Secondary Mortgage Market Research Articles

Mortgage Financing and Affordable Housing Nexus: Evidence from Developing Countries

The study investigated the relationship between mortgage financing and affordable housing in Kumasi, Ghana. It explores how mortgage financing influences affordable housing supply. It identified 23 banking institutions of which 11 of them are into mortgage financing. Adopting the exploratory sequential mixed method research design, the study selected banks households and, realtors as respondents using both purposive and accidental sampling techniques. The study found that, in Kumasi and Ghana, housing is affordable on paper but very expensive on the ground as none of the houses supplied on affordable housing projects are affordable to middle- and low-income earners. The study acknowledged that the high level of LtVR has made mortgage financing very expensive to ordinary Ghanaians and such calls for government-insured mortgages to make housing supply less expensive. It found that the ANOVA results from a regression analysis with a multiple R of 0.240 and R square of 0.058 shows that only 5.8% of the total mortgage lending rates are influenced by the interest rate pegged by the Bank of Ghana (BoG) and hence there is a very weak relationship between interest rate and mortgage lending rate in Ghana. The study concludes based on the findings that in Kumasi and Ghana, housing units that are supplied using mortgage financing by the government realtors are more expensive than those built by private estate developers with or without mortgages. Hence a complete reform of the mortgage policy to include government-insured mortgages to make the secondary mortgage market attractive was recommended.

HAS SECONDARY MORTGAGE MARKET PROMOTE HOUSE AFFORDABILITY? EVIDENCE FROM INDONESIA

The advantage of secondary mortgage market establishment to decrease housing cost, theoretically, had been mentioned frequently in domestic and international research. However, research on this matter in Indonesia is still limited to narrative descriptive. This research engages sequential explanatory design by utilizing empirical evidence from financial perspective to analyse the impact of securitization to the yield spread premium from monthly data ranging from June 2017-April 2021. In quantitative phase, this research found that either securitization volume or the launch of new series of asset backed securities (ABS) significantly affects mortgage rate, contrary to aggregate mortgage volume, prepayment risk, and yield curve risk. In the qualitative phase, it is explored that the reason of securitization’s stagnation is market unreadiness.

DETERMINANTS OF MORTGAGE LOAN REPAYMENT IN GHANA

The housing deficit in Ghana is an issue of concern for all. This study sought to analyse the determinants of the repayment of mortgage loans in Ghana. The study used both secondary and primary data. The mixed-method approach was used for the study. The data collection instruments were interviews, focus group discussions and questionnaires. The study revealed that socio-demographic characteristics of respondents, sex distribution of respondents, educational level of respondents, marital status of respondents, occupational status of respondents, household size of respondents, the income of respondents are some of the factors that affect the repayment of mortgage loans in Ghana. The study revealed that borrowers who earned higher income had a better repayment performance as compared to low income earning borrowers. In addition, higher household sizes have lower repayment capacity and lower household sizes have higher repayment capacity. The study recommends that the government of Ghana should institute state bodies responsible for providing liquidity to mortgages and mortgage properties and buying mortgages during periods of rising interest rates is a way of creating a secondary mortgage market for the Ghanaian mortgage industry. Keywords: Determinants, Mortgage, Repayment, Ghana.

NON-PERFORMING PROPERTY LOANS AND ITS ORIGINATION IN THE REAL ESTATE FINANCE SYSTEM: CASE STUDY OF MALAYSIA

A healthy real estate finance system is crucial for any economy to grow and thrive. However, in recent years, the sustainability and soundness of the Malaysian Real Estate Finance System had been in question as the number of non-performing property loans had been on the rise. This paper looks into how property NPLs originate within the real estate finance system in Malaysia and its current performance in Malaysia. A descriptive research design was conducted utilizing in-depth case studies of Malaysia to examine Malaysia’s real estate finance system consisting of loan originators in the primary market and the special purpose vehicle involved at the secondary mortgage market where it was found that the Malaysian Real Estate Finance System is efficiently developed and on par with other developed countries with a robust primary mortgage market, effective secondary mortgage market and a vibrant capital market. Further analysis found that there are a total of 57 financial institutions that are property loan originators in Malaysia that consists of 26 Commercial Banks, 16 Islamic Banks, 2 International Islamic Banks, 11 Investment Banks, and 2 Special Financial Institutions. In terms of NPLs in Malaysia, property loans are the largest component of total NPLs in the country, and subsequent analysis found that the number of property NPLs in the country had been rising since 2015, after a long decade decline. This study warrants further research into the causes of property NPLs in the country so that the causes of property NPLs can be monitored as part of the country's strategic monetary policy to control and reduce the number of property NPLs in the country. Ultimately, this also helps to contribute towards a sound and robust real estate finance system in Malaysia.

