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Buy now, sell later?

by Debbie Yost, Broker/Owner

Pros and cons of carrying two homes in today's market

New Stimulus Package Under Discussion

by Debbie Yost, Broker/Owner

Daily Real Estate News  |  October 16, 2008

Capitol Hill legislators are busy hammering out another economic stimulus plan to help ordinary Americans. But their chances of gaining support from the president and lawmakers on both sides of the aisle is not certain.

The problem is that Democrats and Republicans have very different views of how a stimulus package should be structured, and the White House has signaled its opposition to some of the key ideas now being circulated.


Senate Majority Leader Harry Reid (D-Nev.) took the wraps off a $150 billion package similar to a stimulus proposal made by Democratic presidential nominee Sen. Barack Obama (D-Ill.) earlier in the week.

That proposal includes spending on infrastructure projects, providing energy assistance to low-income families, and a mandate for the federal government to be more aggressive in using its authority to push lenders to reduce foreclosures by renegotiating mortgage loans.

Republicans, by comparison, favor suspending the capital gains levy, lowering the corporate tax rate, and providing federal guarantees on interbank lending.

[Editor's note: The National Association of REALTORS® has called on Congress to pass a new stimulus bill during the lame-duck session of Congress later this year and to include four consumer-oriented housing provisions in the bill that would:

1. Make the temporary high-cost conforming loan limit of $729,750 permanent.
2. Eliminate the repayment requirement in the $7,500 homeownership tax credit and also expand eligibility for that tax credit to all buyers, not just first-timers.
3. Ensure the $700 billion in federal assistance to Wall Street gets filtered to lenders for new loan originations and refinancings, and not just be used to shore up investment banks' bottom lines.
4. Permanently keep banks out of real estate brokerage and management to ensure long-term protection of consumers.]

Source: Los Angeles Times, Jim Puzzanghera and Richard Simon (10/16/08)

HUD puts out list of HOPE lenders

by Debbie Yost, Broker/Owner

Participating lenders: 67 and growing

Federal housing officials have compiled a list of lenders participating in the HOPE for Homeowners program, which they say could help as many as 400,000 homeowners avoid foreclosure by refinancing problem loans into new 30-year fixed-rate mortgages insured by the Federal Housing Administration.

When released by the Department of Housing and Urban Development Thursday, the list of participating lenders totaled 67 businesses. But HUD said the list will be updated as new lenders enroll in the HOPE for Homeowners program, which kicked off Oct. 1.

Borrowers who hope to refinance into an FHA-guaranteed loan under the HOPE for Homeowners program need the cooperation of their existing lender or loan servicer, as the program will only provide loans equal to 90 percent of a home's current appraised value.

The holder of the existing mortgage may choose to foreclose on a troubled borrower or offer them a workout or loan modification rather than accept the losses associated with declining property values, HUD acknowledges.

When contacting any of the HOPE for Homeowners lenders on the list, borrowers "are strongly encouraged to contact your servicing lender and any subordinate lien holders since their participation is vital for you to refinance into a HOPE for Homeowners mortgage," HUD advised.

Source: Inman News

Hot Market: Buyers Go West for Good Deals

by Debbie Yost, Broker/Owner

You've heard the news that pending sales are up across the country over 7 percent from July to August. While that's the broad brush news, when looking at the details, one sees just how many states in the West are experiencing a huge surge in the number of sales being registered on real estate boards across the region.

Following the trends over the last two quarters, it should be no surprise that the real estate market across the country is slowly beginning to show signs of life. The National Association of Realtors, keeper of national realty sales data, has been releasing the numbers all year of state after state experiencing very healthy sales increases from the 1st quarter to the 2nd quarter.

Leading the way is Idaho, with a 51 percent jump between the two quarters. California was up 25.8 percent followed closely by Nevada at 25 percent. The fourth strongest statewide market was Arizona, up by 20.5 percent.

The only two states to show a quarter over quarter increase from 2nd quarter 2007 to 2nd quarter 2008 was California, up 3.7% and Nevada surging forward at 18 percent.

When news hit about this latest sales increase of 7.4 percent, hidden, again, in the fine print was the fact that sales year over year in the west had jumped a whopping 37 percent. The challenge facing markets now, of course, is the current credit crisis, which will determine if the trends of upward bound sales will continue.

