Desperate to Stem Tide of the Credit Crisis, Fed and Treasury Propose What Could Be Largest Bailout in U.S. History. How Far Will the Fed Go?

In another desperate move to inject liquidity into the marketplace, the heads of the Fed and the Treasury began discussions with Congress late yesterday on legislation that would allow the Government to purchase hundreds of billions of dollars of depressed mortgage-backed securities. At the heart of this plan (dubbed the “troubled asset relief program” or TARP from a phrase used in a statement today by Treasure Secretary Henry Paulson) is the creation of a federally-backed investment vehicle into which banks could sell, at a massive discount, these toxic securities to the Government to remove them from their books. Though it is unclear how such securities would be valued, what is clear is that this would be the largest bailout by the U.S. Government since the Great Depression, and potentially the largest in its history.

Though, at the behest of the Fed and Treasury, Congress plans to work overtime over the next few days in the hopes of passing legislation to authorize this proposal, the Fed has not felt the need to obtain legal sanction for its slew of recent bailouts. These include subsidizing the sale of Bear Sterns to JPMorgan in March, bailing out Freddie and Fannie last week, and issuing a loan of $85 million to effectuate the takeover insurance conglomerate AIG this week and save the behemoth from insolvency. Questions abound over the legality of this last move, some of which are addressed here, though few jurists seem to believe that a court would even entertain a challenge to the Fed’s action.

Though litigation to challenge or block the Fed’s recent actions might not bear fruit, there is little doubt that the continued expansion of this crisis will bring a new wave of lawsuits to courts around the country. Just this week, for example, Merrill Lynch shareholders filed suit in New York State Supreme Court over BofA’s proposed buyout of the brokerage firm for $50 billion. The suit, filed by law firm Murray, Frank & Sailer, alleges that Merrill’s board has withheld from the public stockholders certain information regarding the financial condition of the brokerage and its prospects. In essence, the suit maintains that Merrill CEO John Thain and its board acted in their own best interests at the expense of their shareholders, who were denied fair process and terms in the sale.

Such suits have become and will continue to be commonplace as shareholders bear the brunt of the efforts of struggling financial institutions to avoid drowning in the abyss of the credit crisis. But will anyone step up and challenge the unprecedented actions of the Federal Reserve or the Treasury in seeking to stop the financial dominoes from falling? While it’s far from clear whether the Fed’s authority to give emergency loans allows it to step in and take over struggling financial institutions, only time will tell whether such a challenge would even make it through the jurisdictional gates of the courthouse.

Posted in acquisitions, AIG, bailout, Bear Stearns, BofA, class actions, Fannie Mae, Federal Reserve, Freddie Mac, Government bailout, JPMorgan, jurisdiction, Merrill Lynch, shareholder lawsuits, TARP, Treasury | Leave a comment

Fed Takeover of Freddie and Fannie May Provide Temporary Stability, But Is it Just a Band-Aid?

By now, most have heard the news that the Federal Government stepped in on Sunday to exercise the authority granted to it by Congress in July to bail out government sponsored enterprises (GSEs) Freddie Mac and Fannie Mae. The major features of the move include the ouster of the two companies’ chief executive officers, the acquisition by the Treasury of $1 billion of the companies’ preferred stock and a pledge of up to $200 billion more, and the placing of the companies in conservatorship (a type of federally-managed bankruptcy) with management control placed into the hands of the Federal Housing Finance Agency.

This report in the Silicon Valley Business Journal discusses the potential impact of the takeover on interest rates and taxpayer dollars. Government officials, such as those quoted in this fascinating MSN article, have hailed the move as providing necessary stability to a volatile market and keeping mortgages affordable. Others are questioning whether this will be enough to balance out the markets, especially given the cost (see Seattle Times article here).

Though few can argue that the stability of the mortgage markets is a worthy goal, I find the takeover troubling for a variety of reasons. Fannie Mae was created as a government agency in the late 1930s expressly to provide liquidity to the mortgage market. It was later converted into a private corporation in 1970, at the same time that Freddie Mac was created to provide competition to Fannie’s monopoly, to establish a secondary market to purchase mortgages and repackage them as securities. Since then, these organizations have existed as quasi-governmental entities in the murky ether between public and private. This uncertainty about what exactly these organizations are and who they represent has often led to an increase rather than a decrease in volatility in the mortgage markets.

This has been especially true in recent months as speculation about Freddie and Fannie’s fate swirled around Wall Street. If these are governmental agencies, then they should be supported by the full faith and credit of the United States Government. If they are private corporations, then they should fail. Instead, we have seen them handled with hesitancy, and with a bailout that many say has come too late.

But the status of these organizations is really a secondary question to the one that nobody seems to want to address – is the stated purpose of Freddie and Fannie a goal the U.S. Government, or anyone for that matter, should promote? Namely, do we really want to artificially inject liquidity into the mortgage market? This entire subprime crisis, and the broader credit crisis it has spawned, can be fairly attributed to an excess of liquidity in the mortgage market. This and the process of securitization, by which each player in the chain (borrower to broker to lender to investment bank to investor) could pass on the risk of a mortgage to the next, created a market in which anyone who could fog a mirror could get a loan. Was this a good thing? Nobody cared if a given borrower could really repay a loan because the secondary market’s appetite for these loans was voracious. Did this ultimately result in either a stable or a liquid market?

