News   GLOBAL  |  Apr 02, 2020
 9.7K     0 
News   GLOBAL  |  Apr 01, 2020
 41K     0 
News   GLOBAL  |  Apr 01, 2020
 5.5K     0 

"An investigation by The Globe and Mail found AIG’s Greensboro, NC, mortgage subsidiary launched a quiet lobbying campaign in 2004 with senior US executives and a former CMHC official to push open the doors of Canada’s mortgage insurance markets, where some of the world’s highest insurance rates are charged. Two years later, on May 1, 2006, AIG’s mortgage insurance division registered with the lobbying commissioner’s office. It was the day before the federal budget revealed new players would be allowed into Canada.

"Banking and insurance officials were so concerned about the alarming rush to 40-year mortgages at the beginning of 2008 that one bank executive warned the Bank of Canada’s chief financial stability officer, Mark Zelmer, in a meeting that ‘the government has got to put an end to this.’

Thanks to the Harper/Harris doctrine.
 
If there are any effects on Canada's residential market, they should be called "Flaherty Foreclosures".

It's catchy, succinct, and it sticks.
 
Our situation is still a far cry from what's happening in the US. There's a risk of increased foreclosures but not the risk of a full blown American style mortgage crisis. The latter was caused by ARMs. So we have 40 year mortgages. Are they ideal? Probably not. But none of those folks face the prospect of a dramatically increased mortgage payment on renewal because of the end of sweetner terms. What happened in the US is in no way comparable. Our banks were not doing their affordability calculations based on artificially low interest rates for interest only ARMs. Handing out a 40 year mortgage carries the risk that the person will find themselves carrying negative equity at some point early on and may choose to default. However, every year that passes the risk gets lower. By contrast, if a bank hands out an ARM with a teaser, they better pray that when the individual wants to renew that their income has doubled. That's quite a difference in causes and outcomes.
 
While they may not see dramatically increased mortgage payments upon renewal (they may even see reduced payments), they may be required to make big principle payments.
 
While they may not see dramatically increased mortgage payments upon renewal (they may even see reduced payments), they may be required to make big principle payments.

Fair enough. But that still will not approach anything like what's going on in the US or what Jade_Lee is interpreting as the onset of a mortgage crisis.
 
Damn....wish I had bought TD stock. Glad to hear all of our banks are at or above earnings targets. Perhaps Toronto will get back the reputation of 'New York run by the Swiss' for an entirely different reason.


It's a temporary jump, unless you were looking to do a quick trade.
Look for a target price of $30 CDN within 6 months.
 
It's a temporary jump, unless you were looking to do a quick trade.
Look for a target price of $30 CDN within 6 months.

30 bucks?

I am up on Visa that I bought at the IPO. There are financials making money and I think Canadian banks would be a good 'long' shot. If they ever hit that low, I'll take a second mortage to invest! Right now, Bay street is probably the most beautiful street in the world to any banker.
 
Our situation is still a far cry from what's happening in the US. There's a risk of increased foreclosures but not the risk of a full blown American style mortgage crisis. The latter was caused by ARMs. So we have 40 year mortgages. Are they ideal? Probably not. But none of those folks face the prospect of a dramatically increased mortgage payment on renewal because of the end of sweetner terms. What happened in the US is in no way comparable. Our banks were not doing their affordability calculations based on artificially low interest rates for interest only ARMs. Handing out a 40 year mortgage carries the risk that the person will find themselves carrying negative equity at some point early on and may choose to default. However, every year that passes the risk gets lower. By contrast, if a bank hands out an ARM with a teaser, they better pray that when the individual wants to renew that their income has doubled. That's quite a difference in causes and outcomes.



I would equate US ARMS to Canada's typical mortgage.

Why you ask .... US ARMS rate re-adjust after several years ranging from year 2 to 5.

I find that no different than the 2-5 year term mortgages in Canada that come for renewal.

However, US mortgage terms can be from 25-40 years, and they typically know the new rate in advance for ARMS.

In Canada, we don't know where the new rate will be come renewal.
Since rates are at historical lows, one can assume they only have one way to go and that is up.

