Showing posts with label buy-to-let. Show all posts
Showing posts with label buy-to-let. Show all posts

Wednesday, January 12, 2011

BTL is back in town


When the financial crisis first hit back in autumn 2008, UK banks became very nervous about the buy to let business. Many banks pulled their mortgage products. Finding loans became very difficult for BTL landlords.

Thankfully, banks are again falling in love with those shady landlords keen to build a rental empire in Britain's inner cities. The number of buy to let mortgage products has almost returned to pre-crisis levels.

Meanwhile, the UK corporate sector is repaying its loans, despite record low interest rates. For British firms, the credit crunch continues.

Sunday, December 5, 2010

Buy to let is alive and well

There is something deeply distasteful about Britain's obsession with buy-to-let. It is extremely speculative and crowds out first time buyers.

Still, you would think that banks would have learnt something over the last couple of years about risk, and in particular, about lending to highly over-leveraged individuals. Not so. Insofar as there is any mortgage lending going on, buy-to-let is taking up a large proportion of new loans.

According to the Council of Mortgage Lenders, buy-to-let lending rose by 12% during the three months of summer. That amounted to 26,900 buy-to-let loans advanced, worth £2.8 billion. This was a quarterly rise of 8 percent by volume and 12 percent by value. It is the second consecutive quarterly increase in lending. Compared to the third quarter of last year, the volume of lending was up 14 percent and the value up 33 percent, from 23,700 and £2.1 billion respectively. A startling recovery, don't you think?

At the moment, there are about 1.3 million buy-to-let mortgages out there, which accounts for over 10 percent of all home loans. But it remains a shaky business, top-full of dodgy characters. So why to UK banks continue to pour cash into this shady area of the housing market?

Friday, December 3, 2010

Is buy-to-let the key to easy riches?

Rosie Murray-West asked this question in the Telegraph today.

Is the buy-to-let bandwagon on the run again, and if so, should you jump on? Many will be surprised to hear the health of the buy-to-let industry described as anything but sickly.

Housing speculation is something of a sickness in Britain. This idea - that property development should not be the preserve of the rich but should be democratically shared by all - is deeply ingrained in our national psyche.

Have we learnt nothing from the financial crisis? Show me the way to the nearest Paragon office, I need a mortgage now.  I want to be a productive land-lady, not a feckless worker.

Sunday, September 6, 2009

The Wilson's sell up

The King and Queen of Buy to Let are selling up. Fergus and Judith Wilson have put up their 700 properties for sale, hoping to pull out about £70 million, once they have paid off the loans used to accumulate their little property empire.

The former comprehensive school teachers had built up their massive portfolio during the bubble years, when credit was easy and house prices were inflating. However, since property prices have crashed, the couple have seen their net worth fall by more than half; such is the magic of leverage.

However, I wonder what the Wilsons will do with their cash once they have offloaded their tenants. Will they put it in a bank and watch it slowing whittle away once quantitative easing feeds through into higher inflation? Goverment bonds might be another money losing alternative. Equities? Off shore, on shore?

Whatever the decision, the Wilsons don't seem to be all that confident that house prices will continue to go up. If they did, they wouldn't be selling up.

Saturday, August 15, 2009

FSA screw it up again

The FSA is irredeemably compromised. It has been captured by the financial services industry. As such, taxpayers can not rely on it to properly supervise banks. It must be abolished, with all its powers returned to the Bank of England.

This story from the FT, which highlights the government's disapointment with the FSA's so called crackdown on bonuses, further emphasises the need to abolish this pathetic institution as soon as possible.

Senior cabinet ministers are so disappointed with the Financial Services Authority’s new pay rules, released this week, they are considering whether legislation may be needed to crack down on bankers’ bonuses.

A number of ministers, including Lord Mandelson, the business secretary, are understood to be unhappy with the City regulator’s remuneration code, which toned down some earlier suggested measures.

Lord Mandelson thinks the guidelines, intended to reduce reckless risk-taking, have failed to reflect public concerns that the City is returning to “business as usual” after receiving billions in state support.

“Excessive risk taking had the results that we saw. Ordinary businesses are paying the price,” he said in an interview. “We have not heard the last word on this subject.”

His views are shared by other senior ministers, who suggest legislation may be needed to control short-term incentives for bankers unless the FSA shows it can pursue a tougher line.

