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First-time buyers offer market a 'glimmer of hope'

Sunday, December 21, 2008

The proportion of first-time buyers entering the housing market increased for the third month in a row in November, figures showed today.

The National Association of Estate Agents (NAEA) said 10.4% of all properties sold during the month were bought by first-time buyers, up from just 8.3% in August.

It said the improvement offered a "glimmer of hope" among otherwise gloomy statistics as the property market suffered from its traditional seasonal downturn.

House prices continued to fall during November, while there was also a dip in the number of sales agreed and the number of house hunters in the market.

The NAEA said the Christmas slowdown meant the full impact of recent interest rate cuts and government announcements to help the housing market would not be felt until the new year.

Read more at Guardian online

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Taylor Wimpey wins reprieve from lenders

BRITAIN’s biggest housebuilder will strike a compromise deal with banks this week to buy it breathing space to renegotiate its £1.9 billion debt mountain.

Bankers for Taylor Wimpey are expected to postpone a crucial covenant test on its loans to give the builder more time to restructure its finances.

The embattled company was due to breach an end-of-year covenant test on its loans following a savage downturn in the housing market.

It is expected that Taylor Wimpey will be forced to update the London Stock Exchange this week on the progress of the negotiations.

Article continues at Times online

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Banks see rise in voluntary repossessions

Saturday, November 15, 2008

Banks are seeing an increase in the numbers of homeowners deciding voluntarily to hand back their properties because they cannot afford to keep up mortgage payments.

Voluntary repossessions involve the bank selling the property at auction but this will not show up in official figures as a repossession because there has been no court order.

The phenomenon is widespread in the US, where it has been nicknamed jingle mail because homeowners often post their keys to lenders if they cannot make the payments and no longer have any equity in their homes. It was also common in the UK recession of the early 1990s when homeowners were in negative equity.

Article continues at Financial Times Online

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Nationwide predicts house price falls into 2010

Monday, November 10, 2008

The UK's largest building society today said it expected house prices to continue to fall next year as it announced it had cut lending by more than two-thirds.

Nationwide Building Society's chief executive Graham Beale said house prices would continue to fall by 1% to 1.5% a month for the rest of the year and there would be further price drops in 2009-10.

Last month, the society said prices were down 14.6% year on year, with the average price of a home now almost £30,000 less than a year ago.

Beale said interest rate cuts, which Nationwide has so far passed on to customers in full, would help the market.

"Rate cuts will help to minimise payment difficulties and alleviate payment shock as borrowers reach the end of their existing deals.

"Reducing prices will improve affordability, which should bring about a recovery in the first-time buyers' market."

Releasing its interim results for the six months to September 30, Nationwide said it had advanced £1bn worth of mortgages, when repayments and redemptions were taken into account.

Read the full article at Guardian online

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Interest rate cut: Heroes and Villains

Which banks have passed on the base rate cut and which haven't?

Heroes

HBOS, owner of Halifax, the UK's biggest lender

Market share: 20.1%; Gross mortgage lending in 2007: £73.1bn

HBOS bowed to immense pressure and passed on Thursday's 1.5 per cent cut to its SVR across all four of its mortgage brands — Halifax, Bank of Scotland, Birmingham Midshires and Intelligent Finance. It was also one of the first to pass on last month's half-point cut in full to borrowers on a variable rate. HBOS is one of the three banks accepting taxpayers cash as part of the Government's £37 billion bail-out of the banking industry.

Lloyds TSB, owner of Chelthenham & Gloucester and Scottish Widows

Market share: 8.1%; Gross mortgage lending in 2007: £29.5bn

The first to pass on Thursday's 1.5 per cent, Lloyds TSB is reducing its standard variable rate (SVR) by the full amount to 5 per cent from December 1. The move will reduce monthly repayments by £187 on a £150,000 interest-only mortgage. Scottish Widows, the mortgage lender which is part of the Lloyds TSB group, also said it was reducing its SVR today by 1.5 percentage points to 4.99 per cent.

