Missing in action? Mortgage enforcement under section 126 of the Consumer Credit Act 1974

This paper sets out the true ambit of section 126 of the Consumer Credit Act 1974, noting that it requires virtually all residential mortgage agreements to be enforced by court order. Despite this, numerous commentaries on the English law of mortgage omit reference to section 126. The implications of our findings are profound. Not least, many accounts of the law of mortgage will require substantial revision, including recognition of the fact that cases such as Ropaigealach v Barclays Bank plc and Horsham Properties Group Ltd v Clark were reversed as long ago as 2008. More significant is the need to ensure that accurate knowledge of section 126 is conveyed to those who advise mortgagors at risk of possession. This is particularly the case given the 'cost of living crisis' and the backlog of possession claims arising out of the Covid-19 pandemic. Any mortgagees tempted to expedite recovery of mortgaged property by enforcing the mortgage extra-judicially should be directed to section 126 and the requirement it imposes to obtain a court order.

The Legal Problem of Aircraft Mortgage in Indonesia

This article aims to analyze the urgency of aircraft mortgage regulation to provide an alternative solution for airlines that requires a loan to maintain their cash flow sufficiently by placing their aircraft as debt collateral. Since the issuance of Law Number 1 of 2009 on Aviation, the provisions regarding aircraft mortgage as debt collateral was removed from the previous Aviation Law Number 15 of 1992. Article 12 Paragraph (1) of Law Number 15 of 1992, governed that aircraft could be subject to mortgages, however, this provision was abolished by the new Aviation Law Number 1 of 2009. Article 465 of the new Aviation Law explicitly states that all provisions in Law Number 15 of 1992 are no longer valid, meanwhile, Law Number 1 of 2009 on Aviation, in no way regulates aircraft mortgages. In practice, this legal vacuum has become a problem for airline companies to place their registered aircraft as collateral in form of a mortgage. Particularly in the Covid 19 pandemic, which until the end of 2021 has not ended yet, it has caused severe damages to the financial balances of many airlines due to the absence of passengers and restrictions to fly by the Government. The aircraft can be used as collateral or security interest for, for example, a working capital loan. This research is a normative study that will discuss and analyze the types of collateral over aircraft that are most likely to be carried out by airlines in Indonesia amid the unavailability of aircraft mortgage regulation. This article also attempts to find possibilities that may be engaged to solve the problem.

Government Stimulus and Mortgage Payments during COVID-19: Evidence from the US Census Household Pulse Survey

We investigated the impact of governmental stimulus payments and how they were employed by individuals—whether saved, spent, or used to pay down debt—on mortgage repayment. We determined that there was a positive effect for individuals who were eligible for the Economic Impact Payment (EIP) Stimulus and used it to increase their ability to make their next mortgage payment. However, this did not affect their overall likelihood of having paid off their mortgage. These findings held after various demographic controls were employed, as well as after controlling for alternative measures of spending meant to disentangle the EIP from other long-term patterns of saving and spending. Differences by Race and Socioeconomic status or age were also explored. Our results provide preliminary evidence that the EIP had a positive effect on mortgage payments during the COVID-19 pandemic, and show that future government stimulus payments should take into account patterns in saving affecting repayment. © 2022 American Real Estate Society.

Mortgage Relief: Who CARES?

We analyze the effects of being ineligible for mortgage payment relief by examining the aftermath of the Home Affordable Refinance Program (HARP). Using a comparable sample of borrowers with publicly (Freddie Mac) and privately (Bbx) securitized loans we compare loan performance and quantify potential wealth, consumption, and credit consequences for prime borrowers whose loans were placed in private securitization pools and who were thus ineligible for a government relief program. We show that restricting program benefits to include only borrowers in federally backed mortgage pools results in significant loss in wealth (through reduced prepayment and increased default) for those otherwise similar borrowers whose loans are placed outside of GSE pools. The greatest detriment is documented in CBSAs with the largest housing price declines. The results shed light on the potential consequences of an identical provision in the Coronavirus Aid, Relief, and Economic Security Act (CARES Act) which provides mortgage forbearance relief to qualifying borrowers, whose loans are placed in a government backed mortgage pool. © 2022 American Real Estate Society.

