Archive for September, 2008

Taking stock of the current market

Monday, September 29th, 2008

Well, it’s been a pretty busy week, hasn’t it? The press is chock full of words like ‘unprecendented’ and ‘landmark’ in relation to the current spate of bank takeovers and nationalisations. Hold on a minute – did you really say that dirty word ‘Nationalisation’? Just a month or two ago I commented that this was something that most western governments were strenuously trying to avoid as it could be seen to highlight their political failure. Yet here we today talking about it as if it were perfectly normal! It underlines the amazing changes that are currently underway in both structure, and more importantly in our perception of all our financial institutions.

After bailing out the first failure, virtually all western governments have come to the same conclusion – that they cannot afford to bail out any more, especially as there are likely more in the pipeline. What we’re likely to see is more banks fold or be bought out as the financial tectonic plates shift toward a ‘big is beautiful’ school of thought.

The role of governments themselves has changed markedly. No more are they making the pretence of being simple an impartial regulator, almost overnight they have become brokers of financial institutions – essentially middlemen in a huge car boot sale. They have all but abandoned any pretence at long-term consumer benefit, their only goal now is to protect the fabric of the system at any cost.

Tax-payer, beware

What does this mean in practice? Well, on both sides of the Atlantic governments are simply taking the bad stuff off the hands of the banks and onto the public balance sheet. The tax-payer gets all the risk whilst the banks get left with the stable ‘non-toxic’ stuff. In the case of the US, this is being done on a truly epic scale and we will feel its effects for a generation.

Big is best…?

The changes in the market are working on the premise that the bigger the bank, the better its chances of survival. But is that a rational one? We’ve seen the near collapse of some pretty massive entities over the last few weeks so I don’t see any evidence that this is true at all – in the current climate it appears that nobody is safe.

The more subtle strategy at work here appears to be the government working to rebuild a new stable core at the heart of the financial system. This is composed of a few ’super-banks’ that are well funded and stable. In some cases the government has helped ‘clean’ and stabilise them by taking away the nasty bits of their liabilities so they start with a clean slate. The hope is that these ‘white-knight’ banks will form a stable core and support the rest of their less stable kin.

Whether this will work remains to be seen. One should note that when the dust settles in the long term we will be left with a very anti-competitive market – the sort of market that the government was so keen to avoid in the past. Lloyds alone now has 30% of the mortgage market. Why bother with good rates when you have that kind of market share?

Will the $700bn US bail-out work?

Nobody knows. You were expecting something a little more enlightening weren’t you? The fact is that this has never been done before and we are in completely uncharted waters here. This is effectively a massive last-ditch gamble by the US government. My best guess is that it will work to stabilise the system medium-term, but at some considerable cost – any economists out there care to comment on what effect bringing such a vast amount of debt onto the US balance sheet will have?

So where next?

OK, strap yourselves in, we’re going back to my crystal ball for some rollercoaster ride predictions:

Saving rates: With the drop in consumer choice and banks wanting to rebuild balance sheets, savings rates are likely to get less competitive and stay that way for some time.

Mortgage rates: Difficult to call, but I’m going to go for ‘likely to stay the same’. I still think they will fall in the medium term, but short-term frankly you may as well roll the dice…

Mortgage choice: Will recover somewhat in the medium term, but not to the levels we saw before.

Your savings: The chances that any government will allow savers to lose money is very, very small – almost zero. Such a failure could cause runs on other banks and cause a wider collapse in confidence, the consequences of which would be disastrous.

The banking sector: Consolidation will likely continue for some time yet – even between banks who are notionally solvent. Size is being seen as key to survival.

US Government Bails out Freddie Mac and Fannie Mae – good news for UK market?

Monday, September 8th, 2008

It appears that the US government has bitten the (almost inevitable) bullet and launched what is likely to be the biggest bail-out we are likely to see in our lifetimes. Freddie Mac and Fannie Mae, the two institutions that underwrite US mortgage debt have been all but taken into public ownership.

Now, I’m normally negative on government intervention, but I think this has to be a good thing as a failure of either one would be disastrous for the US market, and by association the UK one, too. It brings some stability and certainty to the US market which can only speed up its recovery and begin to reverse the effects of the global credit crunch.

That said, a word of balancing caution – we’re not out of the woods yet and this action only stems the potential for further problems, and I think we’ve yet to see the last of the effects.

Need to remortgage? Hang in there for a few more months!

Thursday, September 4th, 2008

Are interest rate cuts looming round the corner? I think so, and so do most rate pundits. The Bank of England are desperate to cut them but are being held back by one thing only – inflation. If we make the leap of faith that fuel prices are unlikely to increase much more and food prices will slowly stabilise from their recent jumps then inflation must fall back pretty quickly (remember, inflation is a measure of the change that month).

I’m currency betting on a cut early next year (Jan 09), maybe a 1/4 point before that if the inflation figures soften a little and the bank feels that it is moving on a downwards curve.

UPDATE: 04 Sept 08, 21:47

Judging by tonight’s mood and Sterling’s free-fall, I think the odds on a rate cut Oct/Nov with more next year are growing by the day. I’m holding out for a few months yet before a remortgage!

Stamp duty changes to boost property markets…?

Tuesday, September 2nd, 2008

I see the government announced some interesting changes designed to boost a static property market in the UK. Stamp duty has been axed for the next 12 months for purchases below £175K (up from the previous £125K limit) and we have the introduction of interest-free loans for up to 30% of the loan amount for first-time buyers. From the BBC website (http://news.bbc.co.uk/1/hi/uk_politics/7592852.stm):

  • “Free” five year loans of up to 30% of a property’s value for first time buyers of new homes in England
  • Extension of powers for councils and housing associations to be able to pay off debt for homeowners who can no longer afford mortgage payments and then charge rent.
  • Shortening from 39 weeks to 13 weeks the period before Income Support for Mortgage Interest is paid
  • Bringing forward spending from future years to encourage more social housing to be built

Whilst these can only be considered a good thing, If I were King, I would personally be looking to tackle the real source of the problem – the lack of availability of mortgages. Throwing the odd sweetener here and there doesn’t seem to me like it will have much of an effect overall. It also smacks of a bail-out for the large house-builders, which may or may not be a good thing depending on your viewpoint (these guys do employ a lot of people, directly or indirectly).

So here’s my suggestion: force the publication of the true junk debt levels held by the banks. There…wasn’t so bad now was it? Once everyone knows where they stand then the inter-bank lending risk plummets and everyone leaves with a smile on their face, the property market picks up confidence and the world is a happier, shinier place.

But then, I’m not King  ;)