Source: Realty Times

Smaller Homeowner Bailout Already In Place

by Debbie Yost, Broker/Owner

Don't wait for home owner bailout provisions to trickle down from the $700 billion "Emergency Economic Stabilization Act of 2008," (H.R. 1424) recently rushed through Congress.

When it comes to help from new federal legislation for distressed home owners, the $300 billion "Housing and Economic Recovery Act of 2008" (H.R. 3221), signed earlier this year, can provide more immediate relief.

The $300 billion recovery act has both a mandated mortgage modifying provision and a voluntary "Hope For Homeowners" (H4H) refinance program, for home owners who qualify.

President Bush signed the larger $700 billion stabilization act on Oct. 3, 2008, but it is, in-part, "stay tuned" legislation. Exactly how it will be implemented to help home owners -- or the economy at large, for that matter -- isn't fully clear.

In part, the stabilization act calls for federal agencies holding mortgage and mortgage securities to identify loans that can be modified and work toward modifications. The stabilization act also allows the U.S. Secretary of the Treasury to use loan guarantees and credit enhancements to help home owners avoid foreclosures. And the stabilization deal calls for shoring up the H4H program. How any of those provisions will be implemented, however, is still under consideration.

Loan modifications

On the other hand, the older recovery act, signed in July came with one provision ready to go. It mandated that mortgage servicers modify loans for certain home owners to help them avoid foreclosure as long as three requirements are met:  

  1. A default on the mortgage either has already happened or is "reasonably foreseeable."  
  2. The home owner lives in the property as his or her primary residence.  
  3. The lender is likely to recover more through the loan modification or workout than by forcing the home owner into foreclosure.

It's up to the home owner to prove, in writing, his or her case to the lender. That could mean some back and forth negotiating, even legal wrangling. To that end, an accredited mortgage, banker and broker certifier, CMPS Institute, offers a sample letter containing more assistance, and tips to help home owners negotiate a loan modification.

The institute further advises:

1. Your hardship letter should demonstrate job loss, a serious health condition, an ensuing balloon payment, a coming adjustable rate reset or some other financial calamity that will preclude you from making your mortgage payments as scheduled.

2. Send the letter along with documented evidence -- your financial statements, employment records, tax returns and bank statements and other evidence that demonstrates how you can afford a modified loan under your present financial circumstances. Also send the lender a current appraisal of your home or otherwise document the current value of your home.

3. Deal directly with a representative of the lender's "loss mitigation" or workout department-- not a broker, loan originator or other mortgage staffer.

FHA refinancing

Newly effective Oct. 1, 2008 a second provision of the recovery act allows troubled mortgage holders to avoid foreclosure by refinancing into smaller, more affordable, Federal Housing Administration (FHA)-backed mortgages, provided Uncle Sam gets a piece of the equity-growth action and provided the lender voluntarily agrees to the deal, which includes writing down or reducing loan balances.

U.S. Department of Housing and Urban Affairs' (HUD) "Hope For Homeowners"fact sheets spell out the details.  

  • The refinanced, 30-year, fixed rated FHA mortgages in the H4H program are for home owner-occupants having difficulty making their payments. 
  • The existing mortgage must have been originated on or before January 1, 2008, and the owner must have made at least six payments.  
  • Banks can volunteer to write down an existing mortgage to 90 percent of the new appraised value of the home. To get the deal to fly, any holders of existing mortgage liens must release the liens and waive all prepayment penalties and late payment fees. The existing first mortgage holder has to accept the H4H loan as full settlement of all outstanding indebtedness.  
  • As of March 2008, the home owner's total monthly mortgage payments due must be more than 31 percent of the household's gross monthly income.  
  • The loan amount on the new H4H mortgage cannot exceed $550,440. The amount can include a financed 3 percent "Upfront Mortgage Insurance Premium" and other loan costs. The home owner must also pay a 1.5 percent annual mortgage insurance premium.  
  • The home owner cannot take out a second mortgage for the first five years of the new loan, except under certain emergency conditions.  
  • The borrower must agree to share equity with the FHA, both the equity created at the beginning of the new mortgage and future appreciation in the value of the home. If the home is sold or refinanced, the homeowner will share the equity with FHA on a sliding scale ranging from a 100 percent FHA share after the first year to a minimum of 50 percent after five years. The FHA will share a portion of its equity earnings, when available, with past lien holders until any available appreciation is exhausted. Any left over appreciation goes to the FHA on the sliding scale.

