Mortgage-backed securityA mortgage-backed security (MBS) is a type of assetbacked security that is secured by a mortgage or collection of mortgages. The mortgages are sold to a group of individuals (a government agency or investment bank) that securitizes, or packages, the loans together into a security that investors can buy. The mortgages of an MBS may be residential or commercial, depending on whether it is an Agency MBS or a Non-Agency MBS; in the United States they may be issued by structures set up by government-sponsored enterprises like Fannie Mae or Freddie Mac, or they can be “private-label”, issued by structures set up by investment banks. The structure of the MBS may be known as “pass-through”, where the interest and principal payments from the borrower or homebuyer pass through it to the MBS holder, or it may Value of mortgage-backed security issuances in $USD trillions, be more complex, made up of a pool of other MBSs. 1990-2009. (source: sifma statistics, structured finance) Other types of MBS include collateralized mortgage obligations (CMOs, often structured as real estate mortgage from banks and other lenders, and possibly assigned investment conduits) and collateralized debt obligations [1] to a special purpose vehicle (SPV). (CDOs). The shares of subprime MBSs issued by various structures, such as CMOs, are not identical but rather issued as tranches (French for “slices”), each with a different level of priority in the debt repayment stream, giving them different levels of risk and reward. Tranches—especially the lower-priority, higher-interest tranches—of an MBS are/were often further repackaged and resold as collaterized debt obligations.[2] These subprime MBSs issued by investment banks were a major issue in the subprime mortgage crisis of 2006–8. 2. The purchaser or assignee assembles these loans into collections, or “pools”. 3. The purchaser or assignee securitizes the pools by issuing mortgage-backed securities. While a residential mortgage-backed security (RMBS) is secured by single-family or two- to four-family real estate, a commercial mortgage-backed security (CMBS) is secured by commercial and multi-family properties, such as apartment buildings, retail or office properties, hotels, schools, industrial properties, and other commercial sites. A CMBS is usually structured as a different type of security than an RMBS. The total face value of an MBS decreases over time, because like mortgages, and unlike bonds, and most other fixed-income securities, the principal in an MBS is not paid back as a single payment to the bond holder at maturity but rather is paid along with the interest in each periodic payment (monthly, quarterly, etc.). This decrease in face value is measured by the MBS’s “factor”, the percentage of the original “face” that remains to be repaid. These securitization trusts may be structured by government-sponsored enterprises as well as by private entities that may offer credit enhancement features to mitigate the risk of prepayment and default associated with these mortgages. Since residential mortgage holders in the United States have the option to pay more than 1 Securitization the required monthly payment (curtailment) or to pay off the loan in its entirety (prepayment), the monthly cash The process of securitization is complex and depends flow of an MBS is not known in advance, and an MBS greatly on the jurisdiction within which the process therefore presents a risk to investors. is conducted. Among other things, securitization dis- In the United States, the most common securitization tributes risk and permits investors to choose different lev- trusts are sponsored by Fannie Mae and Freddie Mac, els of investment and risk.[3] The basics are: US government-sponsored enterprises. Ginnie Mae, a US government-sponsored enterprise backed by the full 1. Mortgage loans (mortgage notes) are purchased faith and credit of the US government, guarantees that 1 the federal government authorized Fannie Mae to purchase private mortgages—that is. inefficient mortgage market where there might be a shortage or surplus of funds at any one time. called a mortgage-backed security.[19] which declared nationally recogAmong the early examples of mortgage-backed securi.federal regulation. state-chartered financial MBS market in the 1920s.[12] The FHA helped icantly contributed to the savings and loan crisis of the develop and standardize the fixed-rate mortgage as an al.[13] dramatically changed the savings and loan industry and its In 1938. They also undid “the connec.[20] In 1984 the government passed the Secondary Mortgage Market En2 History hancement Act to improve the marketability of private label pass-throughs.1 US government ber 1991 (which 21 states did[21] ).for federally charted banks (such as federal savings banks and federal savings associations). and reha. which them. In 1983 the Federal Reserve longer had a stake in whether the borrower could make [9] Board amended Regulation T to allow broker-dealers his or her payments.