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Do you expect the home buyer tax credit extension to contribute to a noticeable pick up in loan production?

Created By: Adam Quinones
  • Yes, I anticipate an increase in activity (25.9%)
  • Only a modest upturn in production (45.2%)
  • Nope. 2009 demand stole from 2010 demand (28.9%)

Federal Reserve MBS Purchase Program

MBS LUNCH: Encountering All Manner Of Resistance

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Resistance abounds....

  • Yesterday and today, the 5.0 encountered a floor around 101-17 to 101-18
  • Thus far, 5.0's unable to crack a ceiling at 101-24 (1 tick up on the day at least!)
  • 10UST wasn't willing to crack 3.6, despite numerous tries, but now appears to be facing resistance on the downside between 3.54 and 3.55
  • The S&P (we're making a change on our default charts for reasons we may or may not discuss later), hasn't wanted to close above 928 and is currently trading RIGHT THERE.

Why all the "range" recently...?  Why all the technical patterns?

AQ alluded to it this AM with the notion of "seeking guidance."  That's it folks!  We have a little bit of an anti-climactic, post-traumatic stress identity crisis.  With the FOMC announcement and the epic battle for a 3% handle on the 10yr tsy behind us, everyone is asking: "what now?"  Indeed...

As we've said, data plays an ever more important role in such an environment.  This can be readily witnessed in the much-more-rapid-than-normal responses of MBS and Tsy prices to the AM economic reports.  But so far, there hasn't been an earth shattering revelation about the most important bond market considerations: extension risk and an economic recovery.  The two go hand in hand really as the increasing prospects for recovery also increase the fear of duration (extension risk).  Remember that when we're scared of holding duration, we dump the low coupon MBS and the long term tsy's.  Bad for rates... 

For once, it's really as simple as that...  There are the same old knives in the air...  How soon will the economy turn?  How rapid will the recovery be?  Have we overspent in terms of quantitative easing?  Will there be enough demand for all this tsy supply?  Will the government be able to stop pushing the bike and let 'ol Junior ride down the street on his own?  Yada yada yada...  And for those that might argue that I shouldn't just "yada yada" the future market moving uncertainties...  I just did.

It's time to hurry up and wait.  What does it mean for your pipeline and the lock/float outlook?  "Defensive" was a good word from AQ's morning post.  But 'defensive' doesn't necessarily mean pessimistic, simply "utter preparedness and understanding that prices could move down very quickly."  As mentioned by AQ, there's probably more immediate downside than upside if such a violent change were to occur--at least until we've had some time to consolidate our recent gains and let our team of economic bears go to town on the bulls.  I just hope our bears are up to the task.

 

Data provided by Thomson Reuters
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Comments