On the interdependencies between mortgage, credit card and auto loans delinquency rates: evidence from the US states plus the District of Columbia

PurposeThis study aims to explain how delinquency shocks in one type of debt contaminate the others. That is, the authors aim to shed light on the time pattern of delinquencies in different debt types.Design/methodology/approachThis study analyzes the interdependencies between mortgage, credit card and auto loans delinquency rates in the USA from 2003 to 2019, using a panel VAR-X, the panel Granger causality tests and the Geweke linear dependence measures. The authors also compute the impulse response functions of a shock to one kind of debt on the others and decompose the variance of the forecast errors.FindingsThe authors find a statistically significant bidirectional Granger causality between the delinquencies. The Geweke measures of linear dependence and the Dumitrescu and Hurlin Granger non-causality tests support that mortgage predominantly causes credit card and auto loan delinquencies. Auto loans also cause credit card delinquencies. The impulse response functions confirm this pattern. This scenario aligns with a sequence where debtors consider rational first to default on credit cards, second on auto loans and only on mortgages in the last instance. Indeed, credit card delinquencies Granger-cause delinquencies in other debts when it occurs.Originality/valueTo the best of the authors' knowledge, this is the first study to focus on the temporal pattern of delinquency rates for all the US states, using panel data. Furthermore, the results call for policymakers to design regulations to break the transmission channel from debt delinquencies.

Perspectives by green financial instruments – a case study in the Hungarian banking sector during COVID-19

Recently, the management of the green financial sector has been widely influenced by global socio-economic concerns such as the COVID-19 pandemic and the energy crisis. The purpose of this paper is to evaluate, besides their environmental attitude, what opinions and experiences the affected stakeholders have about the sustainability-related processes in the Hungarian banking sector in the early 2020s. To assess this subject extensively, two questionnaire surveys were conducted in two consecutive years (2020/2021 and 2021/2022), involving 600 and 1,600 participants randomly chosen from banking databases, respectively. The results indicate that both residential and corporate participants have various but broadening knowledge of green financial instruments. Hungarian residential customers have pointed out the inconveniences of the most popular green loan product (Green Home Program), while there appears a distinct difference in green investment preferences between the two groups of respondents. Hungarian stakeholders are quite eco-conscious, and so are banks adopting sustainability and climate risk assessment actions, however, the implementations have much potential to exploit. Respondents also identify the energy crisis-related risks, while their trust in the banking system remains high even under volatile circumstances. These findings demonstrate that the Hungarian green banking sector has a high degree of crisis resistance with residential and corporate stakeholders behind giving trust and thereby the driving force toward the successful green transition. © Anita Boros, Csaba Lentner, Vitéz Nagy, Dávid Tőzsér, 2023.

The impact of COVID-19 on home value in major Texas cities

PurposeThis study aims to analyze the impact of COVID-19 on housing price within four major metropolitan areas in Texas: Austin, Dallas, Houston and San Antonio. The analysis intends to understand economic and mobility drivers behind the housing market under the inclusion of fixed and random effects.Design/methodology/approachThis study used a linear mixed effects model to assess the socioeconomic and housing and transport-related factors contributing to median home prices in four major cities in Texas and to capture unobserved factors operating at spatial and temporal level during the COVID-19 pandemic.FindingsThe regression results indicated that an increase in new COVID-19 cases resulted in an increase in housing price. Additionally, housing price had a significant and negative relationship with the following variables: business cycle index, mortgage rate, percent of single-family homes, population density and foot traffic. Interestingly, unemployment claims did not have a significant impact on housing price, contrary to previous COVID-19 housing market related literature.Originality/valuePrevious literature analyzed the housing market within the first phase of COVID-19, whereas this study analyzed the effects of the COVID-19 throughout the entirety of 2020. The mixed model includes spatial and temporal analyses as well as provides insight into how quantitative-based mobility behavior impacted housing price, rather than relying on qualitative indicators such as shutdown order implementation.