[15] Ginnie Mae does not invest in private mortgages. and helped the mortgage design garner usage. VA. it no ment. and created Freddie Mac to perform a role similar to that of Fannie Mae. known as “private-label” mortgage securities.[16] In 1981.[11] cial institutions (such as depository banks and insurance companies) unless overridden by state law before Octo2. the government also created the government. Unlike the traditional localized.[15] In 1970. as well as Veterans Administration (VA) and Farmers Home Administration (FmHA) insured mortgages. and in 1977 Bank[19] vate label pass-through.[6] An example of a privatelabel issuer is the real estate mortgage investment conduit (REMIC).75% interest rates on savings accounts and consequently losing savers’ money to money market funds.[10] There was also an extensive commer. Freddie Mac issued its first mortgage pass-through. The Tax Reform Act of 1986 allowed the creation of the US federal government created the Federal Housing the tax-exempt real estate mortgage investment conduit Administration (FHA) with the National Housing Act of (REMIC) special purpose vehicle for the express purpose 1934 to assist in the construction.In 1960 the government enacted the Real Estate Investtion between borrowers and lenders”.[4][5] Issuances of private-label mortgagebacked securities increased dramatically from 2001 to 2007 and then ended abruptly in 2008. primarily by buying FHA-insured mortgages. equivalent to over-the-counter non-convertible bonds.1 Advantages and disadvantages The securitization of mortgages in the 1970s had the advantage of providing more capital for housing at a time when the demographic bulge of baby boomers created a housing shortage and inflation was undermining a traditional source of housing funding.[14] As part of the Housing and Urban Development Act of 1968. Historically.[8] HISTORY sponsored corporation Fannie Mae to create a liquid secondary market in these mortgages and thereby free up the loan originators to originate more loans. the savings and loan associations (or thrifts). and Department of Labor–regulated pension funds.[23] The Tax Reform Act signifbilitation of residential properties. or FmHA.[24][25] . Fannie Mae was split into the current Fannie Mae and Ginnie Mae to support the FHA-insured mortgages. Fannie Mae issued its first mortgage pass-through.” to use pass-throughs as margin collateral.[22] As part of the New Deal following the Great Depression.[7] 1.1980s and 1990s that resulted in the Financial Institutions ternative to the balloon payment mortgage by insuring Reform. “once a lender sold a mortgage. Some private institutions also securitize mortgages.[18] orably to the rise of the subprime industry” and created “hidden. 2. those not insured by the FHA.gage obligation.2 Securitization Ginnie Mae guaranteed the first mortgage pass-through security of an approved lender in 1968. among other things. a tax-structure entity usually used for CMOs. called a participation certificate. but investment trust (REIT) to encourage real estate investof America issued the first priwith securitization. acquisition.nized statistical rating organization AA-rated mortgageties in the United States were the farm railroad mortgage backed securities to be legal investments equivalent to bonds of the mid-19th century which contributed to the Treasury securities and other federal government bonds panic of 1857. Recovery and Enforcement Act of 1989. a REMIC structure avoids so-called double taxation. systemic risks”. mortgage-backed securities “also lead inex. MBSs were national in scope and regionally diversified. encouraging loan origination. which were limited to providing uncompetitive 5.[16] In 1971. when real estate markets began to falter. Freddie Mac issued the first collateralized mortHowever. composed primarily of private mortgages.[17] In 1983.of issuing pass-throughs. with the full faith and credit of the US government. “less ment Trust Act to allow the creation of the real estate than 2% of people lost their homes to foreclosure”.2 2 its investors receive timely payments but buys limited numbers of mortgage notes. [29] Pay-through securities are classified as debt for income tax purposes. non-owner octhere can be no significant power under the trust cupied. By 2012 the market for highquality mortgage-backed securities had recovered and was a profit center for US banks.)[32] Alt-A mortgages tend Under these rules. etc. the holder of a pass-through certo be larger in size than subprime loans and have tificate is taxed as a direct owner of the portion of the significantly higher credit quality.3 2. no verification of income or assets.