The subprime mortgage crisis in the US arose from people being unable to service their mortgage repayments. The term subprime relates to the fact these people were a high credit risk. So why did banks loan them the money in the first place? From 2001 onwards there was a US house price boom. This resulted in some US states seeing phenomenal growth in house prices similar to the UK. Because of this growth people on low incomes were encouraged to borrow money to purchase the homes they already rented with mortgages they couldn’t afford. The idea was that these people would refinance their mortgages through equity release on the back of rising house prices.
So what went wrong?
House prices fell and so these sub-prime borrowers had mortgages that were substantially greater than the value of their homes and they foreclosed on their loans.
Why did the housing market start to fall?
There was due to an oversupply of property in around 2005-6 at a time when interest rate rises started to creep upwards resulting in stagnant then falling house prices. Alan Greenspan has been criticised for fuelling house price rises by low interest rates between 2000-3. Contast this with the Federal Reserve raising interest rates 17 between 2004-06. Many people simply were unable to pay their mortgages.
But why did these people foreclose (stop paying their loans)?
In order that sub-prime borrowers could take out these mortgages they were offered inducements such as interst free loan periods, while some had inducements known as ‘teasers’ these are lower interest rates for an introductory period. The problem is when these benefits cease the payments rise beyond the borrwers means.
So why didn’t the lenders appreciate the inevitability of their lending?
This was due to the fact the lending was done through third party’s such as mortgage brokers rather than directly with the banks themselves. Thrid-party lending has the effect of allowing the borrower to be ‘hide’ behind a broker status. This has the potential of increasing moral hazards as the broker unlike the lender does bear the responsibility of its lending. This process is known as securitization and has the effect of hiding any risk.
What is securitization?
This is a very complicated concept. You tend to imagine that banks put their customer’s money onto a big pile and just lend it back to them to them in the form of loans or mortgages. This doesn’t actually happen. Generally the money that individual people put into bank accounts is lent for a short time to big companies. They can’t lend it for a long time because you might want it back and so banks have to be careful that they can give you your money back when you want it. Therefore banks can’t use our money for long term loans like mortgages.
One way to fund long loans is for the bank to make the loan with the customer (you and me) then sell those loans on. When banks sell on loans, the borrower defaulting becomes the buyer’s problem (and the interest received becomes the buyer’s gain). The bank will carry on collecting the repayments. For mortgage companies when they provide a loan they get a fee for originating the loan.
However they are also at risk of non-payment and of interest rates moving against them. This is where ‘Securitization’ comes in. Securitization involves turning old-fashioned loans/mortgages into securities (bonds). By selling bonds all the risk goes to the bondholders rather than the bank. Moreover as the bank has ‘sold’ the original debt and the bank has more money to lend and can get make more money from lending fees.
But how does securitization affect the credit crunch?
The relationship has changed between the bank and the customer. The ‘human’ interest between the lender and the borrower is no longer with the original lender but a third party – the real economic interest is now somewhere else. This is dynamic is more significant at when the laon is first sold. Unlike in the past when you had to meet the ‘bank’ you loan money from, the lender has very little interest in the actually borrower. The lender’s salesperson is simply looking to sell the loan rather than examining the viability of the loan (the borrowers ability to pay) and creates a conflict of interests.
So how did banks used to lend money for house purchases?
A buyer bought a house by putting down a percentage of the total price, say 10%, the borrower then borrowed the rest of the money from a bank, which had taken in the money as deposits mainly from people in the local area. The bank took a cut by charging the borrower a little more in interest than it paid the depositors
So why did these lenders start selling to high risk people?
There are numerous answers to this some people argue as the housing boom started slowing down in the US, the lenders ran out of people to loan to. No more loans mean no more fees and their lending businesses slowed down. Naturally banks didn’t want that to happen, so they went down-market to riskier customers. Culturally there was an increased desire to own your own home, and many people along with the financial services started creating imaginative ways of getting onto the housing ladder. Especially as everyone thought housing was a good investment.
But why would anyone want to buy another company’s debt?
The opportunity to earn a higher rate of return on the investment, which in the case of securitization is seen as ‘safe’
investments due to their AAA rating. Hedge funds tended to like investing mortgage-backed securities through securitizations.
What is a Hedgefund?
These investors as their names suggests, hedge their investments through several methods mortgage backed securities. Global banks and hedge funds have been buying mortgage-backed securities, which offered strong returns and were seen as relatively safe investments during the US housing boom as many were given AAA ratings. However, higher interest rates led to a drop in the housing market and a surge in mortgage defaults, especially in the sub-prime sector which focused on clients with low incomes or poor credit leading to the collapse in the value of these investment portfolios.
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