Developing Housing Finance in Pakistan – Challenges and Opportunities

Expanding home-ownership poses a fundament financial challenge arising out of the long-term nature of the asset, which calls for the development of institutions and markets to facilitate the flow of long-term funds. Development of the secondary mortgage market would alleviate classical maturity mismatch and liquidity issues. The public sector can provide an enabling environment with sound macroeconomic policies, corporate governance, rule of law, and enforceability of contracts. This study draws policy implications using the empirical evidence on the determinants of mortgage depth and penetration across countries. A large part of the variation in these two dimensions across countries is explained by the level of their financial development. Development of long-term sources of funds intermediated through specialized institutions seems particularly important, as we find that the development of pension funds, which are a source of long-term funding, is strongly associated with mortgage market development. Monetary and macro-economic stability, as indicated by a low and stable rate of inflation, appears to be a strong predictor of mortgage market development. We also detect a positive relationship between the degree of competition in the financial sector and mortgage market development.

Race and Property Law

This chapter offers an outline for understanding the key role of race in producing property values in the history of the American property law system. It identifies major developments in the mutually formative relationship between race and property in America that made and remade property interests in America through the processes of 1) dispossessing nonwhites, 2) degrading their homelands, communities, and selves, and 3) limiting their efforts to enter public space and occupy or acquire property within the regime thereby established. First, it describes the use of law to create the two most important forms of property in the colonies and early Republic, both of which acquired value and status as property through white ownership and control– namely, enclosed land and enslaved human beings. Second, it addresses the significant shift in the way that race produced property values after the abolition of slavery, and how the anti-blackness entrenched by the slave trade spurred and organized resistance to Black landownership and property rights more generally. Third, it turns to the way the government, after consolidating the national territory through conquest, drew upon the continuing backlash to abolition and widespread desire for racial segregation to remake the infrastructure and the very commodities on offer on the real estate market through its notorious redlining program and establishment of a major secondary mortgage market. In this way, it seeks to show the structural relation between transformations to the property system during these different historical periods and the evolving role of race in its organization, while providing comprehensive citations, in the style of a handbook, to relevant scholarship and primary materials throughout.

GRAVITATIONAL MODELS IN THE MORTGAGE MARKET OF RUSSIA

Research purpose. One of the ways to improve the living conditions of Russians is the development of the mortgage market. The peculiarity of the mortgage market in Russia is that credit institutions, located in the Central Federal District provide more than 90% of the volume of mortgage loans in rubles, and resident individuals - borrowers from other federal districts, receive most of these loans. Thus, the Central Federal District is the center of attraction of borrowers and determines the main trends in the mortgage market. In addition, if still to consider that migration flows have the developed tendency in a section of federal districts, then there is a question of a possibility to create the gravitational model, the obtained mortgage loans borrowers of the explored federal districts in the center of attraction, this is the research purpose. Materials and methods. The study was conducted, based on official state statistics - ROSSTAT and the Bank of Russia, using correlation regression analysis and adaptive prediction methods. Analysis of migration indicators by federal districts revealed the features that led to the construction of three gravitational models. Results. The first gravitational model is suitable for borrowers of four federal districts: Northwestern, Southern, Far Eastern and North-Caucasian regions. The second gravitational model is under the first type and is typical for the Volga Federal District, which has its own specifics. The third model, which determines the volume of mortgage loans in rubles, obtained by borrowers of the Siberian and Ural Federal Districts, for these districts the gravitational constant of the models turned out to be almost the same that is approximately equal to 11, which indicates the same situation, both on the mortgage market and migration sentiments. In the paper, based on the constructed gravitational models of the mortgage market of the Central Federal District, a forecast of the volume of mortgages was given received in both the context of federal districts and the entire Russian mortgage market for 2018, which required the construction of forecast models for migration indicators. The construction of gravitational models was carried out based on indicators, taken in dynamics up to 2016 inclusive. Therefore, comparing the forecast with its implementation in 2017, the quality of the forecast of the constructed models was evaluated, which showed good results. Conclusion. In Central Federal District, more than a half of credit institutions - 52% are concentrated. They issue the main volume of all mortgage-housing loans in the country - 94%. The constructed gravitational models, considering the migration processes, give an answer to the question of the volumes of development of the primary mortgage market, and therefore allow assessing the risks and opportunities for the development of the secondary mortgage market.