[30] • A stripped mortgage-backed security (SMBS) where each mortgage payment is partly used to pay down the loan’s principal and partly used to pay the interest on it.[26] 3 Types • A collateralized mortgage obligation. full documentation (such as verification of income and assets). • Prime mortgages are conforming mortgages with Subtypes of mortgage-backed security include: prime borrowers. of which there are two subtypes: • An interest-only stripped mortgage-backed security (IO) is a bond with cash flows backed by the interest component of property owner’s mortgage payments. etc. These two components can be separated to create SMBS’s. • A net interest margin security (NIMS) is re-securitized residual interest of a mortgage-backed security[31] • A principal-only stripped mortgage-backed security (PO) is a bond with cash flows backed by the principal repayment component of property owner’s mortgage payments. they pool or otherwise to reinvest payments received. often lower documentation (or in some other the grantor trust rules of the Internal Revenue Code. with limited exceptions. in the same way There are a variety of underlying mortgage classifications that “vanilla” designates an option with no special fea. • Pass-through securities are issued by a trust and allocate the cash flows from the underlying pool to • Alt-A mortgages are an ill-defined category.[27] • Subprime mortgages have weaker credit scores. This can be confusing. investment properties are often Alt-A loans. way: vacation home. forming loans. the qualifier pass-through is used. than the “conforming loan amount” as set by Fannie • A commercial mortgage-backed security Mae or Freddie Mac. an trust allocatable to the certificate.3 Subprime mortgage crisis Low-quality mortgage-backed securities backed by subprime mortgages played a major role in the 2007–12 global financial crisis. with one class receiving scheduled principal payments and prepayments before any other class.[33] . generthe securities holders on a pro rata basis. is a debt obligation of a legal entity that is collateralized by the assets it owns. In order for the Alt-A loan might be to an individual with multiissuer to be recognized as a trust for tax purposes. and are not eligible for purchase by Fannie Mae or Fredthe trust must have. Most bonds backed by mortgages are classified as an MBS. As such. only a die Mac. To distinguish the basic MBS bond from other mortgage-backed instruments. because a security derived from an MBS is also called an MBS. the mortgage rates (CMBS) is a pass-through MBS backed by on jumbo loans are somewhat higher than for conmortgages on commercial property.[33] single class of ownership interests. A trust ally prime borrowers but non-conforming in some that issues pass-through certificates is taxed under way.in the pool: tures. For example. ple and varying sources of income. with at least two classes of mortgage-backed securities issued. or “paythrough bond”.[28] They often contain a sequential pay security structure. strong credit scores. etc. agreement to change the composition of the asset Because Alt-A loans are not conforming loans. • A residential mortgage-backed security (RMBS) is a pass-through MBS backed by • Jumbo mortgage when the size of the loan is bigger mortgages on residential property. Paythrough bonds are typically divided into classes that have different maturities and different priorities for the receipt of principal and in some cases of interest. However. insurance companies. TBAs are also used to hedge many non-TBA elispecial purpose entities like real estate mortgage in. In 4 Uses addition to providing liquidity and increasing overall efficiency. future date. which can then be used for additional origination activities .[3] 1. The infusion of capital from investors provides mortgage lenders such as banks. Because of the long-term nature of mortgages. be delivered: issuer.gible mortgage products. although it may still guarantee the securities payments. or private-label. in some respects. with volume in the trillions of dolties. or government. in addition to Main article: covered bond single family residential mortgages. notional amounts.2 TBAs ments TBAs—short for “to-be-announced” securities—involve a special type of trading of mortgage-backed securities. the parties • Agency. A large percentage of newly originated mortgages are sold by their originators into this large and liquid market where they are packaged into MBS and sold to public and private investors. There are settlement days when the There are two types of classifications based on the issuer traders have to make good on their trades. which would not occur if it issued an MBS. Freddie Mac. The distinguishing feature of a TBA transaction is that the actual identity of the securities to be • Fannie Mae and Freddie Mac sell short term delivered at settlement is not specified on the date of ex(3–6 month) bills at auction on a weekly ecution (“Trade Date”). mutual funds and hedge funds. since mortgage origi• Non-agency. 