Abbey

Market share: 9.8%; Gross mortgage lending in 2007: £35.6bn

The bank, which is owned by Spain's Santander and is the UK's second biggest lender, was the second to cut its SVR on Thursday by the full 1.5 per cent, reducing it from 6.94 per cent to 5.44 per cent from December 1.

Bradford & Bingley

Market share: 3.9%; Gross mortgage lending in 2007: £14bn

The nationalised lender cut its product variable rate (PVR) by 1.5 per cent on Friday morning. However, as its PVR is pegged to the base rate, Bradford & Bingley had no choice but to pass it on to borrowers. Around 15 per cent of Bradford & Bingley's mortgages are on the PVR. The lender also passed the full 1.5 per cent cut to a small number of borrowers on its standard variable rate .

Nationwide

Market share: 9.3%; Gross mortgage lending in 2007: £33.9bn

Britain's biggest building society and third biggest lender was the first to cut its base rate by the full amount following a meeting with the Chancellor attended by Nationwide and the major high street banks on Friday morning. Its SVR will fall from from 6.19% to 4.69% to December 1.

Royal Bank of Scotland (RBS) and its sister NatWest

Market share: 6.2%; Gross mortgage lending in 2007: £22.6bn

RBS announced it was cutting the SVR by the full 1.5 percentage points from December 1. RBS was under particular pressure to cut its rates as it is set to take the biggest share of taxpayers cash in the Government's £37 billion bail out of the UK's banking industry. It's SVR has fallen from 6.69 per cent to 5.19 per cent.

Read the full article at Times online

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Impending recession further dampens commercial property

The balance of surveyors reporting demand for commercial property in Q3 has fallen at the fastest pace in a decade, says RICS’ Commercial Property Survey published today (3 November 2008).

52% more Chartered Surveyors reported a fall than a rise in demand compared to 50% in Q2 2008.

All sectors remain firmly in negative territory for the fourth consecutive quarter with the industrial and office sectors dropping to the lowest balance in the survey’s history.

The worst hit area continues to be the retail sector with 59% more Chartered Surveyors reporting a fall than a rise in retail demand, a slight improvement from 63% in Q1.

The continuing financial turmoil and a slowing housing market is clearly weighing upon both retailer and consumer confidence.

The net balance of surveyors reporting new occupier enquiries in Q3 declined at the fastest pace in the survey’s history.

Read more at the RICS newsroom

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Gloom piles up for Taylor Wimpey

Taylor Wimpey, the crisis-hit housebuilder, will issue a grim trading statement this week, revealing an alarming drop in sales at a time when it needs all the cash it can muster to survive.

The firm, struggling under the weight of a £2bn debt mountain, will say that increased incentives to persuade buyers to commit to one of its homes have significantly reduced margins at a time when sale volumes have plunged.

Sales and house prices have weakened further since the company, led by chief executive Peter Redfearn, last gave the City an update in August.

Taylor Wimpey was worth £4.3bn midway through last year but it is now valued at just £142m. The firm is willing to sell off large chunks of its land bank as it struggles to meet its onerous bank obligations.

Taylor Wimpey's statement comes as analysts at Panmure Gordon expect write-downs at the firm to total £1.2bn, with £690m already accounted for. The company is expected to say that it has failed to reach agreement on a refinancing with banks and bondholders, which are now involved in talks to ensure the firm keeps on trading. Lenders are considering basic terms for restructuring the company's finances that would give it breathing space to trade through the crisis until 2012.

Article continues at Guardian online

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OFT demands controls on sale-and-rent-back

Sunday, October 19, 2008

The Office of Fair Trading (OFT) is to demand a crackdown on sale-and-rent-back deals in which hard-up home owners sell their property to specialist firms at a discount in return for tenancy rights. It wants the Financial Services Authority to regulate the fast-growing practice.

There are estimated to be more than 1,000 sale-and-rent-back firms, ranging from national organisations to one-person outfits, which advertise their services to homebuyers in financial problems through a mix of local newspaper adverts, flyers and door-to-door canvassing. They typically offer 20% to 30% less than the market price, promising to turn buyers or owners who have debts or other problems into tenants.