B&B - huge losses for the taxpayer

I feel nauseous every time I hear the name "Bradford & Bingley". It is state-owned and it is, financially speaking, a stinking heap of toxic crap. It is not something that I can easily ignore since this mess now firmly belongs to UK taxpayers.

It has just announced a further £160 million of losses. Moreover, 40 percent of its mortgage book is now mired in negative equity. That is what you get when 60 percent of your loans were extended to buy-to-let and 20 per cent were self-certified loans.

However, I suspect that the B&B isn't something that can be safely filed away. It is not something that can be explained away as a past mistake. It As we move away from the terrifying events of September 2008, those commitments to tighten up banking sector supervision are being quietly watered down. Furthermore,We have yet to see a major overhaul of the FSA.

In short, five or ten years down the line, we could easily see another B&B turn up at the doorstep of her majesty's treasury, demanding a bailout.

Saturday, July 25, 2009

Credit card debtors generously help out the banking sector

The Bank of England may have cut interest rates, reducing funding costs for banks, but you won't see that generosity extended to credit card debt serfs. The spread between LIBOR and credit card interest rates has increased by well over 600 basis points.

It is probably a good thing, hopefully discouraging a further unsustainable increase in household debt. Also, the increased spread presumably increases the profitability of credit cards, and helps banks cover their huge losses speculating on those hopelessly mis-priced asset backed securities. In effect, credit card debtors are providing their very own bank bailout.

Personally, I am grateful to those credit card debtors for this generous assistance to our beleaguered banks. It means less of a burden for taxpayers.

Friday, July 3, 2009

David Miles on house prices

David Miles, prospective member of the Monetary policy committee thinks the housing market is over the worst. Here is his answer to the Treasury Select Committee:

What are your views on the prospects for the UK housing market?

Before house prices started falling I - like many others - believed that prices were over-valued. I said that in 2005 and 2006 (and was ridiculed by many in the mortgage industry for so saying).

The economic modelling I did then suggested prices might be 20-25% too high – relative to sustainable levels. Since then there have been many offsetting developments: Incomes are weaker; unemployment is up sharply, and is expected to rise further. But interest rates are down a lot (and there has been a reasonable amount of pass-through to the cost of mortgages since the significant cuts in Bank
Rate).

High loan-to-value mortgage products have dried up. Ultimately that is not a disaster; people will wait a bit longer to buy and rent a bit longer. The owner occupation rate would be lower, but the rented sector bigger. It does not clearly reduce substantially the long run demand for housing.

The short run issues are more difficult. Now 20-25% deposits are typically required. The flow of first time buyers will be reduced as they accumulate higher deposits. This means that the volume of house purchases on a transition to a new equilibrium, where people buy later and with higher deposits, will be reduced. That is part of what we have been going through over the past 18 months. But it is a transition.
Expectations are crucial in the housing market and they look a bit better now than a few months ago.

My hunch – and I put it no stronger than that – is that we have seen most of the overall aggregate house price falls. But no-one knows.

Saturday, June 27, 2009

Keep on doing what you are doing

There were many reasons why we got into this crisis; poor financial sector regulation, distorted incentives, bonuses, speculation, excessive risk-taking. However, there is one reason that doesn't get enough attention; the policy remit of the Bank of England.

When the BoE became fully independent, the government gave it an inflation target. It said to the bank "go chase down the consumer price index. Make sure it doesn't increase by more than 2 percent a year". Ominously, the government didn't say keep asset prices under control and avoid speculative bubbles.

The BoE happily went along with this new target. Keeping inflation under control would be easy. Moreover, the Bank added an air of modesty to their objection about preventing speculation. It echoed the claim by Greenspan that it could not properly identify bubbles. Speculation was something that could only be ascertained once the crash had actually happened, and then it would be too late.

For about eight years, the BoE claimed that it had beaten inflation. It met the target and told the rest of us that everything was under control. House prices, it occasionally acknowledged, were increasing at double digit rates. So too was the money supply, but this didn't matter because the CPI was nailed down. Furthermore, the BoE managed to do this with historically low interest rates. In short, they implicitly told us "sit back, relax and if you feel like it, take out a loan."

However, the truth was that the CPI was declining because of the extraordinary increase in the world supply of cheap manufactured goods, mainly coming out of China and other emerging market economies.

During these years, the CPI should have been negative; a fact that the BoE were happy to ignore. Domestically determined prices were increasing sharply. (If you want proof, just take a look at the price of UK rail tickets or the council tax.) Putting a cap on this hidden inflation would have required higher interest rates, which would have put an end to the housing bubble.