3. such as trusts and other posure. The key difference between covered bonds and mortgage-backed or asset-backed securities is that banks that make loans and package them into covered bonds keep those loans on their books. commonly known by the German term Pfandbriefe. and longer-term (1–10 year) agree on only five general parameters of the securities to [35] notes at monthly auctions.3 Covered bonds manufactured housing loans. the secondary mortgage market may exacerbate ties. and Ginnie Mae. maturity. • The underlying mortgages for Agency MBS and month of settlement. the parties to the trade [34] schedule.mortgage market. 3. the secondary market can smooth out geographic credit disparities. mortgage bankers and other loan originators with a market for their loans. At that time. and a variety of commercial real estate loans. Covered bonds were first created in 19thcentury Germany when Frankfurter Hypo began issuing mortgage covered bonds.nance their activities by issuing mortgage-backed securivolved. allow mortgage originators to replenish their funds. they choose fractions from various pools to make up their of the security: TBA. such as hybrid ARMs and nonagency mortgages. including Fannie Mae. issued securities by agree on a price for delivering a given volume of Agency government-sponsored enterprise issuers. Instead. individual financial assets into liquid and tradable capital market instru3. Mortgage-backed securities: certain risks and volatility. In Europe there exists a type of asset-backed bond called a covered bond. pension funds. such as Pass-Through Mortgage-Backed Securities at a specified Fannie Mae.[36] vestment conduits. The market has been regulated since the creation of a law governing the securities in Germany in 1900. securities by non. its balance sheet grows. rates that mortgage borrowers pay. thrifts. This means that when a company with mortgage assets on its books issues the covered bond.4 4 USES These types are not limited to Mortgage Backed Securi.nators can “lock in” rates and use TBAs to hedge their exgovernmental issuers. Only agency mortgage-backed securities trade in the TBA market. the secondary market is an essential factor in maintaining lender liquidity. and investors buy.[36] TBAs are traded by MBS traders with can also have these subtypes. Freddie Mac.[36] “In a TBA transaction.”[37] are one to four-single family residential mortTBAs are critical in determining the ultimate interest gages only. mortgage type.There are many reasons for mortgage originators to filarly where subprime and other riskier mortgages are in. particu. transform relatively illiquid. coupon. Bonds backed by mortgages but that are not MBSs lars annually. • The underlying mortgages for Non-Agency MBS are backed by second mortgage loans.1 Secondary mortgage market The secondary mortgage market is the market where a network of lenders sell. existing mortgages or MBS. TBAs are the most liquid and important secondary 2. [41] About $7 trillion of that was securitized or guaranteed by government-sponsored enterprises or government agencies. thereby facilitating To illustrate these concepts. allow issuers to diversify their financing sources by offering alternatives to more traditional forms of debt and equity financing • 2001: USD 1. weighted by their balances at the issue of the . competitive mortgage securitization is believed to have played an important role in the US subprime mortgage crisis.e.[40] There were about $8. consider a mortgage pool with just three mortgage loans that have the following outstanding mortgage balances.1 Weighted-average maturity The weighted-average maturity (WAM) of a pass-through MBS is the average of the maturities of the mortgages in the pool.019 trillion 4..1 Valuation compliance with risk-based capital standards The weighted-average maturity (WAM) and weighted avThe high liquidity of most mortgage-backed securities erage coupon (WAC) are used for valuation of a passmeans that an investor wishing to take a position need not through MBS.5% Reasons (other than investment or speculation) for enterWAC.) Critics have suggested that the complexity inherent in securitization can limit investors’ ability to monitor risks.[38] In addition. Just as this artibelow. the remaining $1.5 risky capital structures and allowing credit risk underpricing. and they form the basis for computing cash deal with the difficulties of theoretical pricing described flows from that mortgage pass-through. which can help to improve various financial ratios.7 trillion in total outstanding US mortgage debt. gross US is3.