Determinants of House Prices and Housing Affordability Dynamics in the Czech Republic

The property market in Central European Region countries share a number of common features among which privatization, restitution of property, massive regulation or underdeveloped financial market all of which contributed on persisting property market imbalances and continuous dynamic changes. These changes have recently been significantly exacerbated by the presence of the Covid-19 pandemic, the war in Ukraine and a significant increase in energy prices (heating of apartments and houses, production of building materials, etc.). It is currently difficult for investors and people looking for their own housing to predict the future development of housing prices and housing affordability. This article analyses the housing market trends in this region taking the example of the Czech Republic using unique primary statistical data. It offers a deeper insight into the trends present on this market, identifies significant determinants of housing prices and evaluates changes in housing affordability. Our research reveals why the property market trends may contribute to opening inequality scissors and thus economic stability. This research is based on primary statistical data mined by EVAL software which allows to gather information about the development of the real estate market from real estate advertising. © 2022, Bucharest University of Economic Studies. All rights reserved.

Stuck at home: Housing demand during the COVID-19 pandemic.

The COVID-19 pandemic induced an increase in both the amount of time that households spend at home and the share of expenditures allocated to at-home consumption. These changes coincided with a period of rapidly rising house prices. We interpret these facts as the result of stay-at-home shocks that increase demand for goods consumed at home as well as the homes that those goods are consumed in. We first test the hypothesis empirically using US cross-county panel data and instrumental variables regressions. We find that counties where households spent more time at home experienced faster increases in house prices. We then study various pandemic shocks using a heterogeneous agent model with general equilibrium in housing markets. Stay-at-home shocks explain around half of the increase in model house prices in 2020. Lower mortgage rates explain around one third of the price rise, while unemployment shocks and fiscal stimulus have relatively small effects on house prices. We find that young households and first-time home buyers account for much of the increase in housing demand during the pandemic, but they are largely crowded out of the housing market by the equilibrium rise in house prices.

The real estate market in Ghana: the nexus between price and income levels

Purpose: This study aimed to identify the link between the income levels of government workers and the prices of real estate houses in Ghana to identify the prevailing mortgage gaps and to stimulate both reactive and proactive government policies backed by continuous stakeholder engagements under the new normal. Design/methodology/approach: The quantitative approach was used for this study. Two data collection methods were used to achieve the objectives of the study: the survey method, using a questionnaire to collect the primary data, and the use of documentary information as the source of secondary data. For the primary data, prices of two-bedroom and three-bedroom houses were collected. The secondary data collected were: (1) salary levels of government employees and (2) mortgage values prevailing. The three data sets were analysed and structured to identify the relationship between income levels and the prices of real estate houses within the prevailing mortgage system. Findings: It will require a quadrupling of the salaries of only the highest income earners of government employees to afford the average price of a basic two-bedroom and three-bedroom housing in Ghana. Largely, government employees cannot afford these houses with the current price levels and the mortgage systems available. The real estate market in Ghana has not focused on lower-earning groups. The effects of the new normal resulting from the effects of Covid-19 require a paradigm change. Originality/value: The paper established the relationship between salary levels of government employees and the process of basic accommodation types on offer in the Ghanaian market by the real estate industry: two- and three-bedroom houses. The findings will help real estate developers to consider their approach to housing designs and construction methods and the pricing to ensure that they meet the needs of the public sector workers who could form a large customer base. © 2022, Emerald Publishing Limited.

Single borrowers versus coborrowers in the pandemic: Mortgage forbearance take-up and performance.