The other difference is the ability to qualify for the mortgage renewal, which US ARMS don't have to do since they are already locked in for the full term (ie 25-40 years)
 
There are significant differences between the Canadian and US mortgages. I believe that the banks are only on the hook for 80% of the mortgage; the US stopped validating (in a large number of loans) the details that the customer put on the mortgage application -- such as income - sometimes inflating it 100%+ - sometimes at the recommendation of others or brokers. The housing bubble that was built up - was much larger in the US - and in very largely populated areas - these areas have now fallen the most (Las Vegas, California, Florida, to name a few). The areas in Canada that had a very inflated housing bubble are mostly limited to Calgary and Vancouver (we have been through those before). Often the ARMS were granted using unrealistically low initial interest rates (i.e. negative principle amortization) which when reset to a higher interest rate - were not affordable (even if interest rates stayed the same). Will the Canadian Banks be hurt in regards to profitability - most likely - but the above differences - and differences in the way we insure mortgages (CMHC) - and the fact that Canadian Banks have a more conservative regulatory oversight - will likely mean that we will not go through a US/UK style banking crisis. In fact, Canadian regulatory framework is currently being looked at by the G20 as a potential model for the world financial centres to move towards.
 
The Great Solvent North

http://www.nytimes.com/2009/02/28/opinion/28tedesco.html

OP-ED CONTRIBUTOR
The Great Solvent North

By THERESA TEDESCO
Published: February 27, 2009
Toronto

HAS the world turned upside down? America, the capital of capitalism, is pondering nationalizing a handful of banks. Meanwhile, Canada, whose banking system had long been notorious for its stodgy practices and government coddling, is now being celebrated for those very qualities.

The Canadian banking system, which proved resilient in the global economic crisis, is finally getting its day in the sun. A recent World Economic Forum report ranked it the soundest in the world, mostly as the result of its conservative practices. (The United States ranked 40th).

President Obama has joined the adoring throng. He recently said that Canada has “shown itself to be a pretty good manager of the financial system in the economy in ways that we haven’t always been here in the United States.†Paul Volcker, former chief of the United States Federal Reserve, commented that what he’s arguing for “looks more like the Canadian system than the American system.â€

Most people don’t know that the vision behind Canada’s banking system, made up of a few large, national banks with branches from coast to coast, actually had its beginnings in the United States. Canada’s system is the product of a banking framework inspired by Alexander Hamilton, the first American secretary of the Treasury. Hamilton envisioned the First Bank of the United States, chartered in 1791, as a central bank modeled on the Bank of England.

Canadians found inspiration in Hamilton’s model, but not all Americans did. In the 1830s, President Andrew Jackson opposed extending the charter of the Second Bank of the United States, perceiving it as monopolistic. Money-lending functions were then assumed by local and state-chartered banks, eventually giving rise to the free-market, decentralized system that America has today.

Today, Canada’s system remains truer to Hamilton’s ideal. The five major chartered banks, the few regional banks and handful of large insurance companies are all regulated by the federal government. Canadian banks are relatively constrained in the amounts they can lend. Canadian banks are required to have a bigger cushion to absorb losses than American banks. In addition, Canadian government regulations protect the domestic banks by limiting foreign competition. They also keep banks broadly owned by public shareholders.

Since Canada’s financial services sector was deregulated in 1987, permitting the banks to buy brokerage houses, they have enjoyed vast earnings power because of their diverse businesses and operations. And in contrast to the recent shotgun marriages at bargain prices between ailing Wall Street brokerages and American banks, Canadian banks paid top dollar decades ago for profitable, blue-chip investment firms.

Canadian banks are known to be risk-averse, and this has served them well. While their American counterparts were loading up their books with risky mortgages, Canadian banks maintained their lending requirements, largely avoiding subprime mortgages. The buttoned-down banks in Canada also tended to keep these types of securities on their books, rather than packaging them and selling them to investors. This meant that the exposures they did have to weak mortgages were more visible to the marketplace.