[39] 6 Market size and liquidity Risk. there was about $13. Return. billion pass-through with 6% pass-through rate. Off–balance sheet securitizations are believed to have played a large role in the high leverage ratio of US financial institutions before the financial crisis. allow issuers to remove assets from their balance 7 Pricing sheet. the price of any bond is essentially quoted at fair cle describes a bond as a 30-year bond with 6% coupon rate.5 trillion in total US mortgage-related securities. and months remaining to maturity: 7.1. the pass-through rate is almost always less than the WAC. can be used by Wall Street banks to monetize the suance of agency MBS was (see also chart above): credit spread between the origination of an underlying mortgage (private market transaction) and the • 2005: USD 0. mortgage rates. The difference goes to servicing costs (i. and 340-month WAM. a 6. costs incurred in collecting the loan payments and transferring the pay5 Criticisms ments to the investors. it is the rate that the investor in prepayment rates (a critical business risk for any comwould receive if he/she held this pass-through MBS. this article describes a pass-through MBS as a $3 value.131 trillion financing in comparison with other bank and capital markets financing alternatives. The pass-through rate is ing the market include the desire to hedge against a drop different from the WAC. and achieve 7.444 trillion 5.967 trillion yield demanded by bond investors through bond issuance (typically a public market transaction) • 2004: USD 1. Private. Rating & Yield relate As of the second quarter of 2011. utilize capital more efficiently. are often a more efficient and lower-cost source of • 2003: USD 2. • 2002: USD 1. and that competitive securitization markets with multiple securitizers may be particularly prone to sharp declines in underwriting standards.[40] According to the Bond Market Association.093 trillion 6. off– balance sheet treatment for securitizations coupled with guarantees from the issuer are said to make the securitizing firm’s leverage less transparent. and pany specializing in refinancing).5 trillion being pooled by private mortgage conduits. with a very narrow bid/offer spread. models to value MBS. however. the proceeds received would need to be reinvested at a lower interest rate.22% × 300) + (44. which can make fixed rate mortgages relatively in residential MBS securitizations who prepay increases more or less attractive when interest rates decrease.22% × 6.277% • home prices inflation 7. these lines of credit are extremely small compared to the average amount of money circulated through these entities in one day’s business. Mortgage prepayments are usually made because a home is sold or because the homeowner is refinancing to a new mortgage.e. Commercial MBS often mitigate this 7. and will try to lend only to the creditworthy. Given the market price. Practitioners typically use specialised Monte Carlo methods or modified Binomial Tree numerical solutions.payment risk. and Ginnie Mae.1 Interest rate risk and prepayment risk Theoretical pricing models must take into account the link between interest rates and loan prepayment speed. this guarantee is backed with the full faith and credit of the US federal government. one that could be written down) is widely known.Professional investors generally use arbitrage-pricing gage pool (i.55 + 93.2 Weighted-average coupon There are other drivers of the prepayment function (or The weighted-average coupon (WAC) of a pass-through prepayment risk).00%) + (44.000). solving mathematical models of MBS value is a difficult problem in finance. to the point that no closed-form solution (i. ing loan amount by total amount outstanding in the mort. In models of this type.55 months an option-adjusted spread. Most mortgage originations include research on the mortgage borrower’s ability to repay. These amounts are the out.33 = 275. the model produces × 280) = 66.50%) = 1. $900. Note that this is an average across mortgages. as distinct from concepts such as weighted-average life and duration. In other words.2 Credit risk risk using call protection. to occur when floating rates drop and the fixed income of the bond would be more valuable (negative convexity). which are averages across payments of a single loan. In the case of Ginnie Mae.25%) + turnover in the housing market (33. numerical methods provide approximate theoretical prices.[7] Hence the term preThe weightings are computed by dividing each outstand. These are also required in most models that specify the credit risk as a stochastic function with an IR correlation.44% × 260) + (33.