Early in the COVID-19 pandemic, policymakers initiated a forbearance program-that allowed borrowers to pause their mortgage payments-to prevent a large-scale foreclosure crisis. Using detailed loan-level performance data, we study forbearance take-up and subsequent performance among two distinct group of mortgage borrowers: single borrowers versus coborrowers. We provide stylized facts that compared to coborrowers, single borrowers have lower incomes, lower credit scores, higher loan-to-value ratios and higher debt-to-income ratios and are hence more financially vulnerable. We find that single borrowers are more apt to elect forbearance, all else constant. We further find that forbearance had a stronger positive effect on helping single borrowers avoid or recover and exit delinquency than coborrowers.

Racial disparities in unemployment benefits among U.S. mortgage borrowers during COVID-19.

This article describes racial and ethnic differences in mortgage payment difficulties during the COVID-19 pandemic and examines whether disparities exist in the benefits of the unemployment insurance (UI) program. The sample consisted of 80,797 jobless mortgage borrowers who received or waited for UI benefits between August 2020 and May 2022. Considering individual- and state-level variables in multilevel logistic regressions, we examined rates of mortgage delay in the last month and payment concerns about the next month by racial and ethnic group. Minority borrowers were more likely to have a difficulty in paying mortgage than White borrowers. UI recipients-regardless of race and ethnicity-were less likely to experience mortgage difficulties, but the positive unemployment benefit was reduced disproportionately among Blacks. Blacks were also at a higher risk of mortgage difficulties compounded by other pandemic-induced hardships-loss of household, lack of food, and mental illness-even after the receipt of UI. Findings on the intersection between race and ethnicity and UI suggest that pandemic policy interventions should be race conscious and consider the longstanding and systematic barriers experienced by minority mortgage borrowers. Supplementary Information: The online version contains supplementary material available at 10.1007/s10901-022-10006-w.

Lenders' pricing strategy: Do neighborhood risks matter?

This article explores the different pricing strategies of lenders who originate both government-sponsored enterprise (GSE) and non-GSE loans. We find that conditional on loan and borrower characteristics and some observable local economic factors, mortgage rates on GSE loans vary significantly across regions. However, we observe no sizable regional variation in loan amounts or default risk. By contrast, the mortgage rates on non-GSE loans depend almost entirely on borrowers and loan characteristics. In addition, we find that spatial variations in GSE mortgage rates are highly responsive to regional prepayment risk. Our results are robust to various controls for neighborhood characteristics, including regional-level bank competition, borrower accessibility to mortgages, and household income levels. Overall, the findings offer a novel insight into how lenders adjust pricing strategies in response to a changing lending environment. The results provide implications relating to the present and imminent dangers of housing bubbles and the intensified refinancing wave following the COVID-19 pandemic.

Early impact of Covid-19 on private sector employees finance homeownership in Kingdom of Saudi Arabia

Purpose>For almost two years, the economic shocks and financial uncertainty created by the Covid-19 pandemic have affected all sectors. The private sector employees may be the worst hit. This is because of the lockdown across many countries, including the Kingdom of Saudi Arabia (KSA), leading to income irregularities. Studies exploring private-sector employees concerning housing finance for the houses purchased and how the lockdown has affected their sources of income for repayment plans are scarce. Therefore, this study aims to investigate the possible early negative impacts of Covid-19 on private sector employees' housing finance homeownership in KSA.Design/methodology/approach>A phenomenology type of qualitative research was used. Data were sourced from three cities (Riyadh, Al-Qassim and Medina) and three mortgage banks across KSA. Virtual interviews via Zoom and WhatsApp video calls were conducted with engaged participants (bankers, government agencies and private sector employees). Thematic analysis was adopted, and the analysed data was presented in themes.Findings>Findings show that the partial and full lockdown resulted in income irregularities in many private businesses. Also, findings identified downsizing, leading to large-scale unemployment, half-monthly income for employees, loss of profit, human resources wastage, etc. Findings reveal that because of the economic shock, many homeowners have not been able to meet up with their monthly mortgage repayment obligation. Also, the absence of financial support in form of socioeconomic needs has not helped the matter.Research limitations/implications>The paper is limited to the early negative impacts of Covid-19 on private sector employees' housing finance homeownership in KSA and data collected via Zoom and WhatsApp video calls across the three main cities. The recommendations that will emerge from this study may be adopted by other Gulf and Islamic countries with similar homeownership repayment challenges.Practical implications>This study would stir key stakeholders, especially the policymakers and mortgage institutions to consider future policy principles that focus on who is at the highest risk for housing-related hardships because of the Covid-19 or future pandemic. The outcome can be used to develop an equitable housing policy framework to foster long-term economic mobility and be validated in the future by scholars.Originality/value>Similar research in this area is limited, which makes this study one of the pioneering attempts to investigate the early negative impacts of Covid-19 on private sector employees' housing finance homeownership in KSA. The paper sheds light on the emerged early negative impacts and proffer feasible possible solutions to promote homeownership amongst Saudi citizens.