About 50,000 properties have been sold, but demand is expected to increase as the credit crisis and rising joblessness combine to put pressure on homebuyers. Buy-to-let investors often move into sale-and-rent-back as an investment in an unregulated source of property at below market value.

Read the full report at Guardian Property

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Still confused by the credit crisis? Then, read on ...

Bemused by the banking crisis and the stock market madness of recent weeks? The Independent's Business Editor Margareta Pagano answers the key questions

Is the worst of the worldwide crisis in banking now over?

Governments have committed a total of $2 trillion to be injected into the banking system. Here in the UK, for example, the Government is pumping £39bn into three of the our biggest banks – Royal Bank of Scotland, Lloyds TSB and HBOS – by buying shares in them to provide new capital.

The aim is to strengthen the banks' balance sheets so that they can start lending to each other again, and to their customers. But the most important objective is restoring confidence in the financial markets. It's too early to tell whether this has been achieved. But the way the world's leaders took such committed action last weekend to put together this co-ordinated action appears to have gone far to prevent a systemic collapse. Don't take too much notice of the volatile reaction of the stock markets last week after the news was announced. The markets are now looking forward to the next crises – the unwinding of the derivatives market and recession.

Who is to blame?

We all are, to some extent. Over the past decade the US and UK governments allowed people and companies to borrow too much and too cheaply. In the US, mortgage companies were offering "teaser" mortgages at only 1 per cent, so when interest rates were raised, many could not afford to meet the new mortgage payments – leading to the so-called sub-prime market. In the UK, banks were lending money to people to buy mortgages at 100 per cent. They were also encouraged to take on more credit. With house prices rising, everyone felt wealthy and so they replaced equity in their house for debt to fund the next holiday. Savings ratios crashed. But then last year Northern Rock collapsed, sending shivers through the financial system because it could not raise enough money to meet the demands of its depositors. So you could say governments were to blame for allowing the debt mountain to grow, the financial regulators for not keeping a tighter control over the banks who lent beyond their means too, and the public for indulging in their debt addiction.

Article continues at the Independent online

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Mortgage rates fall back to where they were before credit crunch

Saturday, September 06, 2008

Mortgage rates have fallen back to the level they were before the credit crisis sent the price of home loans soaring last year.

The average interest rate on a two-year fixed-rate mortgage - the most popular deal taken out by home owners - has dropped from a peak of 7.08 per cent at the beginning of July to 6.39 per cent, according to Moneyfacts.co.uk, the financial website.

Two-year rates have not been this low since July 2007, before Northern Rock was forced to borrow £26 billion from the Bank of England and the phrase "credit crunch" entered everyday use.

The figures confirm that while the economy and the housing market continue to slide downwards, the worst seems to be over in the mortgage market.

It follows two months of steady rate-cutting from the UK's leading banks.

Read more at Telegraph Online

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House tax holiday: would it work - and can the government afford it?

Monday, August 18, 2008

In the past decade, home buyers have paid the government £32bn in stamp duty, with the annual amount rising dramatically as the housing market soared and increasing numbers of properties were caught by the tax.

According to the Halifax, just over a quarter of the privately-owned homes in the UK, more than 5.5m, were valued above £250,000 at the end of last year, the threshold at which stamp duty is levied at 3% of the property's value. In 2002, there were just 1.8m properties valued above £250,000.

A family buying the average-priced home in Greater London, currently £291,500, would pay the Treasury £8,745 in tax.

The government has enjoyed a large increase in revenue from stamp duty since Labour came to power in 1997. That year, the yield from residential properties was just £675m. Increases in the rate of tax combined with the impact of rising house prices meant the Treasury collected £6.4bn from stamp duty on homes last year. However, that figure will fall dramatically this year as the housing market has hit a wall and the number of transactions has plummeted to record lows.