[42] The MBS adds a third risk: early re• demographic trends.33% els homeowner behavior as a function of projected mortgage rates..33% × 6. For the above example this is: • economic growth. independent of the interest rate. Prepayment is classified as a risk for the MBS investor despite the fact that they receive the money.[45] This is not the case with Fannie Mae and Freddie Mac.[43] Since these two sources of risk (IR and prepayment) are linked. guarantee against homeowner default risk.77% + 2.2. which is correlated with increased WAC = (22. 7.33% + 2. such as Fannie Mae. Freddie Mac..2. These models deploy interest standing amounts at the issuance or initiation of the MBS. [44] 7. a valuation metric that takes into account the risks inherent in these complex securities.e. . The number of homeowners file. but these two entities have lines of credit with the US federal government. The credit rating of MBS is fairly high because: 1.1.6 7 PRICING MBS. An important exception to this is “no-doc” or “low-doc” loans.44% × 6. One reason for this phenomenon is that homeowners can refinance at a lower fixed interest rate. The level of difficulty rises with the complexity of the IR model and the sophistication of the prepayment IR dependence. presumably with a lower rate or shorter term. and a shifting risk aversion prodemption (prepayment). 2.66 + 115.2 Theoretical pricing • unemployment • regulatory risk (if borrowing requirements or tax laws in a country change this can change the marPricing a “vanilla” corporate bond is based on two sources ket profoundly) of uncertainty: default risk (credit risk) and interest rate (IR) exposure. because it tends Main article: Credit risk The credit risk of mortgage-backed securities depends on the likelihood of the borrower paying the promised cash flows (principal and interest) on time. rate scenarios consistent with the current yield curve as The WAM for the above example is computed as follows: drivers of the econometric prepayment models that modWAM = (22.166% = 6. such MBS is the average of the coupons of the mortgages in the as: pool. weighted by their original balances at the issuance of the MBS. Some MBS issuers. Varying liquidity premiums for related instruments and changing Complex structured products tend to trade less frequently liquidity over time make this a difficult task. Although the risk neutral credit spread is theoretically identical between a mortgage ensemble and the average mortgage within it.000 command the largest pay-ups. Common specifications for MBS pools are loan amount ranges that each mortgage in the pool must pass. Although real estate prices can move below the value of the original loan.[36] Most traders and money managers use Bloomberg and Intex to analyze MBS pools and more esoteric products such as CDOs. The price of an MBS pool is influenced by prepayment speed. 8 Recording and Mortgage Electronic Registration Systems One critical component of the securitization system in the US market is the Mortgage Electronic Registration Systems (MERS) created in the 1990s. Pooling many mortgages with uncorrelated default probabilities creates a bond with a much lower probability of total default. One facand involve more negotiation.[36] For “vanilla” or “generic” 30-year pools (FN/FG/GN) with coupons of 3. These are forward prices for the next 3 delivery months since pools have not been cut. as is common for higher coupons. although tools such as Citi’s The Yield Book and Barclays POINT are also prevalent across Wall Street. tend to factor. he or she is dissuaded from refinancing a small loan balance due to the high fixed cost involved.000 The plurality of factors makes it difficult to calculate the value of an MBS security. When a mortgage refinances or the borrower prepays during the month. If the purchase price was 105. Even though the borrower is paying an above market yield. which may significantly decrease the yield. only the issuing agency. Practitioners constantly try to improve prepayment models and hope to measure values for input variables implied by the market. the investor loses 5 cents for every dollar prepaid.5%–7%. the greater the transparency or availability of prices. be more subjective.3 Real-world pricing Because of the diversity in MBS types. If the lovina acquired a pool at a premium (>100). The legitimacy and overall accuracy of this alternative recording system have faced seri- . Typically. as the borrower prepays he or she gets the full dollar back and his or her yield increases.000 Mid Loan Balance: $85. However. there is wide variety of pricing sources. These are called “specified pools”. it may be advantageous to the bondholder for the borrower to prepay if the low-coupon MBS pool was bought at a discount (<100). one can see the prices posted on a TradeWeb screen by the primaries called To Be Allocated (TBA). If the MBS was not underwritten by the original real estate and the issuer’s guarantee. The price of an MBS pool is also influenced by the loan balance. In general.000–$110. coupon. which created a private system wherein underlying mortgages were assigned and reassigned outside of the traditional countylevel recording process. Tradeweb is used by the largest bond dealers (the “primaries”) to transact round lots ($1 million and larger). since the buyer specifies the pool characteristic he/she is willing to “pay up” for.000 Super High Loan Balance: $150. 