Source: Realty Times

Some home sellers are lenders too

by Debbie Yost, Broker/Owner

With mortgage money harder to get, sellers provide financing

By Amy Hoak, MarketWatch

The concept of owner financing isn't new, though it wasn't as popular when mortgage money was easier and cheaper to come by through traditional lenders. But in today's tough real estate markets, being able to finance the sale of your home can give a seller an edge.
"There are a lot of good buyers out there that can't get loans," said Dawn Rickabaugh, of Rickabaugh Realty, in Pasadena, Calif. "When you eliminate the hurdle of qualifying for a bank loan, you'll double the amount of buyers interested," she said. Rickabaugh also oversees the Web site NoteQueen.com, which focuses on owner financing.
Loans that are most difficult to get -- including jumbo mortgages and financing for commercial properties -- are ripe for seller carry-back scenarios, Rickabaugh said. But it can be done for any property type, and sellers can finance all or part of the loan, she said.
Seller financing can help buyers who may be having trouble getting a loan because they are self-employed or work on commission, for instance. It can also help someone barred from a traditional mortgage due to scarred credit -- if it can be explained, said Dorcas Helfant-Browning, principal broker and CEO of Coldwell Banker Professional, Realtors in Virginia Beach, Va.
Or consider the couple who co-signs a car loan for their child, but he or she failed to make payments on time, Helfant-Browning said. The parents then face a lower credit score, making it harder for them to get a mortgage.
This is a scenario she has seen before.
"The blip in the credit report was explainable," she said, and they'd likely still be a good credit risk for a seller who was willing to finance a purchase.
From the seller's side
Aside from the marketing incentive that owner financing provides, there are additional benefits to this strategy from a seller's perspective.
In return for financing the mortgage, they receive a steady income stream from the mortgage payments. And at a time when other investments are more volatile, the interest on these mortgages could provide sellers with a welcome return, perhaps 7% or more.
"Many people carry paper intentionally. They can defer capital gains, and they create retirement income," Rickabaugh said. Those who own a home free and clear, or have a lot of equity built up, may find this strategy particularly attractive.
But this type of deal isn't for everyone.
"It wouldn't be for someone who needs all of their money now to purchase their next home," said Russell Bean, a real-estate appraiser in Georgia and Alabama and a real-estate consultant who has experience with seller financing. That said, the seller doesn't have to hold the mortgage forever; the paper can be sold on a secondary market, he added. Even in this difficult credit market, good quality notes can be sold on a secondary market, Rickabaugh said.
But if the buyer defaults on the loan while the seller is holding the paper, the seller may need to reclaim the property through foreclosure.
To protect themselves, sellers should ask for a sizable down payment from a buyer when they do this type of deal -- especially if the buyer has a weak credit score, said Bill Broadbent, co-author of the book "Owner Will Carry." Accepting too small a down payment can be a huge mistake because the buyer has less of a stake in keeping the home, he said. Broadbent recommends accepting no less than a 10% down payment.
Sellers need to work with a real-estate attorney to craft the terms of the deal, with details including what constitutes a late payment and default, or what happens if the buyer neglects to adequately insure the property, said Helfant-Browning.
Make sure the person you're working with has knowledge of this kind of transaction, Rickabaugh said. It's also wise to hire a loan servicer to collect payments and keep records, she added. Rickabaugh recommends SellerLoans.com. You can use peer-to-peer lenders such as VirginMoney.com, as well.
From the buyer's side
Obviously, the biggest advantage to the buyer is getting a loan he otherwise couldn't have.
Buyers who go this route have to make sure they understand the terms of the contract; getting an attorney's eyes on the document will help. For example, it's not unusual for these loans to involve a balloon payment, and that's important to know going in, Broadbent said.
It's also important to learn if there are any liens on the property prior to finalizing the sale, said David S. Lorti, of Re/Max Elite in Tempe, Ariz.
And remember, just because seller financing is available doesn't mean a buyer should take it without exploring all other options. Buyers also should see what financing they could get through more traditional means, Lorti said.
"It behooves the buyer to be thinking 'What can I get on the open market as well,'" he said.
Source: Market Watch

Open Houses this Weekend

by Debbie Yost, Broker/Owner

Scott Fisher will be at 1682 E. Kielly from 12 until 3 pm on Sunday, October 19. He will also have the ability to show 1576 E. Eagle Court.

