The Debt Ceiling: What Is It (and why do we care)?

As Congress argues over what to argue about, they are avoiding dealing with THE major financial issue that needs to be resolved now - not in 15 or 20 years. The Federal Debt ceiling, the total amount of money the Country is allowed to borrow as authorized by Congress. Currently it is $14.3 TRILLION and analysts predict that we have until July, at the latest, before we are MAXED OUT.

I use the term "Maxed Out" because it is a concept with which most consumers have dealt. Well, perhaps not with that much money, but the financial reality is the same: No More Available Credit. In consumer circles it happens when your no longer have any available credit on any credit card to make payments on the other credit cards. In Nations' budgets, at least where there is a body that manages finances, countries sell bonds - here, most commonly Treasury Bonds.

Buyers of these bonds are promised, by the Government, a certain rate of interest and payments at certain dates. Well, where the issuing country has more debt that cash coming in (taxes, tariffs, fees, leases, sales of rights to drill/mine/grab oil etc), that country has to sell more bonds to pay the interest owed on the earlier ones which were issued. Striking similarity to the credit card example above; borrowing to pay interest on borrowing.

Here is the difficult part - Congress has to approve additional borrowing - borrowing beyond that which they approved in the last round of borrowing authorizations. If we do not borrow more and cannot pay the interest when it becomes due and we default/fail to pay, the world economy will go into a tailspin. We have been the single country that the world turns to for stability - yes, even after the 2008 meltdown. If we default, the 2008 to present recession will seem like the "good old days" (why were any old days good?).

The issue before Congress, which the Federal Reserve and Treasury have to explain to them, is that we need to borrow more - a lot more; and, the lack of a decision on this matter is already starting to enter the "markets". There is no question that $14.3 Trillion is an overwhelming figure but when measured against the potential growth in our economy and growth of the country, it becomes manageable over time if we avoid spending too much more than we earn. Just like any household budget.

Unfortunately, one party wants to show the other that it stands for "deficit reduction" and will slash spending to fix the problem fast. The other party wants to fix it slower and not slash as much for fear of stopping the "recovery" and growth of the economy. Too many budget cuts and reductions in spending will leave the country with a more dismal future with regards to medical insurance, education, roads, etc. AND MIGHT STOP ECONOMIC GROWTH. Not beginning to balance the budget and to lessen the borrowing will put the country in a hole from which Alice (the Wonderland/Looking Glass Alice) couldn't get out.

We might wish to believe that Congress will compromise in time and everything will be fine, just as before. Maybe but maybe not. Members of both Houses are so locked into the mindset that compromise means the "other guy" won and that we must stand true to our core beliefs (pullease), that they might wait too long. Not to the point where we default, but to the brink where other countries and industry thinks we might actually default THIS TIME.

Jobs -gone. Savings - gone. Inflation or deflation - huge. Depression - there won't be enough business left to employ anyone. Gold (why I do not grasp) - to Jupiter We won't be able to borrow - sell bonds. There will be no lending going on in this country (or most others). Companies will just close their doors. No one will be able to buy anything not made here because our dollar won't be worth anything anywhere.

Why do we play the game? To get re-elected? Or to fix a problem, that took 40 years to create, in 12 months? To be sure that whoever is running a failed country is of the correct ideology? Well - you get the idea!!

Author's Copyright by Richard I. Isacoff, Esq., April, 2011

rii@isacofflaw.com
http://www.isacofflaw.com
Twitter: @riisacoff

HAMP: "You Probably Think This LAW Is About YOU!"

This posting's title, with apologies to Carly Simon who wrote and sung Billboard's 72nd most popular song ever, is appropriate if any of us think that the Mortgage Modification issues and Programs, like HAMP, are about us; they are all about the Servicers/Lenders and the INVESTORS of the ubiquitous Mortgage-Backed Securities ("MBS").

The program, which has no teeth for enforcement by any entity (Treasury, FDIC, Federal Reserve, etc.) was established to protect the INVESTMENT pools of securitized mortgages. This means simply that the mortgage and investment communities refused to permit any government force-down of a program that might hurt "ROI" or "Return on Investment", or more crudely put, the PROFITS and INCOME made by the owners of these mortgage pools, and by the Goldman Sachs and Lehman Brothers of the world - the people who brought us the "great meltdown"

In fairness, the whole idea behind putting a large number of mortgages together, computing the average interest rate to be paid by homeowners, while at the same time calculating the expected or historical number of "bad" (non-paying) loans, was to enlarge the market of home ownership. By putting the mortgages into securities, all of the mortgage originators, brokers, lenders, banks, mortgage companies, who made these mortgage loans were "off the hook".