4. This is due to the actual pools not being shown. the more uniform or liquid the MBS. the property remains as collateral. high-premium (high-coupon) MBSs backed by mortgages with an original loan balance no larger than $85.7 Additionally. Part of the reason is the expected adverse selection against borrowers with improving credit (from MBSs pooled by initial credit quality) who would have an incentive to refinance (ultimately joining an MBS pool with a higher credit rating).tor used to express price of an MBS security is the pool plicated MBSs. this increases the solidity of the payment guarantees and deters borrower default. This is due to the fact that when the borrower pays back the mortgage. often available only from dealers. resulting in large differences in quoted prices for the same instrument. Fannie Mae and Freddie Mac generally require private mortgage insurance on loans in which the borrower provides a down payment that is less than 20% of the property value. Some institutions have also developed their own proprietary software. A specific pool whose characteristics are known would usually trade “TBA plus {x} ticks” or a “pay-up”. the prepayment measurement increases. Often market participants do not concur. the chance of catastrophic loss is reduced. as well as for CMOs and CDOs.000–$150. and dollar amount are revealed. then they are at risk for prepayment.000 TBA: > $175. especially for multi–asset class managers. Conversely. Prices for these more com. this is unlikely to happen. he does so at “par”. If the property owner should default. 3. depending on characteristics. in which no homeowners are able to make their payments (see Copula). So if the investor bought a bond at 95 cents on the dollar.000 High Loan Balance: $110. This is likely to happen as holders of higher-coupon MBSs have a good incentive to refinance. as borrowers with low-coupon mortgages have very little incentive to refinance. Low Loan Balance: < $85.000–$175. the rating of the bonds would be much lower. usually measured in units of CPR or PSA. 7. ). Chao-shun (1992). MacLean and Nocera. 2013 ed. p. Vol. South Dakota. § 301. Lins and Picard. 2013 ed. p. 21.). Reg. [31] Keith L. [11] “Securitization in the 1920s”. Kansas. 32. 2010-01-26.2042316.3905/jsf. [26] Peter Eavis (August 8. The New York Times. Retrieved August 9. doi:10. Banks Increase Mortgage Profit” (Dealbook blog). • A notes [21] The 21 states that utilized the exemption provisions were Alaska.5 [9] All the Devils Are Here. [18] Fabozzi & Modigliani 1992. 34. Lins and Picard. New Hampshire. 2013 ed. 1: pp. Retrieved 11 January 2013. 19. 57. Illinois. Utah. pages 13-19. 23. [30] IRC § 385. Chapter 4 (Thomson West. • Bank of America Home Loans [22] Fabozzi & Modigliani 1992. Maryland. MacLean and Nocera.). [20] Fabozzi & Modigliani 1992. Georgia. Fannie Mae and FHLB 2013 note calendar”.S. [12] Fabozzi & Modigliani 1992. [16] Fabozzi & Modigliani 1992. Hung.ssrn. The Tax Reform Act of 1986 significantly acted to reduce real estate values and to weaken the profit positions of Savings and Loans. Missouri. REFERENCES [13] Fabozzi & Modigliani 1992.19 [10] ""Déjà Vu All Over Again: Agency. Lins and Picard. Connecticut.2007. Michigan. • New Century [24] Cebula. The Savings and Loan Crisis. 2012”. pp. and both local and federal governments have begun to take action through suits of their own and the refusal (in some jurisdictions) of the courts to recognize the legal authority of MERS assignments. 2012).7701-4(c) to prevent recharacterization of the trust as a business entity for tax purposes. No. The Journal of Structured Finance. but they may reflect dysfunctionality in the entire US mortgage securitization industry. Nebraska. 33–34. Issue Q I. Colorado. Nber. Mortgage-Backed Securities.8 10 ous challenges with the onset of the mortgage crisis: as the US courts flood with foreclosure cases. Spring 2007. Slow-pay securities.2139/ssrn. Virginia. Cbo.[46][47] The assignment of mortgage (deed of trust) and note (obligation to pay the debt) paperwork outside of the traditional US county courts (and without recordation fee payment) is subject to legal challenge.S. Chapters 4 and 5 (Thomson West. Retrieved 11 January 2013.CBO”. p. Nomura Fixed Income Research. 