The rest of the story we know. Throughout the decade, Banks were taking on too much risk, households were borrowing silly amounts of money and the housing market was out of control. This sorry mess hit the wall in August 2007. So far, the UK taxpayer has been forced to pump in 90 percent of GDP into the financial sector, just to prevent it from collapsing.

Have policy maker learnt anything from this dreadful experience? It seems not. Later this month, the Treasury will publish a White Paper on financial services. In principle, this offers an opportunity to extend the BoE's target to stabilising asset prices and preventing bubbles.

However, for the New Labour radicals that manage the Treasury, this idea is too extreme. They want to keep things pretty much as they are. The BoE will continue to target the CPI and asset prices can do what they want. In principle there is nothing to prevent a recurrence of the current crisis.

It is very much a case of "keep on doing what you are doing". So, is everyone ready? We have a one way ticket back to Bubbleville.

Tuesday, June 23, 2009

Mortgage approvals increase in May

Is the glass half empty or half full.

According to seasonally adjusted data from the British Bankers Association, mortgage approvals reached 31,000; 74 percent up from the November peak. However, approvals are down 50 percent from a typical pre-crash month.

For what it is worth, I think there is a recovery taking place. Moreover, I fear that it will gather pace on the coming months.

Friday, June 19, 2009

What? More bitterness?

My recent post on inflation upset a minority of readers. The criticisms took three forms:

Inflation – its not going to happen

Despite the huge increase in monetary growth, some are profoundly skeptical that inflation is going to pick out. Of course, no one can know what the future will bring. I could be wrong when I say that inflation will rise. Furthermore, I would be happy to be wrong. A 5 percent by the middle of next year inflation rate is the last thing I want to see.

In the short term, I expect inflation to keep on falling. By the late summer, it could be as low as 1.5 percent. The short period deflation last winter did knock the wind out of rising prices.

However, that stopped in February, and since then the monthly inflation rate has been painfully high. By next winter, I expect inflation to rise, and within two years, it could be a serious problem. By that, I mean a rate somewhere between 5-10 percent. If the MPC raise rates, then this prediction is nothing more than a gloomy alternative scenario that an appropriate policy tightening successfully avoided.

With each passing month, we will pick up more information about the likely path of inflation. The following simple rule will help enormously. If the monthly inflation rate is 0.15 or lower, then the Bank of England can rest easy. It will easily meet its inflation target. If the monthly inflation rate is about 0.3 percent, then it is in trouble. We can be fairly confident that inflation will hit 4 percent by December. Of course, if the monthly inflation rate is consistently negative, we have deflation.

How dare you suggest an interest rate rise!

Some people become extremely agitated by the idea that the price of money should increase. Some think that rates should remain low in order to help homeowners pay down their ridiculously large mortgages. This amounts to an argument that savers should subsidize borrowers. Personally, I don't see any compelling reasons why this should be so.

Others seemed to think that low interest rates will sustain the economy and keep unemployment at bay. I have a lot more sympathy for this argument. Recessions are nasty and miserable.

However, historical experience suggests that a surge in monetary growth can only have a temporary effect on output and employment. In the long run, more money means higher prices. I wish that wasn't so, but it is, and denial helps no one.

You are just a bitter renter

Well, I've never tried to hide that fact. It says it on my profile in proud letters. If you don't like the bitterness, then this isn't a blog for you. Move on, find your happiness six elsewhere, because I'm not going to provide it for you.

Besides, bitterness is something that the Brits do very well. Personally, I don't feel the least bit isolated. This is the country full of anger and despair, and this blog in part, reflects that fact.

So, returning to the inflation question, who knows? Maybe everything will be all right in the end, and people can read this blog and tell me that I was wrong. I'm ready for that.

Thursday, May 21, 2009

April is the cruellest month

This is the core of the problem; the government has lost control of the public purse.

This chart compares just one month's fiscal deficit - April - over the four previous years. During the good times, the government ran up a surplus in April. Revenues were always higher than expenditures.

Things began to go pear-shaped in 2008, but even then, the situation was under control. However, in April 2009, the government ran up a deficit of almost ₤7 billion. As the chart so amply illustrates, this monthly deficit is unprecedented.

Finally, the credit rating agencies have woken up to this unfolding disaster. At last, they have realised that the truck is rolling down the mountain track, and there is no one in the driving seat.