Under the current regime, there are four stamp duty bands. Buyers of homes worth less than £125,000 pay nothing. Between £125,000 and £250,000, buyers pay 1% on the price of the home; between £250,000 and £500,000, buyers pay 3% of the price; and above £500,000, they pay 4%. There were 1m properties in the UK valued at more than £500,000 at the end of last year, a threefold increase in the past five years, according to the Halifax.

Consumer groups, mortgage lenders and house builders have lobbied for the lifting of the current thresholds to keep them in line with rising house prices, and those calls have become louder as the housing market has been paralysed by the credit crunch. First-time buyers are under particular pressure as the banks' lending criteria have become tougher and they are being forced to find much larger deposits.

If the higher stamp duty thresholds of £250,000 and £500,000 had increased in line with house price inflation since July 1997 when they were introduced, they would now stand at £720,000 and £1.44m, the Halifax said.

Read more at Guardian Economics

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City Slickers running scared but arable land prices reach record high

Wednesday, July 30, 2008

UK farmland prices surged at the fastest pace in the RICS’ rural market survey’s history during the first half of 2008 but lifestyle buyers retreated as the credit crunch deepened.

The farmland market jumped forward, with the average price rising by 24 percent (the fastest pace in the survey’s history) from £10,439 to £12,965 in the first half of 2008 and by 47 percent year on year. Arable land rose by 32 percent to £14,453 from £10,439 and pasture land rose by 16 percent to £11477 from £9929. Sharp increases in commodity prices continue to encourage farm investors to expand production or enter the market as purchasers.

The net balance of Chartered Surveyors reporting an increase in demand for residential farmland fell for the first time since 2005 from 50 percent to -3 percent while demand for non-residential farmland remained buoyant at 65 percent. The net balance of surveyors expecting price rises in residential farmland fell from 30 percent to -25 percent. There is an expectation that lifestyle buyers will continue to retreat while the challenging financial climate persists.

Read more at the RCIS newsroom

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Credit crunch fails to produce the feared economic catastrophe

Sunday, May 11, 2008

So the sky did not fall in. While the Chicken Littles of the world economy, led by Gordon Brown, George Soros and Warren Buffett, may still repeat mechanically the IMF’s surprising judgment that the world - especially America - faces its worst financial crisis since the 1930s, their hearts are no longer in it. Mr Brown, after last week’s election woe, can no longer blame the world economy for his political failure. Mr Buffett, having speculated against the dollar for years and declared that credit derivatives are financial weapons of mass destruction, has finally begun to find attractive opportunities to invest his money and told his shareholders last week that the worst of the credit crisis was probably over. Mr Soros, in his forthcoming book, The New Paradigm for Financial Markets, states unequivocally: “We are in the midst of a financial crisis the likes of which has not been seen since the Great Depression.” But after making $3 billion for Quantum Endowment Fund by anticipating last year’s bear markets, he is now hedging his bets, as is only to be expected from the world’s most successful hedge fund manager. “I may well be proven wrong,” he told The New York Times last week, adding that he might yet again turn out to be “the boy who cried wolf”.

The main explanation for all this revisionism is simply the change in facts. The near-unanimity of a few weeks ago that the US was sinking into a deep, prolonged recession has been dispelled by recent data on jobs, GDP, business confidence, industrial orders and consumer spending – all telling a consistent story that although the US economy weakened abruptly last autumn, it is not nearly as weak as at the start of previous recessions, and that there have been no signs of further deterioration since February in the key economic variables apart from house prices.

Moreover, the time of greatest risk of a US recession is almost past, since tax rebates worth more than 1 per cent of disposable income will start landing in US taxpayers’ bank accounts from this week, almost guaranteeing that consumer spending will pick up, at least temporarily, in the year’s second half. And just as the stimulus to consumption from tax cuts runs out, benefits of the Fed’s big cuts in interest rates should start to be felt fully in the first few months of 2009. So, it is increasingly likely that the US economy will not experience even a minor recession, at least as defined in the official statistics, as a result of the credit crunch last year.