The big five Canadian banks — Royal Bank of Canada, Toronto-Dominion Bank, Bank of Nova Scotia, Canadian Imperial Bank of Commerce and Bank of Montreal — survived the recent turmoil relatively unscathed. Their balance sheets remain intact and their capital ratios are comfortably above requirements. Yes, Prime Minister Stephen Harper’s government may buy as much as 125 billion Canadian dollars (about $100 billion) worth of mortgages, increasing banks’ capacity to lend. But this is small change compared with the scale of Washington’s bailout.

Few would have predicted that Canadian banks, long derided as among the least autonomous because of stringent government oversight, would emerge from the global mayhem as some of the more independent international players.

Since Mr. Obama seems to admire the Canadian banking system, his administration might want to take a page out of its playbook.

This would entail building a national banking system based on a small number of large, broadly held, centrally and rigorously regulated firms. Imitating the Canadian model would require sweeping consolidation of American banks. This would be a very good thing. Washington had difficulty figuring out the magnitude of the financial crisis because there are so many thousands of banks that it was impossible for regulators to get into all of them.

Washington is already on the path to achieving consolidation. Eventually, some of the larger banks into which the government is injecting taxpayer money will probably be deemed beyond help, and will either be allowed to die or be partnered with other banks. The market will take its cues from this stress-testing, and make its own bets on which banks will survive. It’s hard to predict how many will have survived when the dust settles, but the new landscape might consist of only 50 or 60 banking institutions. More radically, Washington could take over the licensing of banks from the states, or, at the very least, consider more stringent regulation of global and super-regional banks. After all, the Canadian system is considered successful not only because it has fewer banks to regulate, but because regulation is based on the tenets of safety and soundness.

There is no time to waste. Reconfiguring the American banking structure to look more like the Canadian model would help restore much-needed confidence in a beleaguered financial system. Why not emulate the best in the world, which happens to be right next door? At the very least, Hamilton would have approved.

Theresa Tedesco is the chief business correspondent for The National Post.
 
Paul Volker, former U.S. Federal Reserve Board chairman, and is now a member of President Barack Obama’s advisory team on the economy. He recently gave a speech in Toronto on the extent of the U.S. economic crisis.