UK mortgage approvals down again

The entire UK real estate industry is waiting, desperately hoping for the first signs of a pick up in housing activity. Once the first positive number comes through, we will be smothered in an avalanche of hype.

"The crash is over", they will declare. The UK will be back to normal. Property, and how fast it is appreciating, will again become the main topic of conversation.

However, the mortgage approvals data isn't being terribly obliging. April data was rather disappointing. Maybe next month, we will see some improvement.

Wednesday, May 20, 2009

Paragon wants a piece of the action

Its been a while since we heard from Paragon, the BTL lending specialist. However, they cropped up today. The company wants the government to give specialist mortgage lenders, like itself, a chance to use all those generous credit guarantee schemes.

Why would the government even consider such a thing? Lenders, like Paragon have a standard, albeit self-serving answer. The economy needs credit markets to unfreeze, and allow lending to recover. Presumably, this will somehow lead to faster growth and rising living standards.

The reality, however, would be that Paragon would receive cheap financing, with all the credit risk being transferred to the public sector. It would be just another tired old game of "heads the private sector wins; tails, the taxpayer pays up".

Moreover, if Paragon did receive guarantees from the government to finance extra lending, this cash would go to BTL speculators. The price of housing would go up, and again, young workers would be robbed of their chance of financial and personal independence. What is more, they would end up paying for this scam as public sector debt increases, and which in turn, will push taxes up in the future.

It is a nice try, but there is no case for Paragon to receive public assistance to expand its balance sheet. If this company wants to lend more to BTL speculators, then it should go to the capital market, issue a bond or raise more equity. It should leave the poor beaten down taxpayer alone.

Sunday, May 17, 2009

No exaggeration, politicians really have ruined the country

It has long been a common exaggeration to blame politicians for ruining the country. With the expenses scandal raging; confidence in our political institutions at rock bottom; and the economy in freefall, the accusation is at last beginning to look convincing. What was the instrument that politicians used to bring the country to the edge of ruin? It was the housing bubble.

When house price inflation took off in the late 1990s, no one could have imagined the damage it would inflict. Nevertheless, the bubble began gently enough. The early victims were young workers, who were priced out of any realistic prospect of owning their own home. It also created a privileged class of middle-aged property owners, who were able to extract huge amounts of mortgage equity from their houses.

Unfortunately, their appetite for equity withdrawal became insatiable. With each passing year, house price inflation became a political imperative. In order to maintain the electoral support of the property owners, New Labour indirectly encouraged the growth of the financial sector, and weakened banking sector regulations. The banks reciprocated with a tsunami of cheap credit.

For a decade, this compromise worked; home owners were happy, they kept borrowing and spending, and the economy grew. However, the price was an explosion of household sector indebtedness, laying the foundation for the mother of all financial crises.

When Northern Rock collapsed in August 2007, the game was up. Within a year, the UK taxpayer was forced to provide a trillion pounds of support. Brown and Darling tried everything resurrect the magic formula; liquidity support, nationalization, recapitalization, and state guarantees. However, nothing could save the housing bubble. Within 18 months, prices were down 20 percent.

For its part, the Bank of England panicked, reducing interest rates to close to zero, and in the process utterly undermined any incentive for personal saving. The insanity wasn't confined to Threadneedle Street, the Treasury was also infected. Any pretence of fiscal restraint was abandoned, as the government generated the largest deficits in peacetime. The Chancellor irresponsibly undermined the tax base with a ridiculous VAT reduction. He followed up with the most extravagant budget in post-war history; which could see public expenditure hit almost 50 percent of GDP within two years.

This colossal government intervention failed to prevent the economy from sliding into recession. By the second half of 2008, the economy was contracting, industrial production had collapsed, and unemployment was rising. Public debt levels exploded, pushing the UK to the brink of a credit downgrade. Added to this, sterling had lost roughly 30 percent of its value against most major currencies, while inflation proved to be stubbornly resistant to the collapse in economic activity.

In summary, it is hard to exaggerate the magnitude of the economic mayhem. The country needs political leadership to confront this crisis. It needs a government willing to make some difficult choices. It needs a government willing to stabilize the economy, demand responsible monetary policy from the Bank of England, drastically cut public expenditure and raise taxes.

Instead of providing leadership, UK political system is in meltdown. The reason is the housing bubble. Members of all political parties were caught speculating on property, the very cause of our economic difficulties.