Measuring performance of US homeownership policies past and present

PurposeThe past century and a quarter can be divided into three successive eras for homeownership policy characterization. For the first four decades, the federal government pursued a laissez-faire policy that left housing issues to the individual states and private markets. For the next six decades, the federal government implemented a policy created as part of the Roosevelt New Deal program. Finally, the Clinton administration discarded the New Deal policy in favor of a more aggressive policy that has continued to the present day. The purpose of this study is to compare the performance of the respective policies.Design/methodology/approachThe study introduces two metrics. The first metric, based on government homeownership rate data, enables comparison of the laissez-faire and New Deal policies. The second metric, based on financial frictions in the mortgage market, enables comparison of the New Deal and Clinton policies.FindingsAnalysis based on the first metric suggests the New Deal policy was successful in meeting its macroeconomic objectives and was more effective overall than the laissez-faire policy. Analysis based on the second metric suggests the New Deal policy was also more successful in both respects than the Clinton policy.Practical implicationsThe findings suggest that the Clinton homeownership policy was the primary driver behind the recent US housing crisis and that vulnerability in the secondary mortgage market created by the Clinton policy represents systemic housing market risk.Originality/valueThe study introduces simple analytical tools to address problems related to systemic risk in the US housing and housing finance markets due to homeownership policy.

The Great Unwind: How Changes to the Federal Reserve’s Balance Sheet Will Likely Impact Mortgage Rates and the Broader U.S. Economy

The Federal Reserve has signaled an upcoming change in the use of its balance sheet to support accommodative monetary policy conditions. This change in policy will mark the start of a process to shrink a balance sheet that has grown from under $1 trillion in 2006 to over $4.5 trillion today. Since a significant portion of the assets on the Federal Reserve’s balance sheet consists of mortgage-backed securities (MBSs), the removal of monetary policy support to the secondary mortgage market carries with it many unknowns and brings into question the future role of support to the housing sector in monetary policy. While the near-term market impact may be relatively light, the authors assess the unintended consequences of shrinking the Fed’s balance sheet that may arise due to long-term considerations in the mortgage market.

Transparency in the Mortgage Market

This paper studies the impact of transparency in the mortgage market on the underlying real estate markets. We show that geographic transparency in the secondary mortgage market, which implies geographic risk based pricing in the primary market, can limit risk-sharing and make house prices more volatile. Ex-ante, regions prefer opaque markets to enable insurance opportunities. We discuss the implications for risk based pricing and house price volatility more generally.In addition, we investigate the specific conditions under which competitive lenders would optimally choose to provide opaque lending, thus reducing volatility in the real estate markets. We show that in general the opaque competitive equilibrium is not stable, and lenders have incentives to switch to transparent lending if one of the geographic regions has experienced a negative income shock. We propose market and regulatory mechanisms that make the opaque competitive equilibrium stable and insurance opportunities possible.