I really feel a sense of profound disappointment coming up here. We are having a great financial problem around the world. And finance doesn’t work without some sense of trust and confidence and people meaning what they say. You take their oral word and their written word as a sign that their intentions will be carried out.
The letter of invitation I had to this affair indicated that there would be about 40 people here, people with whom I could have an intimate conversation. So I feel a bit betrayed this evening. Forty has swelled to I don’t know how many, and I don’t know how intimate our conversation can be. But I will, at the very least, be informal.
There is a certain interest in what’s going on in the financial world. And I will disappoint you by saying I don’t know all the answers. But I know something about the problem. Let me just sketch it out a little bit and suggest where we may be going. There is a lot of talk about how we get out of this, but I think it’s worth remembering, or analyzing, how this all started.
This is not an ordinary recession. I have never, in my lifetime, seen a financial problem of this sort. It has the makings of something much more serious than an ordinary recession where you go down for a while and then you bounce up and it’s partly a monetary – but a self-correcting – phenomenon. The ordinary recession does not bring into question the stability and the solidity of the whole financial system. Why is it that this is so much more profound a crisis? I’m not saying it’s going to get anywhere as serious as the Great Depression, but that was not an ordinary business cycle either.
This phenomenon can be traced back at least five or six years. We had, at that time, a major underlying imbalance in the world economy. The American proclivity to consume was in full force. Our consumption rate was about 5% higher, relative to our GNP or what our production normally is. Our spending – consumption, investment, government — was running about 5% or more above our production, even though we were more or less at full employment.
You had the opposite in China and Asia, generally, where the Chinese were consuming maybe 40% of their GNP – we consumed 70% of our GNP. They had a lot of surplus dollars because they had a lot of exports. Their exports were feeding our consumption and they were financing it very nicely with very cheap money. That was a very convenient but unsustainable situation. The money was so easy, funds were so easily available that there was, in effect, a kind of incentive to finding ways to spend it.
When we finished with the ordinary ways of spending it – with the help of our new profession of financial engineering – we developed ways of making weaker and weaker mortgages. The biggest investment in the economy was residential housing. And we developed a technique of manufacturing class D mortgages but putting them in packages which the financial engineers said were class A.
So there was an enormous incentive to take advantage of this bit of arbitrage – cheap money, poor mortgages but saleable mortgages. A lot of people made money through this process. I won’t go over all the details, but you had then a normal business cycle on top of it. It was a period of enthusiasm. Everybody was feeling exuberant. They wanted to invest and spend.
You had a bubble first in the stock market and then in the housing market. You had a big increase in housing prices in the United States, held up by these new mortgages. It was true in other countries as well, but particularly in the United States. It was all fine for a while, but of course, eventually, the house prices levelled off and began going down. At some point people began getting nervous and the whole process stopped because they realized these mortgages were no good.
You might ask how it went on as long as it did. The grading agencies didn’t do their job and the banks didn’t do their job and the accountants went haywire. I have my own take on this. There were two things that were particularly contributory and very simple. Compensation practices had gotten totally out of hand and spurred financial people to aim for a lot of short-term money without worrying about the eventual consequences. And then there was this obscure financial engineering that none of them understood, but all their mathematical experts were telling them to trust. These two things carried us over the brink.
One of the saddest days of my life was when my grandson – and he’s a particularly brilliant grandson – went to college. He was good at mathematics. And after he had been at college for a year or two I asked him what he wanted to do when he grew up. He said, “I want to be a financial engineer.†My heart sank. Why was he going to waste his life on this profession?
A year or so ago, my daughter had seen something in the paper, some disparaging remarks I had made about financial engineering. She sent it to my grandson, who normally didn’t communicate with me very much. He sent me an email, “Grandpa, don’t blame it on us! We were just following the orders we were getting from our bosses.†The only thing I could do was send him back an email, “I will not accept the Nuremberg excuse.â€
There was so much opaqueness, so many complications and misunderstandings involved in very complex financial engineering by people who, in my opinion, did not know financial markets. They knew mathematics. They thought financial markets obeyed mathematical laws. They have found out differently now. You know, they all said these events only happen once every hundred years. But we have “once every hundred years†events happening every year or two, which tells me something is the matter with the analysis.
So I think we have a problem which is not an ordinary business cycle problem. It is much more difficult to get out of and it has shaken the foundations of our financial institutions. The system is broken. I’m not going to linger over what to do about it. It is very difficult. It is going to take a lot of money and a lot of losses in the banking system. It is not unique to the United States. It is probably worse in the UK and it is just about as bad in Europe and it has infected other economies as well. Canada is relatively less infected, for reasons that are consistent with the direction in which I think the financial markets and financial institutions should go.
So I’ll jump over the short-term process, which is how we get out of the mess, and consider what we should be aiming for when we get out of the mess. That, in turn, might help instruct the kind of action we should be taking in the interim to get out of it.
In the United States, in the UK, as well – and potentially elsewhere – things are partly being held together by totally extraordinary actions by a central bank. In the United States, it’s the Federal Reserve, in London, the Bank of England. They are providing direct credit to markets in massive volume, in a way that contradicts all the traditions and laws that have governed central banking behaviour for a hundred years.
So what are we aiming for? I mention this because I recently chaired a report on this. It was part of the so-called Group of 30, which has got some attention. It’s a long and rather turgid report but let me simplify what the conclusion is, which I will state more boldly than the report itself does.
In the future, we are going to need a financial system which is not going to be so prone to crisis and certainly will not be prone to the severity of a crisis of this sort. Financial systems always fluctuate and go up and down and have crises, but let’s not have a big crisis that undermines the whole economy. And if that’s the kind of financial system we want and should have, it’s going to be different from the financial system that has developed in the last 20 years.
What do I mean by different? I think a primary characteristic of the system ought to be a strong, traditional, commercial banking-type system. Probably we ought to have some very large institutions – or at least that’s the way the market is going – whose primary purpose is a kind of fiduciary responsibility to service consumers, individuals, businesses and governments by providing outlets for their money and by providing credit. They ought to be the core of the credit and financial system.
This kind of system was in place in the United States thirty years ago and is still in place in Canada, and may have provided support for the Canadian system during this particularly difficult time. I’m not arguing that you need an oligopoly to the extent you have one in Canada, but you do know by experience that these big commercial banking institutions will be protected by the government, de facto. No government has been willing to permit these institutions, or the creditors and depositors to these institutions, to be damaged. They recognize that the damage to the economy would be too great.
 
cont..

