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“Opening doors” was once the slogan of the US Federal National Mortgage Association, colloquially known as Fannie Mae. American taxpayers now face the displeasing irony of playing an involuntary role in keeping the doors open at Fannie Mae and its sibling, Freddie Mac (the Federal Home Loan Mortgage Corporation).
This week the US Treasury Secretary, Henry Paulson, announced measures to maintain confidence in these two institutions. The proposals are necessary, but a palliative only. They must not postpone urgent consideration of how the idiosyncrasies of the US housing market have increased systemic risk in the world economy.
Fannie Mae and Freddie Mac serve as the foundations of the US housing market. They are publicly quoted companies that fund and guarantee mortgages. They do not lend directly to home owners; rather, they serve as intermediaries between mortgage lenders and investors. By buying mortgages from lenders and selling them to investors they provide funds to the housing market at a lower cost than would be the case with commercial banks.
These agencies are, in effect, state-sponsored wholesale mortgage lenders. Therein lie the problems. One is that they have been exposed to the slide in US house prices. Fannie and Freddie guarantee or own almost half of the entire $12 trillion US mortgage market. American houses have slumped in value, leaving the agencies sitting on billions of dollars in potential losses. Investors began to worry last week that the businesses were not solvent. The share prices halved.
This triggered the second problem: ownership. Are Fannie and Freddie owned, guaranteed or just loosely backed by the Government? The answer dictates not only the long-term security of the businesses but also their ability to borrow cheaply, and therefore their raison d’être.
Mr Paulson has half-answered that question. He has increased their available lines of credit, and undertaken that the Treasury will buy equity in either company if necessary. These so-called Government-Sponsored Enterprises are integral to the US housing market. If they failed, the consequences for the economy would be grave. But there are serious costs in shoring up Fannie Mae and Freddie Mac. Washington has stood up for Fannie and Freddie; it is not clear that Washington is willing to stand behind them by taking on their liabilities in the event of failure.
In addition, the Treasury’s implicit guarantee is an incentive to act irresponsibly, because it is the taxpayer who in the last resort will pick up the bill. The activities of the GSEs are a nice instance of taking risks in the interests of shareholders, while the costs fall on the public.
Fannie Mae and Freddie Mac have contributed much to the parlous state of the US housing market and hence the world economy. They originated the practice whereby mortgage loans are packaged into marketable securities and distributed to end-investors. An instrument intended to reduce risk has ended up merely spreading it. Banks and investors made a fortune by creating new financial instruments that packaged and repackaged Fannie and Freddie’s debt. The public is paying to clean up after the party. Policymakers must attend to the longer-term viability of a system that can produce such a perverse mismatch of rewards and costs.
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You have been had, I have a mortgage with WElls Fargo, Fannie Mac bought that mortgage, They are commiting fraud, they never even attempted to work out a plan for my mortgage and it was only for $225,000. I want a workout but they never return my calls.a deal for $260,00 on the table 6 mos refused.
Judith Brennan-Kuldinow, North Brunswick , USA
large sums of money always attract people that live to steal,, from banks,teamsters retirement fund,,enron,orange county ca.tax funds,,vavorized!
some one knows where it all went,,but who?? almost always inside jobs,,,
Creighdon, Mission ,
The full extent of this monumental crisis has not been felt yet. What we are seeing are the first signs. The next 24 months will reveal the true state of US corporate finances in the financial sector. It has to be the most mismanaged in the world. Wait till the credit card subprime crisis hits.
Jay, Sussex, UK
When I was an Advances Manager I was responsible for ensuring that the loans I made to customers were repaid. Now those that loan have no such responsibility - a sure recipe for disaster.
John Rennie, Beare green, Surrey
The bail out, as it's written now, will only be used if certain criteria are met and the 25 billion it costs is far less than the costs of a collapse by one or both of these institutions. I agree that it was irresponsible lending that led to this, but it'd be just as irresponsible to do nothing.
Kyle, Sioux Falls, USA
2 very simple reasons for a huge global financial crisis:
1. US citizens can borrow 100% of the cost of a house, whereas it's usually limited to max 80% in most developed countries
2. US citizens can walk away easily with a personal bankrupcy status, fully legitimizing irresponsible behaviour
Samuel, Paris, France
that's capitalism for you, sooner or later the state has to bail the moneybags out
peter c, devizes, wessex
remember AL CAPONE ?
Carlos dominguez, SANTIAGO, CHILE
With government becoming big government why cannot Fannie and Freddy Mac be staff funded?
Stephen Sand, Austin, MN
does the new bill raise the cap of 264,000 on the reverse mortgage does any one have this informatiion
ugene s adkins, miami fla, usa
Obama does not represent the American people. I was insulted by the reference to torture and immigration. It reflects his ignorance of reality and arrogance of opinion not founded in fact.
Gary Ellis, Cedar Rapids,
James, of the Confederate States. How nice to read your erudite comments. Of course, everone knows that minorities all have 27 kids, so that they can get more welfare. Obviously, they're the sole cause of the USA's economic collapse. BTW, I'd stay in Montgomery, if I were you.
Nigel, Berkeley, USA
"parlous"?
Gov't school graduate.
It's gonna get worse before it gets worse.
The Civil Rights boys forced Financial Institutions to lend money to all those who Knew that they Knew that they Knew that they Knew that they could/would not pay back the loan.
So there.
James, Montgomery, CSA
Blame Bush, the old stand by. Look and see that it was the liberals in congress who pushed and pushed for houses being financed for people that had no business buying them. Many Repubs get drug into this because they try to buy votes just like the DimLibs do. Another welfare mistake by the US govt
Todd, Lawton, USA
It's evident that the housing/tax structure re housing in the US has been the engine that propels their economy forward .
Once the scampers got hold of the system though deregulation the house of cards was vulnerable.
These are good times, just wait until next year..........................
Winslow, Toronto, Canada
There is now no case what so ever to consider that financial institutions are run by people who are blessed with a brain. I have been hearing arguments for over five years now regarding the stupidity of easy credit and unsupported debt. I thought we all knew about economic cycles, apparently not!
D Case, Newquay,
To be fair to Fannie Mae and Freddie Mac the main reason for their problems is that the Bush Adminstration as part of its crusade to broaden home ownership pushed them to make more and more risky loans to lower income groups. There is therefore a certain fairness in expecting a Government rescue.
Ian, Frederick, USA
I agree, all those traders who escaped with millions over the last few years are sitting pretty whilst the rest of the World suffers from the mess they created. Worse still these people are waiting in the wings to come back in after the crash to sweep up - again! The biggest swindle in history!
Greg, Edinburgh, UK
What a brilliant business to be in. Blessed if you do bring in mega profits and blessed if you don't (government will keep you afloat). How do some people get soooo lucky. Yes, people cos behind it all some fat cats are still getting richer or at least not losing their own money.
Glynn, Kingston,