The Relationship between Housing Finance and Macroeconomics Variables in Malaysia

Housing finance is one of the factors that contribute in the overall economy growth of the country. The purpose of this paper is to analyse the relationship of housing finance variable and the macroeconomic variables in Malaysia. By adopting time series technique of Vector Auto regression (VAR) and Impulse Response to determine the dynamic relationship between the macroeconomic and housing finance variable. The cointegration result shows that there exists a long run relationship between the macroeconomic variable and housing finance variable. The finding from impulse response function indicates that Gross Domestic Product (GDP) response positively to the Primary Mortgage Market (PMM), which shows that during the good economy there are more housing loan extends by the banking institution. Meanwhile, interest rate response negatively to Secondary Mortgage Market (SMM), which implies that during the financial crisis, more housing loan sold to the Secondary Mortgage Market as one of the measure by the government to increase liquidity in banking institutions. As a conclusion, there is presence of relationship between the variable which change in one variable will affect the other variable in the long run.

The Development of Mortgage Finance in China

This paper compares the current Chinese mortgage market with the markets in several advanced economies that suffered most in the 2008 Global Financial Crisis, exploring the potential and rigidities of development of the secondary mortgage market in China. It finds that, first of all, while the over-securitisation of mortgages in the United States accounted for most for its housing decline and subsequent economic stress, the housing downturn in China is largely the result of the underdeveloped housing finance sector. Second, in the absence of a well-functioning legal system and mature primary mortgage market, China needs to make more effort to improve the diversity of the primary market before establishing a secondary market. Third, in China’s market transition, the nature of housing should be seen as neither an economic engine, as now in China, nor as a financial derivative, as in the United States.

The Effect of Government Policy on Housing Delivery in Nigeria: A Case Study of Port Harcourt Low Income Housing Programme

Housing is one of the most important needs of individuals next to food and clothing. Housing needs for low income earners has reached an alarming stage in Nigeria. On the supply side, numerous government policies have earlier aimed at disabling the massive shortage through numerous housing reform programmes. Despite these preceding efforts, housing remains an illusion to an average Nigerian. This research assessed the effect of government policy on housing delivery in Nigeria. The objectives were to determine housing needs of the low income group in Nigeria and to determine the impact of government policies on affordable housing provision to the low income group. Survey method was used to collect data from 44 respondents through the administration of questionnaires which was analyzed with statistical tools. The findings from the study shows that insufficient fund is closely related to other finance related factors identified as barriers to the accessibility of public housing by the low income group who are non-public servants. Such factors as high interest rate, low per capita income, lack of security of income, lack of collateral and high cost of public houses. The study suggest the creation of a viable secondary mortgage market, improvement of land registration and allocation, compassionate urban renewal programmes, cost saving house designs amongst others.

The Secondary Mortgage Market in the USA: Features and Structure

In the present article author explores characteristics and structure of the secondary mortgage market of the United States of America. The study begins with the history of the development of the market. Thus, the author notes that the practice of issuing securities backed by mortgage assets stared with the work of Ginnie Mae. Such refinancing helped to provide Fannie Mae, and then began the development of the turnover of securities, backed by pools of mortgages. Further the author considers: 1. the main features of the securities issued by mortgage institutions; 2. Fannie Mae: the main types of equity securities (debt instruments); 3. Fannie Mae: the purchase of mortgage loans on the free market system; 4. Tandem program; 5. Conduits: non-governmental mortgage organizations. In conclusion, the author infers that the experience of the USA arouses the particular interest. Since 1970, the United States achieved significant results and laid the foundation for the economic development of the USA.

Transparency in the Mortgage Market

This paper studies the impact of transparency in the mortgage market on the underlying real estate market. We show that geographic transparency in the secondary mortgage market, which implies geographic risk based pricing in the primary market, can limit risk-sharing and make house prices more volatile. Ex ante, regions prefer opaque markets to enable insurance opportunities. We discuss the implications for risk based pricing and house price volatility more generally. In addition, we investigate the specific conditions under which competitive lenders would optimally choose to provide opaque lending, thus reducing volatility in the real estate market. We show that in general the opaque competitive equilibrium is not stable, and lenders have incentive to switch to transparent lending if one of the geographic regions has experienced a negative income shock. We propose market and regulatory mechanisms that make the opaque competitive equilibrium stable and insurance opportunities possible.