For more information on the homes or the open houses, please call Scott at 520-836-1717 ext. 111 or 520-208-5805.

1682 E. Kielly

The delightful, warm living room with vaulted ceilings invites you into this 1493 square foot home that reflects hospitality.  A family room/Arizona room is separated with French doors allowing privacy if you are formally entertaining guests.  This room allows an inviting look out to the sparkling 3-yr.old swimming pool.  You can also relax and wind down in the above ground spa.  The back yard is large enough to park an RV or a boat and not appear overcrowded.  Back inside, the kitchen is open and spacious with plenty of work area, including the kitchen island with extra storage.  A bay window dinette area, adjacent to the kitchen is convenient, bright and cheerful.  For those quick meals, enjoy the breakfast bar.  All three bedrooms are located on one side of the house with the master bedroom located towards the back of the house.  This room is rather large and spacious with the master bathroom having an oversized shower.  A nice walk-in closet supplies plenty of storage room.  The owners have been meticulous in caring for this house.  With all the recent painting inside and out and the tender loving care they have shown to this house, all you have to do is move in! 

For a map of this home's location please click here.

1576 E. Eagle Court

This well kept home located on a quiet cul-de-sac is close to the hospital and all shopping. It features an open floor plan with island kitchen, large dining area, vaulted ceilings and tile in all traffic areas. The spacious covered patio is the perfect spot to enjoy the lovely, easy care landscaping in the block fenced rear yard. A split bedroom floor plan affords loads of privacy for the large master suite and the 2 additional bedrooms are ample size. This home has something for everyone. Give us a call today!

Please click here for a map of this home's location.

More signs of credit easing

by Debbie Yost, Broker/Owner

Bank-to-bank lending rates dip again, a day after the U.S. government unveils its plan to buy equity in banks.

By Catherine Clifford, CNNMoney.com staff writer

The credit markets continued to show signs of relief Wednesday, a day after the U.S. government announced plans to inject capital directly into banks by buying their stock.

The overnight bank-to-bank lending rate slid, with the London interbank overnight rate (Libor) slipping to 2.14% from 2.18%Tuesday, according to Bloomberg.com. The measure had been as high as 5.09% last Thursday.

Lower interbank lending rates signal a an increased willingness on the part of banks to lend to each other, which eventually translates into lower borrowing costs for consumers.

Frozen credit pipelines had stalled economies around the world, pushing lawmakers to make global coordinated efforts to increase liquidity in and give banks the confidence to begin lending to each other again.

Lending rates: The 3-month Libor continued its descent Tuesday, ticking lower to 4.55% from 4.64% the previous day, according to Bloomberg.com. The measure remains at elevated levesl. It had surged to 4.82% Friday - the highest since mid-December 2007. By comparison, it was only 2.82% a month ago.

Libor is a daily average of what 16 different banks charge other banks to lend money in London and is used to calculate adjustable rate mortgages. The higher the rate, the tougher it could be for homeowners to pay those mortgages. Libor is also used to calculate other types of loans, including student and auto.

The dips signal some loosening of the tight credit hold, but there still a long way to go before cash flows freely, said Kenneth Naehu, managing director and head of fixed income at Bel Air Investment Advisors.

Rumblings of risk aversion remain: Two market gauges show that investors continue to be wary.

For example, the "TED spread" edged up to 4.32%, after moving between 4.30% and 4.09% Tuesday.

The TED spread measures the difference between the 3-month Libor and the 3-month Treasury bill, and is a key indicator of risk. The higher the spread, the more unwilling investors are to take risks.

The spread was 1.04% just a little over a month ago and had reached a record high of 4.65% on Friday.