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on
Matt, since we are looking for guidance I would like to know your thoughts on tomorrow's payroll, unemployment and jobless claims numbers. I am concerned that whatever the numbers end up being, they will not benefit a MBS rally. If unemployment numbers are bad, i.e., more unemployment then there will be a concern of a loss of tax revenue and hence maybe more TSY issuance. If unemployment numbers are not so bad, i.e., fewer claims, strength in the labor market, then fixed income will suffer. What are your thoughts?
on
I cant believe you would "yada yada" instead of elaborating in some wild, novelistic manner about the future of our economy. I was really looking forward to the story. Anti climatic to say the least.
on
Barring some drastic, unexpected rise in unemployment, there will not be any benefit to MBS tomorrow. The street will try to continue it's run through tomorrow.
on
So, to anyone willing to provide some input it would be greatly appreciated. I have just received a ratified contract on a HUD property in the Denver area. I have been quoted 5.50 with 1.656 points and around 4600 in total closing costs. This is for a total loan amount of 109,600 and a LTV of around 80%. Being a HUD home the FHA appraisal is grossly underpriced and may be able to re-appraise for a better LTV ratio. I have a middle credit score just below the magical 740 at 736. Now, finally for the question. I am not going to close for close to 45 days and with all of the looming data I am unsure whether to do a long 45 day lock at the rate provided or float for a while. Any suggestions? Many Many Thanks :)
on
Suggestion - bet it all on black. Float baby, float.
on
Everett, if you are putting 20% down, your credit score should not have any negative effect on your interest rate. 5.5% seems a little high w/ those fees, even on a loan amount of $109K. 1.656% is a strange # by the way. How did the LO break it down. Origination/Buydown?
on
Thanks for the input. Now Hammer, the only question is what are to odds on black? I am going to be putting 20% down. However it is somewhat an odd situation, the ask price was $125K and I offered $137K so I don't know how this effects things. Also, the $125K price is also the FHA appraisal price, but in looking at the recent sales data I can't immagine this house would not appraise for at least $137K (It sold 3 years ago for 209K) I have up to $37K for down payment including points and CC. The 1.656% is not broken down other than to say origination+buydown. I must also say there is about $1600 worth of misc fees (broker fees, underwriting fees, ...) I have spoken to a couple of other brokers but in an incredibly unusual situation I am presenting I'm concerned about the financing of this property. If anyone has any additional info or suggestions they would be greatly appreciated. ALso, if anyone would like more info about my unusual situations inorder to provide assistance I would love to speak with you. Again, many thanks.
on
Everette I agree with Cromwell. Also when you talk about reappraising the house for a better LTV ratio, why not adjust the sales price down to the appraised value? If you were putting 20% down at the higher value, then either you can put less down and still be at 80% LTV or you can put the same dollar amount down and have a lower LTV.
on
Some jobs data coming tomorrow? Hadn't heard...
on
Everette were you involved in a bidding war over this property? I am confused as to why you offered more than what the asking price and appraised value is. You cannot go off what that house sold for in the past...it matters what it is worth today. You have to make sure your comparing like for like in looking at other sales data.
on
Everett i have to agree with a couple of the others. Why are you paying 137k if the appraised value and the asking price is 125k? If there is a bidding war then this could make sense. As for the rate and fees that truly sounds high. At that purchase price today we are at 5.5% with no points but that is for Illinois. As for the closing costs i am not sure what state you are in in order to figure how much of that is title charges but the costs sound a little high as well.
on
I just saw price improvements from two different lenders. Anyone else getting improvements?
on
EA-It doesn't sound like anything incredibly unusual to me. The FHA appraisal done was probably right on the $$, and if anything the value has deteriorated since. Your lender will only loan on the contract price or appraised value, whichever is less. You'll have to cover the difference and still fit w/in the lender's guidelines for the loan in order to complete the purchase.
on
just got 1 improvement thus far, but from worst price lender
on
Wow, I'm ashamed at some of you. Do you work for free? It's a $109k loan. You'd do that for about a pt in YSP?!! I wouldn't waste the ink in the pen for $1k gross on a loan...............Roy, what are they eating at your house, beans and cabbage? The rate and fees sound fine in my book.
on
Matt-I think there's a very small chance that we're going to get a big surprise tomorrow. The ADP #'s earlier gave me a little hope. They came in quite a bit higher than expectations and productivity was not too hot. I'm not holding my breath. It would have to be epic to deter the party mentality of the coming weekend. Anything remotely close to expectations and the markets will continue upward. Hopefully, TSY & MBS won't follow. Maybe Bill Gross added a little rubber to that 3.6 ceiling:)
on
Getting some solid improvements close to a .25% from some price leaders. Sierra Pacific for example...
on