The real estate market in Ghana: the nexus between price and income levels

PurposeThis study aimed to identify the link between the income levels of government workers and the prices of real estate houses in Ghana to identify the prevailing mortgage gaps and to stimulate both reactive and proactive government policies backed by continuous stakeholder engagements under the new normal.Design/methodology/approachThe quantitative approach was used for this study. Two data collection methods were used to achieve the objectives of the study: the survey method, using a questionnaire to collect the primary data, and the use of documentary information as the source of secondary data. For the primary data, prices of two-bedroom and three-bedroom houses were collected. The secondary data collected were: (1) salary levels of government employees and (2) mortgage values prevailing. The three data sets were analysed and structured to identify the relationship between income levels and the prices of real estate houses within the prevailing mortgage system.FindingsIt will require a quadrupling of the salaries of only the highest income earners of government employees to afford the average price of a basic two-bedroom and three-bedroom housing in Ghana. Largely, government employees cannot afford these houses with the current price levels and the mortgage systems available. The real estate market in Ghana has not focused on lower-earning groups. The effects of the new normal resulting from the effects of Covid-19 require a paradigm change.Originality/valueThe paper established the relationship between salary levels of government employees and the process of basic accommodation types on offer in the Ghanaian market by the real estate industry: two- and three-bedroom houses. The findings will help real estate developers to consider their approach to housing designs and construction methods and the pricing to ensure that they meet the needs of the public sector workers who could form a large customer base.

Is a consumer loan a catalyst for confidence?

In the context of the global economic downturn, the approach guided by consumer loans (CL) to boost consumer confidence is a feasible way to promote the internal circulation of the Chinese economy. Therefore, we use a time-varying rolling-window approach to identify how CL affects the consumer confidence index (CCI). We find that CL can be seen as vital support for promoting confidence because it can ease liquidity constraints and improve consumption levels. The empirical outcome is supported by the Rational Expectations Perpetual Income Hypothesis (RE-PIH), emphasizing that increasing CL can boost consumer confidence. Conversely, CCI has both positive and negative effects on CL. The positive effects suggest that consumers' optimistic confidence leads them to increase borrowing, which in turn creates a heavier debt burden. This statement cannot be supported by the negative effect due to consumers' blind self-confidence will cause cognitive bias, which is not conducive to the loan market development. Against the backdrop of increased global uncertainty due to the COVID-19 pandemic and the government's continuous adjustment of loan policies, consumers can effectively optimise their consumption decision-making through borrowing. The policymaker can maintain loan stability by effectively promoting consumer confidence and raising the consumption level of the whole society.