54-59. 31. 13. Chapter 3 (Thomson West. Derivative Mechanics: The CMO.. Reuters. 9 See also • United States housing bubble 10 References [1] Lemke. Timothy J. [19] Fabozzi & Modigliani 1992.). Freddie Mac 2013 bill sale calendar”. p.com. . Retrieved 201408-23. Delaware. Retrieved 2014-08-23. p. • Dollar roll [23] Fabozzi & Modigliani 1992. 19–20. Mortgage-Backed Securities. [17] Fabozzi & Modigliani 1992. Federal Reserve Bank of Cleveland. Reuters. Papers. 26. Uncertainty.684867 [32] “A Journey to the Alt-A Zone: A Brief Primer on AltA Mortgage Loans” (PDF). Richard J. Legal inconsistencies in MERS originally appeared trivial. 25. Florida. [35] “Freddie Mac.. pp.gov. [27] Trust must satisfy the restrictions of Treas. the inadequacies of the MERS model are being exposed. U. p. p. [4] “Mortgage-Backed securities”. economy?| Josh Clark| How Stuff Works [3] Lemke. Krasney. and West Virginia. 20. p.org. [34] “Fannie Mae. doi:10. North Carolina.. Ohio. Mortgage-Backed Securities. pp. [5] “Risk Glossary”. [8] All the Devils Are Here. Riddiough and Howard E. p. Chapter 1 (Thomson West. Leverage and the Panic of 1857”. [14] Fabozzi & Modigliani 1992. Arkansas. Thompson. “Legal Structure of Net Interest Margin Securities”. [29] These securities are referred to as Fast-pay. p. ISBN 978-0-8403-7620-6. [6] “The Budget and Economic Outlook: Fiscal Years 2010 to 2020 . [28] Joseph G. 2012. Lins and Picard. Mortgage-Backed Securities. [7] Lemke. [15] Fabozzi & Modigliani 1992. 18–19. [2] How can mortgage-backed securities bring down the U. Securities and Exchange Commission. [25] Fabozzi & Modigliani 1992. [33] Lemke. (1995). Retrieved 201408-23. p. 2013 ed. Haubrich. “With Rates Low. Economic Commentary. New York. p. 2011 at the Wayback Machine [47] “HSBC Bank USA. Notice of Filing of Proposed Rule Change Relating to Post-Trade Transparency for Agency Pass-Through Mortgage-Backed Securities Traded TBA” (PDF). Competition and Crisis in Mortgage Securitization [39] Michael Simkovic. Lakhbir (2001). • MBS Basics by Mortgage News Daily. Lins. The Nation. Federalreserve. Retrieved 2014-08-23. Dennis and Thibeault.slate. ISBN 0-07-251076-5. 12 External links • Vink. Vol. USA Today. 158.). [44] Hayre 2001. “ABS. in Slate Magazine • TBA Trading and Liquidity in the Agency MBS Market. MBS and CDO Compared: An Empirical Analysis” The Journal of Structured Finance • http://www. 2009 [40] “Federal Reserve Statistical Release”. Secret Liens and the Financial Crisis of 2008. SEC. Picard. André (2008). Marie E. Mortgage-Backed Securities. Chapter 5 (Thomson West. Fourth Edition. Gerald T. et al. McGraw-Hill/Irwin. p.A. Mortgage-Backed Securities. Wiley. [43] LaCour-Little. 2009 at the Wayback Machine [42] Ross. “Call Protection In Mortgage Contracts” (PDF). Harvard Business School Press. 29... Frank J. 253. • Fabozzi. Nycourts. Retrieved 30 November 2012. 2009-03-27. 2009 [37] “Self-Regulatory Organizations. Modigliani. Essentials of Corporate Finance.com/articles/news_and_politics/ explainer/2008/03/what_is_a_mortgagebacked_ security. Thomson West... p. Salomon Smith Barney Guide to Mortgage-Backed and Asset-Backed Securities. • Hayre.html] What Is a Mortgage-Backed Security? by Chris Wilson. 2. Inc.9 [36] Lemke. October 21. AREUEA.. N. [45] “Mortgage-backed securities are offering decent returns”. [41] Securities Industry and Financial Markets Association Statistical Release Archived April 19. by the Federal Reserve Bank of New York . (2013). pp. ISBN 978-0-471-38587-5. Thomas P. American Bankruptcy Law Journal. Franco (1992). Michael. v Taher (2011 NY Slip Op 51208(U))". (2004). p. April 29. ISBN 0-87584322-0. Financial Industry Regulatory Authority. 11 Bibliography • Lemke. Lins and Picard. 186. Mortgage and Mortgage-backed Securities Markets. 2010. • More Mortgage Madness by Kai Wright.gov. Stephen A. 2013 ed.gov. [46] Archived November 25. 83. Retrieved 2014-08-23. MBS Commentary [38] Michael Simkovic. Tk41. Yobot. Srleffler. Jerryseinfeld. Dlawbailey. Anders. O18. FrescoBot. Hewinsj. DMG413. Pleclech. Shearflyer. Indian rediff. Bobrayner. Segenay. Xqbot.wikipedia. Mlmbs. Cydebot. ClueBot.jpg License: CC BY 3. Wiggi-1. Auxilstitute. Ab9~enwiki. Wasted Time R. Rob. Suffusion of Yellow. R'n'B.0 Contributors: Own work Original artist: WTBrooks • File:Risk&ReturnForInvestors. Nopetro. Cigar816.org/wikipedia/commons/b/ba/ Mortgage-backed_security_issuances_over_time.jpg Source: https://upload. Fred Bauder. Polmandc. Gregalton. Abhijitsathe. Bryce Carmony. LyleHistorian.1 TEXT AND IMAGE SOURCES. Helpful Pixie Bot. HaroldvDaalen. Dvink. MER-C. MrOllie. Loodog. SieBot. AND LICENSES Text and image sources. HenkvD. ILikeHowMuch. Int21h. Citation bot. WikitanvirBot. Shalom Yechiel. 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