Wow, Thanks all. I was in a bidding war on the property. HUD homes are placed under a silent bid process and I based my bid off of recent sales information in the area. When I began this process I too was confused about why someone would bid at a higher price than asking, but as it turns out these properties very often go for several thousand over the asking price (30-40K in many instances) It is a sealed bid and only after the owner occupancy period you are able to see the bid results that show all bids. My bid was approx 8K under the comperable sales for the area over the past 60 days. If I go with the ask price of 125K my LTV ratio would be increased with a loan amount of 109K and a value amount of 125K or approx 87%. If I re-appraise and the new appraisal comes in at 150K this moves my LTV to 73%. I am told that a LTV ratio of 75% or better would get me a better rate, any truth? Also, I am in sense doing this as a second home purchase. My story is that I am going to attend medical school in Denver which is 265 miles away from my home town. I currently own a home here and will be keeping this property as a rental with the rental income more than offsetting the mortgage payment. Also, I will be working here and doing the 265 mile commute to work 12 hour shifts on the weekends so I am told that with the distance between my purchase property and my source of income I will have to show a primary residence here, again any truth? Sorry I know this is very conveluted, but I guess that's how I role. Thanks for all the insight.
on
FNM 5.0 at 101.28 up 5 ticks, yet 10yr still up 3 on the day? What gives?
on
Hammer that small loan amount to you is a big loan amount to the person buying the house. why wouldnt you give them a well priced loan? Referrals, referrals, referrals.
on
Everette your 100% LTV mark is based on whatever is lower...the sales price or the appraised value. Getting it reappraised at a higher value will not help you. In your case the 100% LTV mark is the 125k. That means you have to come to the table with difference.
on
Ya Hammer, why you got to pick on the little guy, JK. I truly appreciate your truthfulness and insight. As a full-time student I'm not able to get much of a home, but in my book any home is better than renting. I just need to get a decent rate and close this dog. Thanks
on
Jason- w/ the LTV and credit score given @ 5.5% YSP would be right at 2 if that deal was here. I'll take that all day long. Just read EA's last post while typing this. That really changes things. You need a good broker. Maybe Victor or one of the others on here can put you in touch with someone in your area. Whomever handles this for you is going to earn their money.
on
EA-in other words be wary of the junior LO at your local BoA and don't call DiTech.
on
What are people being getting for a rate on a FHA 30 year loan?... Anyone have an update?
on
The Tonner was just quoted 5.75 from his mortgage guy.
on
Everett did you consult a loan officer before making your offer? You may encounter DTI issues since you will not automatically be allowed to use the rental income for the house you currently live in.
on
TMJ you have to give a lot more specific details than that.
on
Jason 5.5% is paying me 2.1% right now so no cabbage for us.
on
Definitely getting reprices for the better now here as well.
on
2.1% on a 109k loan is not enough to do a loan IMO. Hammer is right on this one.
on
Adam Janik, its me again is a 5.5 zero points on a 30 yr VA refi in Sweet Home Alabama, total loan amount 220,000 sound good to lock Thursday? Thank you again Adam for looking out for us little people. signed MC
on
FHA NY purchase SFR 5 .22 5.25 101.010 30 day lock Direct Lender
on
Wayne from what you said 5.5% on a VA streamline with no origination and no discount points looks like a good deal.
on
I hate that the comments don't allow you to write on multiple lines!!!
on
Hey Hammer, how'd you like to work in my market? My average loan size is only 90k...yes it is time to start figuring out what I want to be when I grow up.
on
Crazy as it sounds in this market, I am having a house built. I have been offered 6 month lock with no fee. Currently I can get a rate around 5.125% - 5.25%. Mortgage would be approx. $340k (if I can sell my current home, which I feel confident I can). House will take 8 months to build. Lender says they will re-lock. Not sure what the fee would be for that though. Have not locked in yet. Credit score is 780. Am I crazy not to lock now or should I wait? At best the lender thinks 4.875 is possible so I am wondering if it's worth the risk of not locking now. Any red flags here? Lender is with Wells Fargo.
on
David your biggest red flag is the LO putting the idea of 4.875% in your head. Rates have not been that low without a buydown since before black wed. The difference in your P&I payment between 4.875 and 5.125 is a little over $50. I would also get your current house on the market stat if you intend to sell it.
on
OK, I"m off this rollercoaster. Just locked at 5.375 with an option to float down. Close is the 17th. I took everyone's advice about grabbing a rate you can live with as opposed to getting hit later with something worse, and knowing my luck it could happen easily. Thanks for all the great comments and advice everyone!
on
Thanks Adam. We will be putting the house on the market pretty quickly. Just signed the contract yesterday. Explain to me what the buydown is. Is that paying points to get a lower rate? I should have mentioned I will be paying 1 point, so that may be tied to the buydown. I guess I have another question for my lender. Ya, I see what you are saying. $50 isn't much in the big picture. Also, builder pays $2k towards closing costs with preferred lender, which WF is.
on
A buydown is any fee you pay specifically to drop the rate. Is the one point origination or one point discount? Have your lender give you a Good Faith Estimate to see what the lender/broker fees are.