Securitization in Emerging Markets

The object of this paper is to discuss the introduction of securitization in emerging markets and the lessons that can be drawn from the global financial crisis. In the first section of the document, Part I looks at the general advantages of securitization -- as perceived prior to the global crisis -- and the acceptance of U.S. (legal) institutions as role model. Part II explores the challenges faced by emerging markets in implementing the U.S. model. This pre-crisis assessment is based primarily on the analysis of the following three articles: DOUGLAS W. ARNER, Emerging Market Economies and Government Promotion of Securitization (2002); GEORGETTE CHAPMAN POINDEXTER & WENDY VARGAS-CARTAYA, En Rut Hacia El Desarrollo: The Emerging Secondary Mortgage Market in Latin America (2002); YUWA WEI, Asset-Backed Securitization in China (2007).In the second section of the document, Part III suggests several lessons that can be learned from the financial crisis. Part IV raises questions about the future of securirtzation in emerging economies.

Chicago. Ensnared in the web of global real estate finance: mortgage meltdown and marginalization

‘World city research’ has always sought to identify links between the expansion of the world economy and social marginalisation. Changes in the division of international labour have provided the main explanatory insights. I believe that, given the financialised nature of the global economy, other theoretical instruments can be employed, such as the concept of ‘financial exclusion’ for example. Because of the way they have manifested in Chicago, the causes and consequences of the ‘mortgage meltdown’ are able to give us a chance to explain how financialisation has produced social marginalisation. Firstly I explain how the ‘meltdown’ of the secondary mortgage market has contributed to financial exclusion and then, in the local context, I analyse the relationships between financial exclusion and old and new patterns of marginalisation resulting from financialisation.

FHFA Common Securitization Platform and the Potentialfor GSE Risk Sharing

This panel was held at the ASF 2013 conference in Las Vegas, NV, on Tuesday, January 29, 2013. The panel moderator, Stephen Kudenholdt, asked the panel questions based on a Federal Housing Finance Agency (FHFA) white paper published on October 22, 2012, “Building a New Infrastructure for the Secondary Mortgage Market.” This white paper addressed 1) a common infrastructure and platform for securitizations by Fannie Mae and Freddie Mac (the GSEs), 2) whether this infrastructure might have some application to the private label market, and 3) the use of that platform for risk-sharing transactions by the GSEs. All of these issues were examined in the panel discussion.

Losing the Paper – Mortgage Assignments, Note Transfers and Consumer Protection

In this article, I survey the state of the mortgage loan transfer system, the legal rules that govern it, and the widening gap between those rules and the practices in the secondary mortgage market just prior to the 2008 crisis. The review includes some empirical assessment of the extent of errors and execution problems; the damage done by “robo-signing;” the Mortgage Electronic Registration System (MERS) and note delivery practices; and the extent to which courts will prevent or reverse foreclosure sales based on those errors and problems. I then examine why existing legal structures, for both paper-based and electronic transfers, are not working, and the extent to which they have failed, I also identify the key consumer and investor protection values and interests (finality, transparency, fraud protection, and so forth) that must be addressed by the law governing secondary market transfers of home loans. I conclude by outlining options for reforming the mortgage loan transfer system, including the use of a single document merging the note and mortgage, and a structure for the registration of a single authoritative electronic version of the mortgage/note and of all changes in parties to, and terms of, the transaction.

ADR’s Place in Foreclosure: Remedying the Flaws of a Securitized Housing Market

Millions of Americans lost their homes during the foreclosure crisis, an unprecedented disaster still plaguing local and national economies. A primary factor contributing to the crisis has been the failure of conventional foreclosure procedures to account for the new realities of securitization and the secondary mortgage market, which transformed the traditional borrower-lender relationship. To compensate for the shortcomings of conventional foreclosure procedures and stem the tide of residential foreclosure, state and local governments turned to ADR processes for a solution. Some foreclosure ADR programs, however, have greater potential to avoid unnecessary foreclosures than others. This article comprehensively examines the key components of foreclosure ADR programs and presents best practices for governments seeking to utilize ADR as a tool to mitigate the foreclosure crisis and re-energize the economy.