As stated in earlier posts, only the investors had anything to lose and they had done their homework. They figured out how much to pay for $1 billion of what became a BOND secured by home mortgages. What could be safer? Based on past experience, the Depression aside, the answer was Nothing Could Be Safer! Or maybe not!!!

During the early musings about what to do as the market was plummeting, and Mortgage-Backed Securities were being valued at $0 - high figures of 40% of face value, there were many theories put forth as to "What Do We Do Now?". One of those concepts was to have Congress and the Supreme Court declare that the contract making up these pools of mortgages, could be broken, for the sake of national security. Remember, our financial stability was gone and the markets were in free-fall.

Rejecting that idea, and rather than one of the Federal Government's arms publicly insuring that no MBS would drop below 70% of face value because the Federal Government would guaranty the FIRST 30% of losses which would have stopped the spiral down, the free-market system functioned as it is designed to do, and we ended up with the mess we are in currently regarding FORECLOSURES!!

The Making Home Affordable ("MHA") program which gave birth to "HAMP" really was a deal with the mortgage and securities industries. The program is about making sure that profits stay high enough to continue to attract buyers of MBS. The way to accomplish that goal is to NOT make modifications that will hurt the INVESTOR - Homeowners be damned. 9%-10% unemployment is no excuse for defaulting on your mortgage payment. If you can catch up fast enough you get to keep your house. If not, well, the house goes to sale at auction -but you can't bid -HA! Gotcha!

Realize that the reason the rules do not help most of the homeowners applying for modifications, or foolishly, a principal write-down, is that they are not supposed to. The rules are there, as written, to protect investors. Well, YES and NO!. If the investors take significant losses, the spiral down starts again and soon a family homestead will consist of two large tents.

Author's Copyright by Richard I. Isacoff, Esq

http://www.isacofflaw.com/

rii@isacofflaw.com

One Bank's Lies, Another's Obfuscation?

The answer to the title question is a qualified MAYBE! (Obfuscate: to muddy the waters so no one has a clue about the real answer or even the question) Based on ever changing figures, the Wall Street Journal reported, in its December 11th edition, that there are nearly 5% of the homeowners in the Making Home Affordable Program ("MHAP")who have "permanent" mortgage modifications. If we go back to the beginning of the MHAP, it was estimated that there were 2,700,000 homeowners eligible. That figure did not include loans that did not fall within modification guidelines, even if they did come within the HARP (Home Affordable REFINANCE Program) structure.

The math on the 2.7 million figure equates to about 1.15% of those eligible have a permanent modification. That is substantially up from the numbers reported only 3 weeks ago but... The reality is that the Banks, including the biggest in the country (Bank of America, CitiBank, JPMorgan Chase) are not making loans or loan modifications without being forced to do so.

In my practice in western Western Massachusetts, I am dealing with a multitude of lenders, in every case, trying to save a home. While I have the occasional client who got into financial trouble of his/her own doing, the vast majority, 90-95%, find themselves facing foreclosure because of job loss, fewer hours available, ill health/death and the related medical bills, or family problems such as divorce, or some combination of these factors. ADDING TO THESE ISSUES IS THERE DEVASTATION OF BAD LOANS AND THE ECONOMIC COLLAPSE.

The only way I can get the attention of some of the lenders is to file suit. That is my last resort - whether the action is in a State court or in U S Bankruptcy Court. There is little interaction with loan workout specialists, now called Loss Mitigation Specialists, before documents, often obtained from the MHA.gov website, are sent to the lender. It is at this critical juncture that lenders or their servicing companies are lying or obfuscating.

All of the current articles quoting lenders as to the reason so few modifications are becoming permanent, cite the lenders as stating that only a small percentage complete all of the required paperwork, and of those, 1 out of 5 default on the "Trial Payment Period" payments. It is my personal experience that fully 50% of the submissions to the MHA program at any specific lender are LOST. I have sent 2,3 and sometimes 4 packages to the MHA department of a mortgagee/servicer before I get a set of documents that are not lost. Seldom will anyone in the servicing side say "I am sorry, we misplaced the documents we need." It is generally a form letter, received by me or my client, that states that the client did not qualify because inadequate information was provided, specifically that the package of forms was never received.