Ordinary voters are horrified by the realization that the allowance system was distorted into the perfect financing mechanism for property speculation. The allowance was all too often used to upgrade houses at the public’s expense and then flipped for a profit. The constant switching of addresses was used as a cover for extravagant purchases of furniture and home entertainment systems.

Moreover, members of parliament ensured that the system lacked effective oversight. They bullied the fees office, demanding approval of the most outrageous expense claims imaginable. What is extraordinary, however, is that these so-called representatives could not understand and foresee the outrage that this methodical exploitation of the taxpayer would provoke.

The implications of the expenses scandal are far-reaching. The Labour Party is unlikely to survive. The voters will not forgive the unfathomable depths of hypocrisy practiced by Labour MPs. The deserved destruction of Labour has far-reaching consequences for the unity of the country. In Scotland, the Labour Party was an imperfect bulwark against Scottish nationalism. With Labour about to disappear from the political landscape, the dissolution of the Union is a real prospect.

The two other main parties are also in poor shape. Both parties are also mired in expenses corruption. While the electorate is likely to be more forgiving, neither party inspire confidence. Smaller parties are likely to benefit, and we could be on the verge of a new epoch of highly fractured and unstable parliaments, with all parties held in profound contempt by the electorate. To say the least, this is a deeply unattractive vista.

While the political crisis rages, the country descends deeper into an economic morass. It's a horrible mix, economic collapse coupled with political disintegration. When we finally dig ourselves out of this chaos, we should remember the medium of our misfortune - the housing bubble. It laid the basis of our economic ruin, it destroyed our financial system, and it created a damaging recession. It also corrupted our politicians, and undermined our once great democratic institution - parliament.

Ten years ago, the idea of rapidly appreciating property prices seemed like a benign and largely beneficial scam. However, looking at the experience of the last 18 months, this bubble could be the end of the United Kingdom as we knew and loved it.

Friday, May 15, 2009

UK investment crashes

In any recession, investment is one of the first casualties. When economic prospects darken firms cut back on their expansion projects and reduce expenditures on capital equipment.

During the last two quarters of 2008, UK investment levels nosedived. The chart above illustrates this collapse by breaking down UK investment numbers into its three main compoments; government; housing and business.

Before the credit crunch, it was the business sector leading the way. In the chart, business investment is denoted by those beautiful yellow bars that sit above the zero axis. By the beginning half of 2008, business investment had stalled, and by the end of the year, investment expenditure was falling.

The decline in housing investment happened earlier. It had effectively stalled as soon as the credit cruch hit in the third quarter of 2007. However, even before NRK failed, investment levels were falling; further proof that the housing market was in trouble long before the current financial crisis began,

Currently, only the public sector is increasing investment expenditure. However, the amounts concerned are comparatively small. This raises an interesting observation about those huge fiscal deficits. The increase in government expenditure is not focused upon building up the UK pubic sector capital stock. The deficit is being driven by expenditure on new hospitals and road. Rather it is on current expenditure; wages, state benefits and MPs housing allowances.

As the investment data so cruelly points out, all those New Labour financial sector bailouts and guarantees have failed miserably. Investment has crashed, particularly in the private sector. It hasn't even helped that sector most beloved of goverment ministers and MPs - housing.

Tuesday, April 28, 2009

Monday, April 27, 2009

Housing market recovery on hold....

...at least for another month. According to the British Bankers Association, loan approvals for house purchases fell in March. Never mind, there is always next's months number. Perhaps, the April figure will show a modest recovery, and which can be used to declare the housing crash over.

Sunday, April 26, 2009

UK mortgage market improves slightly

Here is some tentative evidence that mortgage lending conditins might be improving slightly. The number of mortgage applications increased sharply in March, while the mortgage acceptance rate increased marginally (from 73.1 percent to 74.2 percent).

Nevertheless, there are no signs of an early return to 100 percent mortgages with income ratios of 5 or more. I am not sure that the improving lending conditions signal a return to the crazy days of 2006.

Monday, April 20, 2009

A UK growth industry

Personal bankruptcy - it is the new frontier. Over the last decade, court mandated bankruptcies and IVAs (individual voluntary arrangements) have enjoyed a five fold increase. All the paraphernalia of financial failure has thrived; debt collection agencies, loan sharking, and debt advisory services.

It is, of course, the dark side of our debt fueled economic boom and bust.