Even more important than the relatively benign statistics is the news from the financial markets. Signs that the worst of the banking crisis may be over appeared to be confirmed by rallies in financial markets worldwide last week. Financial markets’ better mood is partly related to stabilisation in US economic statistics. But mainly it is a consequence of radical steps by governments and central banks all over the world since it became clear that private financial markets would not resolve the credit crunch.

As a result of these government interventions, culminating in the Bear Stearns rescue and nationalisation of Northern Rock, one financial market after another has started to return to something nearing normality. Straight after the Bear rescue, there was a narrowing of credit spreads on top-quality securities such as government-backed mortgages in the US. Next, two weeks after liquidity returned to credit markets following the Bear rescue, the yield on US Treasury bonds stopped collapsing and reversed, implying that markets no longer saw need for panic cuts in US interest. In turn, the steepening of the US yield curve that followed the return of more normal conditions to the bond market helped to put a floor under the dollar two weeks ago. Finally – though this is still a more tentative conclusion - dwindling fears of a freefall in the dollar seemed to take some of the wind out of speculation in commodities and oil.

Of course, it is impossible to be sure of the sustainability of improvement in the four markets that have been causing all the trouble - credit, bonds, currencies and commodities. But what seems fairly clear is that the real economy of jobs, profits, investment and consumer spending in America has so far suffered almost entirely as a direct result of weaker housebuilding and construction employment – and not in response to the negative wealth effects and bank-credit contractions in the nightmare scenarios of Wall Street analysts.

To pessimists, this means that the worst is still to come, since the real consumer reaction to falling housing wealth and bank deleveraging has not even started. An alternative view more consistent with economic theory and historic experience was suggested by the Bank of England’s Stability Report last week: “Credit markets are likely to overstate significantly the losses that will ultimately be felt by the financial system and the economy as a whole . . . They will exaggerate to an even greater extent the potential damage to the real economy.”

As noted in that report, the pricing of many bonds and credit derivatives in financial markets already assumes bigger losses from US sub-prime mortgages and other dubious assets than anything implied by plausible worst-case scenarios. This is true of highest-quality credits, with AAA and AA ratings, whose unexpected collapse has done the greatest damage to bank balance sheets. The Bank’s sums suggest that the highest-quality mortgage-backed bonds are now undervalued by 25 per cent (see chart). It now seems that, contrary to the Chicken Little rantings of many analysts in the City and Wall Street, these bonds face almost no risk of serious defaults even in the event of far bigger falls in US housing prices than any that have happened so far.

Indeed, the Bank’s calculations suggest that present pricing of mortgage-related bonds in financial markets has probably overstated the future losses on US sub-prime lending by about double.

None of this means that the credit crunch has been a storm in a teacup, as I originally thought. Changing attitudes to borrowing and lending will have a dramatic impact on the world economy, reducing long-term growth in consumption in economies that have been driven by powerful housing and mortgage cycles, including Britain, Spain and France. As Mr Soros says in his book, global growth can no longer rely on these economies and must depend on consumption and infrastructure investment in China, India and other emerging markets. These are momentous changes, and while they are quite far advanced in America, they have hardly started in Britain and Europe. But if economic news continues to deteriorate for a while - as it almost certainly will in the UK – investors and business should realise that the really important story in the world economy today is not the threat of a sudden collapse in the financial system, but a gradual long-term adjustment in the world economy in favour of emerging markets. This may at times be an uncomfortable process – but the sky will not fall in.

This is Anatole Kaletsky's Times Column for this week.

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UK interest rates unchanged at 5%

UK interest rates have been held at 5% as the Bank of England decided to focus on inflation risks, despite signs that the economy is slowing.

The rate freeze had been expected, although many analysts now predict that rates will be cut to 4.75% in June.

The decision came despite a flurry of downbeat data which added to worries about the state of the UK economy.

However, rising fuel and food prices means that inflation is ahead of the government's target.