Another indicator, the Libor-OIS spread, rose to 3.44% from 3.39% Tuesday, after touching a record high 3.67% Friday. The Libor-OIS spread measures how much cash is available for lending between banks, and is used for determining lending rates. The bigger the spread, the less cash is available for lending.

Treasurys: Government bond prices were mixed Wednesday as investors looked for a short-term safe haven, but shied away from longer-term investments after a government report showed a key measure of inflationary pressure ticked higher.

The Labor Department's Producer Price Index showed that the core rate, which exclude volatile food and energy costs, rose by 0.4%. That was twice as high as analysts had expected.

"That was very bad on the broad front [and] indicates that inflation will at least for a little be worse than before," said Pierre Ellis, senior economist at Decision Economics.

That will keep downward pressure on longer-term bond prices because investors quickly become wary about tying up assets in long-term investments if there is a chance inflation will intensify.

The 30-year bond fell 8/32 to 103-15/32 while the yield increased to 4.29% from 4.27%.

The benchmark 10-year note was up 3/32 to 99-14/32 while its yield was 4.07%. Bond prices and yields move in opposite directions.

The 2-year note ticked up 5/32 to 100-16/32 and its yield dipped to 1.75% from 1.81%.

3-month bill: The yield on the 3-month Treasury bill is closely watched as an immediate reading on investor confidence. Investors and money-market funds shuffle funds into and out of the 3-month Treasury bill frequently, as they assess risk in the rest of the marketplace.

The yield on the 3-month bill to a low of 0.18% before rallying to 0.23% Wednesday - little changed from Tuesday's late-day yield of 0.27%.

"At the shorter maturity, the prices are reflecting great desire for security," said Ellis.

And Naehu added that investors are "parking money" until they see the succesful implementation of the government's bailout.

After the stock market's 936-point rally on Monday, investors dumped Treasurys in favor of the more profitable equity markets. However, after watching Wall Street's more tepid performance Tuesday, with the Dow closing down 76 points, investors returned to the bond market.

Government debt is considered by investors to be among the safest assets. In times of uncertainty, demand for Treasurys increase, sending prices higher.

Fed moves: On Tuesday, the government announced that the Treasury will buy up to $250 billion in senior preferred shares in a variety of banks, and so far, nine banks have agreed to have the government take a stake. In addition, the Federal Deposit Insurance Corp. will temporarily provide unlimited coverage for all non-interest-bearing accounts.

"The goal of these policy actions is to diminish the perceptions of risk by boosting the capital of banks and ensuring the funding of banks is going to be reasonably stable," said Ellis.

Despite a slew of historic and extraordinary moves, however, it could take a while for the economy to return to health. "It is a little premature to gauge success because they have just begun to start to implement" all of the plans that have been announced, said Naehu. "The market has a sort of wait-and-see feel to it," he said.

The broader questions that lenders have about the health of the economy are "not going to be answered by a plan being in place," added Naehu. Those uncertainties will finally "be answered by implementation and the effects that the implementation has on the credit markets."

Source: CNN Money

Despite ‘regret,’ U.S. to pour money into banks

by Debbie Yost, Broker/Owner

Paulson’s latest plan: Treasury will buy $250 billion in preferred shares

Associated Press

The government put itself four-square into the country’s banking business Tuesday, resorting to what President Bush conceded was the unwelcome choice of massive government investments in the banking system in order to loosen paralyzed channels of credit.

The president said the decision to buy shares in the nation’s leading banks — a kind of federal intervention not seen since the Depression era — was “not intended to take over the free market but to preserve it.”

But the administration was clearly conflicted by the action.

Said Treasury Secretary Henry Paulson: “We regret having to take these actions. Today’s actions are not what we ever wanted to do — but today’s actions are what we must do to restore confidence to our financial system.”

At a news conference last month, Bush defended his administration’s increasingly aggressive market interventions to deal with the biggest upheavals on Wall Street in seven decades.

“I’m sure there are some of my friends out there saying, I thought this guy was a market guy; what happened to him?,” he said. “Well, my first instinct wasn’t to lay out a huge government plan. My first instinct was to let the market work until I realized, upon being briefed by the experts, of how significant this problem became.”

