As long as I can remember I have been told that owning a home is the ultimate pinnacle of the American dream. Many are now finding out that the American dream came with an adjustable rate mortgage that is now turning the dream into a nightmare. Banks and lenders are circling around homes like reluctant vultures waiting for the last signs of life. I’ve listened to quite a few financial analysts explain the cause of the problem in terms that many people don’t understand. They tend to over-complicate the cause thereby justifying their status as “financial experts”. I am by no means a financial expert, I barely got by in high school math and to this day use a calculator for even the simplest math equations. My knowledge in this area is derived from listening to and observing my wife who worked as a real estate appraiser for the last few years. The financial experts will tell you that the reasons for this crisis are varied and complex. The crisis can be attributed to a number of factors, such as the inability of homeowners to make their mortgage payments; poor judgment by either the borrower or the lender; inappropriate mortgage incentives, rising adjustable mortgage rates and declining home prices that have made re-financing more difficult. Here is how the crisis has been explained by financial experts so that we better understand it.
Traditionally, the risk of default is assumed by the bank originating the loan. However, due to innovations in securitization, credit risk is now shared more broadly with investors, because the rights to these mortgage payments have been repackaged into a variety of complex investment vehicles, generally categorized as mortgage backed securities (MBS) or collateralized debt obligations (CDO). A CDO is a repacking of existing debt, and in recent years MBS collateral has made up a large proportion of issuance. In exchange for purchasing the MBS, third-party investors receive a claim on the mortgage assets, which become collateral in the event of default. Further, the MBS investor has the right to cash flows related to the mortgage payments. To manage their risk, mortgage originators (e.g., banks or mortgage lenders) may also create separate legal entities, called special-purpose entities (SPE), to both assume the risk of default and issue the MBS. The banks effectively sell the mortgage assets (i.e., banking accounts receivable, which are the rights to receive the mortgage payments) to these SPE. In turn, the SPE then sells the MBS to the investors. The mortgage assets in the SPE become the collateral.
Here is what they are really saying. You bought a home. You were given a loan by a bank or lending company. Shortly after moving into your new home you receive a letter telling you that your loan has been bought by another lending company who will in turn probably sell it to another company. You generally don’t care since the terms are the same and what difference does it make who you pay the mortgage to anyway? Yours and other loans are then grouped together as packages and put through a financial feeding frenzy where everyone that touches your loan gets a chunk of the action before they pass it along like a tasty piece of diseased meat. The largest reward goes to the last man holding the money bag. Unfortunately so does the risk.
Now lets go back and explore the initial process of buying a home. After finding the home of your dreams you apply for a mortgage to a mortgage broker. The broker usually assigns you to a mortgage associate who will be your guiding light through the complex maze of paperwork, services, processes, pimps, and ultimately the closing. The mortgage broker doesn’t get a dime unless you close on the house. He is financially vested in getting you a loan. That is his job. He is the person that needs to sell you to the lending company as a good risk. If you are not considered a good risk it is his job to try and repackage you and sell you to another lender. That could entail anything from cleaning up some credit issues, showing more income, crunching numbers, refiling taxes, selling blood or plasma, and flat out lying. While you are going through your Pretty Woman mortgage make-over you are also being convinced that you can indeed make the monthly payments on your American dream. To get the loan approved you may have to pay a little higher interest rate or get an Adjustable Rate Mortgage (ARM) that starts out at a relatively low rate and three years later adjusts to the current interest rate. That makes sense at the time of purchase because the dream is so close to your grasp that you only see blue-jeaned back door summers and swing sets. You allow yourself to be convinced that this is workable. That the American dream is attainable. It is often during foreclosure that you come to realize that you and your home are how everyone that helped and guided you along the way pay for theirAmerican dream…even if yours is taken away.