This takeover is therefore all the more troubling because it seems only to prop up the misguided policy at the heart of this crisis. Returning to the stated goals of government officials, it’s clear that injecting liquidity into the mortgage market was again one of the foremost drivers behind this move. But, nobody stopped to ask whether keeping mortgages affordable for all who want them is a good thing. Maybe borrowers who cannot afford nice homes should settle for more modest homes or (gasp) rent until they can afford them. What a novel concept!

It seems to me that the goal should be a mortgage market that accurately reflects the value of real estate and the available financing, not one that treats home ownership as a Constitutional right.

Posted in broader credit crisis, causes of the crisis, education, Fannie Mae, Freddie Mac, legislation, lenders, liquidity, mortgage market, securitization, stability, subprime, takeover | 1 Comment

Borrowers Will Be Borrowers

Despite the increased attention directed at mortgage fraud since the collapse of the subprime market, fraud continues to be a major issue in newly-originated loans, reports the Mortgage Asset Research Institute (MARI). The study showed a 42% increase in in reported incidents of fraud in loans originated during the first quarter compared to a year ago.

This almost certainly has more to do with lenders beginning to actually investigate and report fraud on the part of borrowers (as opposed to encouraging it), than with an uptick in borrowers lying on their applications. Certainly, borrowers should bear a large degree of responsibility for the current subprime mess, as many lied about their income, employment, or intentions to secure loans they could not actually afford or profit by purchasing and then “flipping” or renting out properties they represented would be their homes.

But, this study illustrates that there will always be some borrowers who attempt to game the system for their own benefit. Only in an atmosphere of deregulation and encouragement by the lenders, markets and investors could these practices flourish and become the norm. This counsels in favor of stricter regulation of lending practices, criminal penalties for mortgage fraud, and more prescient investing by Wall St. and the ultimate investors to create the proper incentives for lenders to filter out fraud in its inception.

Indeed, MARI concluded in its Quarterly Fraud Report, “[a]s lenders pursue higher-quality loans for the market, the priority should be on identifying poor quality at the earliest possible point in the process — and at the lowest possible cost. In MARI’s view, the origination and prefunding processes offer the largest and least expensive opportunities to assure funding of higher-quality loans. How a lender accepts or rejects a loan application at the front door is often all a criminal needs to see how much further he or she may push through the loan process.”

Posted in borrower fraud, incentives, MARI, mortgage fraud, overstated income, regulation, subprime | Leave a comment

Indiana Piles On

Indiana Attorney General Steve Carter has brought a lawsuit against Countrywide Financial Corp., making it the latest of a half dozen states going after the nation’s former number one mortgage lender for improper lending practices (see Reuters article here). This suit focuses on Countrywide misleading borrowers about the rates and fees associated with their loans and encouraging its brokers to steer borrowers into riskier and ultimately more costly mortgages.

One begins to wonder when the mounting pressure on Countrywide from this flood of litigation will begin to spur Bank of America to take action. BofA has said publicly that it will not guarantee Countrywide’s debts (e.g. here and here). But news last month that BofA transferred Countrywide’s liabilities into a subsidiary, Red Oak, which was then renamed to Countrywide Financial Corp., fueled speculation that those liabilities would indeed be assumed. Analysts from independent researcher CreditSights, Inc., after reviewing a BofA regulatory filing that showed how it was handling Countrywide’s debts, stated that, “[o]ur view continues to be that B of A will ultimately honor the outstanding indebtedness from (old) Countrywide, based on our discussion with the company following this filing, as well as our prior analysis.” (see story here)

Regardless, there’s no denying that BofA’s acquisition increases its overall credit and litigation risk, and that what was hailed as a steal of a deal is beginning to look like a sucker’s bet.

Posted in acquisitions, Attorneys General, banks, BofA, Complaints, Countrywide, lenders, liabilities, litigation, predatory lending, subprime | Leave a comment

Countrywide Sued by New Mexico Pension and Investment Funds

The Chicago Times reports that Countrywide has been sued on behalf of New Mexico’s state Investment Council, the Educational Retirement Board and the Public Employees Retirement Association for both conning homeowners into mortgages they could not afford and duping investors about the value and safety of securities backed by these shaky mortgages. The allegations as to Countrywide’s lending practices should sound familiar – they are similar to those alleged in recent suits by California, Florida, Illinois, Connecticut and the City of San Diego (see prior posting here). But the allegations regarding Countrywide’s issuance of securities are relatively new. As additional allegations surface about what was going down at the country’s former number one lender, it will be interesting to see whether Bank of America steps forward to take some responsibility for the debts of its new acquisition or if, as is more likely, Countrywide sags under the mounting pressure of its liabilities and goes the way of New Century and IndyMac. Stay tuned…

Posted in acquisitions, Countrywide, IndyMac, lenders, litigation, New Century, predatory lending, securities | Leave a comment