'Recession risk'

"The latest data shows the economy is slowing, albeit only gradually, and at the same time inflationary pressures continue to mount," said Ian McCafferty, chief economic adviser to the CBI business group.

"The Bank faced a difficult decision, but it is no surprise that rates were kept on hold this month."

Meanwhile the body representing Britain's manufacturers, the EEF, said that the decision to hold rates was only delaying the inevitable cuts.

"The economy has been through a series of shocks since the credit crisis hit last summer and the Bank has been right so far in responding with a measured approach on rates," said the EEF's chief economist, Steve Radley.

The moment the rates decision was announced

"However, despite concerns on inflation, further cuts to interest rates are needed to prevent the economy from drifting towards recession."

The British Chambers of Commerce (BCC) argued that a rate cut would have underpinned business and consumer confidence and helped limit the potential damage to the economy.

"This decision was a mistake given the serious threats to economic growth," said BCC adviser David Kern.

Roger Bootle, economic adviser to Deloitte, said that by leaving the rate on hold, the Bank's Monetary Policy Committee (MPC) risked "presiding over the deepest and longest economic downturn since the recession of the early 1990s".

Mr Bootle predicted that rates would fall to 3.5%, or possibly lower, but that the moves would be "too late to prevent the economy from flirting with recession".

Speculation

Homeowners had been hoping for rate cut which - if it had been passed on by lenders - might have seen some people's mortgage payments reduced.

However, the credit crisis has made funding mortgages trickier for banks, and when interest rates were cut to 5% from 5.25% last month, not all lenders passed on the full reduction to borrowers, despite government pleas.

Negative manufacturing and service sector data released this week had led some to speculate that the Bank might decide to cut rates this month.

Office for National Statistics data showed that manufacturing output fell by 0.5% in March, the sharpest rate of decline in six months.

The figures followed data released earlier this week by the Chartered Institute for Purchasing and Supply which suggested that the UK services sector grew at its slowest rate in nearly five years in April.

The most recent available data showed that Consumer Prices Index inflation was 2.5% in March, holding steady from February, but well ahead of the government's 2% target.

On Wednesday, the British Retail Consortium said food prices in April were up 4.7% compared with a year ago, although falling prices of non-food items meant that shop prices overall were up by 1.2%.


Original article at BBC Business news.

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BBC Report: Buffett sees credit crisis easing

Sunday, May 04, 2008

Investment guru Warren Buffett says the worst of the global credit crunch is over for Wall Street, but not for the man or woman on the street.

The chief executive of Berkshire Hathaway said there would be "a lot of pain to come" for mortgage holders.

He made the comments as Berkshire Hathaway's annual meeting got under way in Omaha, Nebraska, attended by a record 31,000 people.

The meeting has become known as "Woodstock for Capitalists".

Mr Buffet's investment decisions often go against the market and are followed religiously by many.

However, Berkshire Hathaway, the company Mr Buffet took over in 1965, has not escaped the credit crisis.

It saw its first quarter profit tumble 64%, hurt by losses tied to derivatives contracts and a steep slide in insurance premiums.

"The worst of the crisis in Wall Street is over," Mr Buffett told Bloomberg Television shortly before the weekend meeting began.

"In terms of people with individual mortgages, there's still a lot of pain left to come," he added.

Succession fears:

Mr Buffett, ranked the world's richest man by Forbes magazine, praised the Federal Reserve's rescue of Bear Stearns.

He said the move avoided financial market chaos.

"I think the Fed did the right thing in stepping in on Bear Stearns," Mr Buffett said.

"Just imagine the thousands of counterparties around the world having to undo contracts."

The central bank helped broker the buyout by JP Morgan, after financial institutions became reluctant to lend to Wall Street's fifth-largest investment bank.

At the meeting, Mr Buffett also tried to reassure shareholders that Berkshire Hathaway would be fine once he had gone, but the 77-year-old billionaire offered few new details of the company's succession plan.

Berkshire Hathaway has stakes in American Express, Coca-Cola, Wal-Mart Stores and Tesco.

Original article here.

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