Said Paulson: “Government owning a stake in any private U.S. company is objectionable to most Americans — me included. Yet the alternative of leaving businesses and consumers without access to financing is totally unacceptable.”

Nine major banks will participate initially, including all of the country’s largest institutions. The first bank to take advantage of the new program was Bank of New York Mellon which announced Tuesday that it would sell $3 billion in preferred shares to the Treasury.

Some of the nation’s largest banks had to be pressured by to participate by Paulson, who wanted healthy institutions that did not necessarily need capital from the government to go first as a way of removing any stigma that might be associated with banks getting bailouts.

It was the latest in a long series of moves taken by the administration and the Federal Reserve over the past several weeks to prop up a weakening financial industry. The economic picture in the United States had been darkening for months, but the slump took on new urgency — and had greater global repercussions — amid record-setting selloffs on Wall Street and enactment of a $700 billion bailout bill.

Under the new multifaceted stabilization program described Tuesday, the government will initially buy stocks in major banks. When financial markets stabilize and recover, the banks are expected to buy the stock back from the government, Bush said in brief remarks from the White House Rose Garden.

“These efforts are designed to directly benefit the American people by stabilizing the financial system and helping the economy recover,” he said.

The Federal Reserve, meanwhile, announced Oct. 27 as the startup date for a program it announced last week to buy vast amounts of short-term debt in an effort to get the commercial paper market functioning more normally.

Fed Chairman Ben Bernanke welcomed all the new steps and made clear that policymakers would continue to take actions as needed to battle the crisis.

“Our strategy will continue to evolve and be refined as we adapt to new developments and the inevitable set backs,” he said. “But we will not stand down until we have achieved our goals of repairing and reforming our financial system and thereby restoring prosperity to our economy.”

The move, in effect a partial nationalization of the banking system, does put the United States in the awkward position of owning shares in institutions it also regulates. The shares purchased by the government will be nonvoting ones.

“The government’s role will be limited and temporary,” Bush pledged. “These measures are not intended to take over the free market but to preserve it.”

He said these steps and other related actions echoed similar bold moves made overseas in an effort to prevent a global recession. Bush said that by restoring confidence in the system, the hope is to “return our economy back to the road of growth and prosperity.”

Bush also said that the efforts to rescue the nation’s battered financial sector was a short-term move to help banks to be able to begin lending again.

Executives of the country’s biggest banks were summoned to a remarkable meeting at the Treasury Department on Monday to be briefed on the plan. Paulson basically told the bank CEOs that they had to accept the government stock purchases for the good of the U.S. economy.

The administration plans to spend $250 billion this year on the stock purchases and the president certified Tuesday that another $100 billion would be needed in connection with covering bad assets. That would leave $350 billion of the $700 billion program, presumably to be spent by the next president.

The action represents a remarkable turnaround for a rescue program that was already the largest bailout in U.S. history. As the plan sped through Congress, the administration said the money was needed to purchase bad mortgage-related assets that are weighing on the books of financial institutions, never mentioning direct stock purchases.

However, as the financial crisis gained new intensity last week, sending U.S. stocks down by a record amount, the administration decided to shift focus and adopt a bolder program modeled more along the lines of bank rescue efforts being put together in Britain and other European countries.

Bush spoke by phone Tuesday morning with the leaders of Britain, Germany and France, following meetings at the White House on Monday with Italian Premier Silvio Berlusconi. Bush also scheduled for Wednesday a special Cabinet meeting on the economy, White House press secretary Dana Perino said.

On Saturday, he is meeting at the Camp David presidential retreat with French President Nicolas Sarkozy and European Commission President Jose Manuel Barroso.

Tuesday morning’s Wall Street advance took the Dow Jones industrials up more than 400 points at the opening and followed the Dow’s historic 936-point jump Monday, when investors were buying in anticipation of the government’s plan. In later trading Tuesday, stocks gave up most of the early gains.

After the purchase of preferred stock in nine large banks, the new program is expected to be expanded to many others and in fact thousands of banks and savings and loans will be eligible to participate.

