August was a worse month for mortgage brokers and borrowers, according to a just-released Campbell Communications survey sponsored by Mortgage Finance. About 33 percent of home purchase closings of loans originated by mortgage brokers were canceled during August. Worse, approximately, 57 percent of the brokers' customers found they could not refinance their adjustable rate mortgages that had resetting interest rates.
Washington-based Campbell Communication's survey of 1,744 mortgage brokers was conducted August 23-31, and is one of the earliest "quantitative measures of the major disruptions in the mortgage originations market which started in early August," says the survey.
Not surprisingly, the survey found that home purchase closings were most often canceled for homebuyers with subprime credit. Fifty-six percent of subprime homebuyers in August had canceled closings compared to 21 percent of homebuyers seeking prime conforming mortgages who had canceled closings, a startling high number. In 2004, in another survey of real estate agents taken by Campbell Communications back in 2004, respondents indicated that only 4 percent of home purchase closings failed to close for mortgage-related reasons.
What a difference interest rates and investors' appetite for risk can make.
Thomas Popik, a designer of the survey, noted that the reasons for canceled closings were different depending on credit class and product category. Prime conforming homebuyers were more likely to withdraw from the transaction while subprime homebuyers were more likely to have problems getting mortgage approval, he said.
"The survey found that both prime and subprime homeowners are having trouble refinancing adjustable rate mortgages," Popik said. "Sixty-four percent of subprime homeowners could not refinance while 50 percent of homeowners seeking prime conforming mortgages could not refinance. Subprime homeowners most commonly had issues with subprime loan programs no longer being offered and FICO scores. Those seeking prime conforming mortgages most commonly found appraised property values and loan-to-value (LTV) ratios as impediments."
Other product categories covered in the survey were Alt A loans and prime jumbo loans. Alt A loans have lower documentation requirements for borrowers' income and assets. Jumbo loans have a loan amount greater than the Fannie Mae and Freddie Mac conforming limit of $417,000.
The bottom line is that loan-to-value ratios have returned to more traditional limits. For prime jumbo loans, the maximum acceptable LTV has tightened to 90 percent, the lowest of any of the four product categories surveyed. For prime jumbo loans, the minimum acceptable FICO score now averages 679, the highest of the four product categories surveyed.
Subsequently, the survey found substantially reduced mortgage broker production in the month of August 2007 as compared to August 2006. Production of prime conforming loans was down approximately 20 percent while production of Alt A loans was down nearly 50 percent.
One of the major reasons is that lenders are failing to meet their commitments to fund loans that they had previously fully approved. Twenty percent of commitments to fund subprime loans through mortgage brokers were not met during the month of August. Survey respondents indicated that one-third of their most frequently used subprime lenders in August are no longer accepting applications or funding loans. For prime jumbo lenders, approximately 15 percent are no longer accepting applications or funding loans.
The subprime problem has changed the way mortgage brokers operate. They typically submit identical applications for the same borrower to multiple lenders for the following reasons: rate shopping, uncertainty regarding mortgage approval, uncertainty regarding prevailing underwriting guidelines, and concern that lenders will not honor funding commitments. While mortgage brokers more often submit multiple applications for subprime and Alt A borrowers, this practice has become more prevalent for prime credit applicants as well. On average, mortgage brokers are currently submitting 1.7 applications for prime conforming loans; another Campbell Communications survey of mortgage brokers in 2006 found only 1.2 applications submitted on average for prime conforming loans.
"There is very little hard data available about what is currently going on in the mortgage originations and home sales markets," Popik noted. "The Mortgage Bankers Association weekly application index is likely being skewed by mortgage brokers submitting multiple applications. The National Association of Realtors Pending Home Sales Index does not account for sales that will fall through because of mortgage issues. Our survey shows that the number of home purchase transactions falling through due to the mortgage market disruption was substantial for the month of August. Mortgage originations statistics for the month of August from government registries of deed and industry surveys will not become available for another 60-90 days. To the best of my knowledge, we have the most current and actionable data available on the wholesale mortgage market and on homebuyers served by mortgage brokers."
Editor's note: For information about obtaining the new survey report, contact John Campbell at (202) 363-2069, email This email address is being protected from spambots. You need JavaScript enabled to view it.. The full survey instrument is available for viewing online at www.campbellsurveys.com/chgmkt07.