What has happened recently just underscores that. And I think we’re at the point where we can no longer fool ourselves by saying that is not the case. The government will support these institutions, which in turn implies a closer supervision and regulation of those institutions, a more effective regulation than we’ve had, at least in the United States, in the recent past. And that may involve a lot of different agencies and so forth. I won’t get into that.
But I think it does say that those institutions should not engage in highly risky entrepreneurial activity. That’s not their job because it brings into question the stability of the institution. They may make a lot of money and they may have a lot of fun, in the short run. It may encourage pursuit of a profit in the short run. But it is not consistent with the stability that those institutions should be about. It’s not consistent at all with avoiding conflict of interest.
These institutions that have arisen in the United States and the UK that combine hedge funds, equity funds, large proprietary trading with commercial banks, have enormous conflicts of interest. And I think the conflicts of interest contribute to their instability. So I would say let’s get rid of that. Let’s have big and small commercial banks and protect them – it’s the service part of the financial system.
And then we have the other part, which I’ll call the capital market system, which by and large isn’t directly dealing with customers. They’re dealing with each other. They’re trading. They’re about hedge funds and equity funds. And they have a function in providing fluid markets and innovating and providing some flexibility, and I don’t think they need to be so highly regulated. They’re not at the core of the system, unless they get really big. If they get really big then you have to regulate them, too. But I don’t think we need to have close regulation of every peewee hedge fund in the world.
So you have this bifurcated – in a sense – financial system that implies a lot about regulation and national governments. If you’re going to have an open system, you have got to get much more cooperation and coordination from different countries. I think that’s possible, given what we’re going through. You’ve got to do something about the infrastructure of the system and you have to worry about the credit rating agencies.
These banks were relying on credit rating agencies while putting these big packages of securities together and selling them. They had practically – they would never admit this – given up credit departments in their own institutions that were sophisticated and well-developed. That was a cost centre – why do we need it, they thought. Obviously that hasn’t worked out very well.
We have to look at the accounting system. We have to look at the system for dealing with derivatives and how they’re settled. So there are a lot of systemic issues. The main point I’m making is that we want to emerge from this with a more stable system. It will be less exciting for many people, but it will not warrant – I don’t think the present system does, either — $50 million dollar paydays in that central part of the system. Or even $25 or $100 million dollar paydays. If somebody can go out and gamble and make that money, okay. But don’t gamble with the public’s money. And that’s an important distinction.
It’s interesting that what I’m arguing for looks more like the Canadian system than the American system. When we delivered this report in a press conference, people said, “Oh you mean, banks won’t be able to have hedge funds? What are you talking about?†That same day, Citigroup announced, “We want to get rid of all that stuff. We now realize it was a mistake. We want to go back to our roots and be a real commercial bank.†I don’t know whether they’ll do that or not. But the fact that one of the leading proponents of the other system basically said, “We give up. It€™s not the right system,†is interesting.
So let me just leave it at that. We’ve got more than 40 people here but they’re permitted to ask questions, is that the deal?
 
The jury is still out with respect to the "sound practices" of Canadian banks since the regulatory system in Canada is extremely weak. Bad banking practices can only be evaluated upon their exposure and the fact that our current government appears to be quietly buying up all the "bank risk" (the less than stellar mortgages created upon the introduction of the 40 year mortgage put in place by the same said government) suggests that our banks have this government exactly where they want them, that is, on their knees and promoting the banks here in Canada perhaps as better businesses than they truly are. On the other hand as our economy tanks, the true test of how well these banks succeed is yet to be examined. Harper shouting out to the world how wonderfully managed our banking system is, reminds me of Bush shouting out that the combat mission in Iraq was completed......we all know the fall out from that announcement and we will soon see how well our banks weather this banking crisis. The experts can say what they will but does anyone truly think they know what they are talking about?
 

Back
Top