders’ uncertainty about the liquidation value of assets, thus facilitating the ex ante screening of borrowers. We predict that better ex ante screening also reduces the need for ex post monitoring, and find that balance sheet conservatism is associated with less restrictive covenant terms. Further, we find that asymmetric timeliness in earnings is associated with lower borrowing costs only when balance sheet conservatism is not high. This result suggests that lenders appear to recognize the constraining effect of high balance sheet conservatism on future conservatism in earnings.     

Features of restructuring mortgage loans nominated in foreign currency

The article examines the experience of restructuring mortgage loans denominated in foreign currency in 2008–2010 when many borrowers faced difficulties in servicing their loan obligations, and the lack of a culture of working with a problem debt and practical experience in overcoming temporary complex life situations formed hotbeds of acute social conflicts in separate regions.     

美国次贷危机中的信息不对称研究

本文着重对次级债形成流程中的各类信息不对称进行分析.首先,介绍了次级借款人和投资银行之间的信息不对称,分析了投资银行如何利用信息不对称设计掠夺性贷款.其次,提出了次级债市场最初由于次级债购买者的信息弱势而存在逆向选择难题,并进而分析了难题的解决途径和评级.再次,就次级债和传统企业债在风险特征上的区别阐述了投资者因信息弱势而受到的误导.最后,分析了次贷经纪商同贷款公司之间的信息不对称所导致欺诈行为以及次级债发行商同金融服务机构之间的信息不对称所导致的道德风险问题.