Antecedents of customer mortgage shopping satisfaction: the mediating role of search intensity, evidence from the NSMO survey

Purpose The purpose of this paper is to examine the antecedents of customer satisfaction during mortgage purchases. Mortgage demand in the USA has reached an all-time high because of an increase in housing demand after COVID-19. Nonetheless, several customers are dissatisfied with their service providers. Customers who actively search the market gain more information about mortgage providers and use this information to define expectations for lenders. The only way there will be customer satisfaction is if lenders meet these expectations. Therefore, it is economically significant for mortgage lenders to discover the antecedents of mortgage satisfaction. Design/methodology/approach In this study, the partial least squares approach was used to test the hypothesis that satisfaction was influenced by objective knowledge, familiarity and search intensity among a sample of customers (n = 4,512) from the National Survey of Mortgage Originations who had purchased a mortgage in the USA between 2019 and 2020. Findings The results of structural modelling showed that familiarity (beta = 0.23 and p = 0.01) with and knowledge (beta = 0.16 and p = 0.01) of mortgages significantly affected consumer satisfaction during mortgage purchase. Search intensity (p = 0.01) mediated the relationship between knowledge, familiarity and satisfaction. Research limitations/implications The primary implication is that mortgage service providers should prioritise educating customers about the mortgage buying process on their websites and in person. So managers must actively assist clients in having realistic expectations. Second, mortgage companies should establish a presence on third-party mortgage comparison websites to ensure that customers actively consider alternatives, thereby increasing customer satisfaction. Originality/value This study is unique in being an exploratory study to examine the antecedents of mortgage satisfaction using a public data set. This study uniquely examines the National Survey of Mortgage Originations data set with partial least squares approach to examine underlying customer attitudes.

Government and Private Household Debt Relief during COVID-19

We study the suspension of household debt payments (debt forbearance) during the COVID-19 pandemic. Between March 2020 and May 2021, more than 70 million consumers with loans worth $2.3 trillion entered forbearance, missing $86 billion of their payments. This debt relief can help explain the absence of consumer defaults relative to the evolution of economic fundamentals. Borrowers??? self-selection is a powerful force in determining forbearance rates: relief flows to households suffering pandemic-induced shocks that would otherwise have faced debt distress. Moreover, 55 percent of forbearance is provided to less creditworthy borrowers with above median income and higher debt balances???that is, those excluded from income-based policies, such as the stimulus check program. A fifth of borrowers in forbearance continued making full payments, suggesting that forbearance acts as a credit line. By May 2021, about 60 percent of borrowers had already exited forbearance while more financially vulnerable and lower income borrowers were still in forbearance with an accumulated debt overhang of about $60 billion. Exploiting a discontinuity in mortgage eligibility under the CARES Act, we estimate that implicit government debt relief subsidies increase the rate of forbearance by about a third. Government relief is provided through private intermediaries, with shadow banks less likely to provide forbearance than traditional banks.

COVID-19 and the Single-Family Home Market: One City's Experience

According to the National Association of Realtors, the supply of houses nationwide dwindled to a 1.9-month supply in December 2020 from a high of 4.98-month's supply in May. The National Association of Realtors reported that the existing home median price in all metropolitan areas increased from the same quarter the previous year, the first time since 1980.1 The proportion of first-time buyers is lower, and buyers are less likely to be denied credit by lenders, but the median purchase prices have jumped 26% compared to pre-pandemic times.2 The increase in home prices hurt housing affordability, but was partially offset by low mortgage rates that continued to drop throughout 2020;30-year mortgage rates started 2020 in the mid-3% range and ended the year in the mid-to-upper 2% range. Many more rural areas were spared the most devastating effects of the virus until later in 2020. [...]the impact on housing supply and demand did not begin to occur until COVID-19 cases began to mount locally. The town, incorporated in 1811, was the first incorporated city in Alabama. [...]1940 it was primarily a hub for cotton production.

Editorial 15-3 International Journal of Housing Markets and Analysis

The methodology uses hedonic regression and propensity score matching econometric techniques to analyse the price of single-family housing prices. [...]the study combines data about zoning changes at the parcel level with nearby housing sales transactions to study any potential externality effects because of rezoning induced by private parties. The seventh paper from South Africa examines the dynamic relationship between house prices and household income per capita in the lower- and low middle-income housing segments. The tenth paper from Australia examined the impact of the recently completed light rail on the level of residential property values.