Even at that a new problem arises: after 45-60 days of waiting the documents sent are stale (outdated) or the foreclosure, which had been postponed due to the eligibility and contact under MHA, is re-scheduled. As for the default in payments - if someone receive a notice on Dec 4th that states the beginning payment under the trial period is due Dec. 1st, how can anyone comply? If I am lucky enough to get a lawyer for the lender involved, the process moves much more efficiently, as the lawyer knows the stakes for the lender.

In fairness (a phrase I am getting tired of having to use) to the mortgage folks, they are overwhelmed. No one could prepare for this number of "problem" mortgages. Okay, fine! Why then are modifications being refused by lenders? Has not the Treasury, FDIC, and the Federal Reserve, along with the "Administration" said they want the program to work, and NOW? Yes, but none of these folks tried to assist in getting a bill through the House of Representatives that would have put pressure on the Banks etc. to MAKE Homes affordable.

When the House debated a bill to allow Bankruptcy Judges to modify home mortgages, and it seemed like it would pass, but the Mortgage Backed Security holders and big investors said NO! and the spike in permanent modifications was announced to show that nothing else was needed.
On Monday the bill was defeated and I predict it will be back to business usual - just the endless loop of automated prompts from one department to another and the seemingly coordinated 45 minute wait for a representative.

Author's Copyright by Richard I. Isacoff, Esq, December 2009

http://www.isacofflaw.com/
rii@isacofflaw.com

Money Money Everywhere But....

The money supply to Banks is there. Interest rates for Bank borrowing is still near 0%. But, homeowners are now subject to much tighter rules for borrowing because the Banks follow the BOOK, or in this case the Federal Reserve Regs. As a result, home mortgages are MORE DIFFICULT to get than anytime in the past decade or two.

There are new rules to try to reign in the high-cost, so-called "subprime" predatory loans. As of October 1st "High Cost Loans" have a new definition: any loan that is "1.5 percentage points" above the average prime mortgage rate. (Note: that is not the prime rate mortgage index but a prime rate mortgage - a mortgage given to a "prime borrower" or a so-called "a" borrower - great credit). If a loan is a "high-cost loan" under the new definition lenders must verify that the borrower can repay the loan through earnings and other income, not simply by a foreclosure or refinance.

That rule may not appear to be a departure from the "old" way but it is. The crisis we are still in was caused by some large lenders/brokers making loans to anyone who could pass a basic screening:"Can you hear thunder and see lightning?". Greedy and ignorant brokers/lenders would often give loans to borrowers without requiring any proof of the borrowers ability to pay.

Sometimes the borrowers knew exactly what they were doing and did not care - they gambled that the market for houses would keep rising and that they could refinance their way out of any problem There were no verifications of employment or verifications of deposits send. No bank statements showing a steady balance, for the self employed were requested, and often, for employed borrowers, W-2 copies were ignored or not sought.

Basically, the new rules that the Federal Reserve has put into effect as of October 1, 2009, merely force lenders/brokers AND borrowers to do what they should have been doing all along. That borrowers would fabricate income and lie on applications was ignored, or even encouraged.

Some states, like Massachusetts, Connecticut, Rhode Island, and a handful of others across the country have already put regulations in place that make the lender/broker certify that the loan is in the best interests of the borrower. In fact, Massachusetts REQUIRES this criteria be met for high cost loans, as defined by the Commonwealth General Laws. Also, many states, Massachusetts among them, have enacted legislation or have had the highest court in the state rule that certain threshold questions (like can the borrower repay and is does the loan lower payments or allow for home improvements, or lengthen the term) must be met on a refinance before the lender/broker can consider itself safe from violating such laws. UNFORTUNATELY, many of the National Banks, and some Savings Institutions governed by the Office of Thrift Supervision, claim that state law does NOT apply to them.

The Federal Reserve Rules also state, in part, that Prepayment penalties are banned if the mortgage payment can change in the initial four years of the loan. For other higher-priced, mortgage loans, a prepayment penalty period cannot last for more than two years. (this is the link to the 65 page Regulation:

http://www.federalreserve.gov/reportforms/formsreview/RegZ_20080109_ifr.pdf

Banks have over-reacted so NO MONEY TO HOMEOWNERS. Foreclosure proceedings are still climbing. The worst may not be over for the average homeowner who has a financial problem, or a first-time home buyer who does not have a high (700s) credit score.

Author's Copyright by Richard I. Isacoff, Esq, October 2009

http://www.isacofflaw.com/
rii@isacofflaw.com