The nine initial banks participating are Goldman Sachs Group Inc., Morgan Stanley, JPMorgan Chase, Bank of America Corp, including the soon-to-acquired Merrill Lynch, Citgroup Inc., Wells Fargo & Co, Bank of New York Mellon and State Street Corp.

The advantage to the taxpayer is that if the rescue plan works, then the shares can be sold for more than the government initially paid, providing a profit on the transaction.

At a briefing, Treasury officials said that the first purchases of stock from the nine major banks will begin within days and will total $125 billion. The government expects to spend the entire $250 billion slated for the bank stock purchase program by the end of the year.

In addition to the stock purchases, the Federal Deposit Insurance Corp. will temporarily provide insurance for loans between banks, charging the banks a premium for doing so.

This FDIC program would take the form of providing insurance for new “senior preferred” debt that one bank would lend to another. This debt would be insured by the FDIC for three years, helping to unlock bank-to-bank lending, which has fallen dramatically because of fears about repayment in the face of billions of dollars of bank losses because of bad loans, primarily in mortgages.

The FDIC will also remove temporarily the current $250,000 limit on FDIC insurance on bank deposits for non-interest-bearing accounts. This primarily would benefit businesses who use non-interest-bearing accounts to run their companies. That money now would be insured, removing the need for companies to juggle funds among multiple bank accounts to stay under the $250,000 limit.

Congress, as part of the bailout bill, temporarily boosted the deposit insurance cap from $100,000 to $250,000, an action that will not be affected by the new program.

The $700 billion rescue program will continue to feature the purchase by the government of banks’ bad assets, but the administration decided to place greater emphasis on the stock purchase program after doubts were raised about how long it might take to get the asset purchase program up and running.

Treasury officials said Tuesday that they still plan to buy troubled assets and that this program would start as soon as possible. To move that effort ahead, Treasury announced on Tuesday that it had selected Bank of New York Mellon to serve as the manager for the accounting portion of the bad asset program. It still must select the five to 10 big asset management firms that will run the purchase effort and manage the assets that are purchases.

House Financial Services Chairman Barney Frank, D-Mass., said he strongly supported Treasury’s decision. He had urged the administration to include provisions for bank stock purchases as part of the rescue package.

Paulson said companies which sell stock to the government will be required to accept restrictions on executive compensation including a ban on golden parachutes for the period in which Treasury holds the banks’ stock.

Worried about the slumping U.S. economy only three weeks from the elections, House Republicans and Democrats on Monday pushed for fresh action to prevent a serious downturn. Democrats scheduled hearings to consider a postelection stimulus package that could cost as much as $150 billion. Republicans called for more tax cuts and energy exploration.

Source: MSNBC

Treasury seeks to prevent foreclosures

by Debbie Yost, Broker/Owner

Details revealed on how it plans to buy MBS, loans


Inman News

The Treasury Department "will look for every opportunity possible" to help troubled borrowers avoid foreclosure when it begins buying mortgages and mortgage-backed securities from banks and financial institutions under the Troubled Asset Relief Program.

Assistant Secretary for Financial Stability Neel Kashkari today revealed some of the particulars of how the $700 billion TARP program, passed by Congress and signed into law by President Bush Oct. 3, will be implemented.

Kashkari said a Treasury policy team -- one of seven created after the TARP legislation was passed -- is in the process of drawing up rules for the reverse auctions the government will use to buy mortgage-backed securities at competitive prices. Another Treasury team is working with bank regulators to identify which types of whole mortgage loans to purchase first and how to value them.

"When we purchase mortgages and mortgage-backed securities, we will look for every opportunity possible to help homeowners" avoid foreclosure, Kashkari said.

Treasury will employ measures like those used by the HOPE NOW coalition of loan servicers, which is engaging in workouts, loan modifications, short sales and refinancings with some borrowers facing foreclosure. Critics have said efforts by HOPE NOW loan servicers haven't kept pace with the increase in delinquencies and foreclosures (see Inman News story).

Kashkari said Treasury is working with the Department of Housing and Urban Development "to maximize these opportunities to help as many homeowners as possible, while also protecting taxpayers."

In another initiative to stimulate lending, Treasury will establish a program to insure troubled assets, including mortgage-backed securities and whole loans, Kashkari said.

Source: Inman News

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