Most big lenders are proceeding as if new capital rules will inevitably force them to shrink their mortgage servicing rights, with a notable exception: Wells Fargo (WFC).
The nation’s largest home lender has been
By contrast, Bank of America (BAC) has been
Similarly, Ally Financial has been cutting back on lending in part to prepare for the new capital standards, though its MSRs still measured about a fifth of Tier 1 common equity at yearend.
Overall — including at Wells — the value of servicing rights has tumbled in recent periods because of low interest rates, which spur borrowers to refinance and therefore terminate the flow of fees from outstanding loans, and high levels of delinquent mortgages, which are
Volatility is one reason to create some clearance under the Basel III ceiling, however: with such assets priced at less than 1% of associated unpaid principal loan balances at most large servicers, a slowdown in prepayments or an improvement in delinquencies could quickly push mortgage servicing rights on a $1.5 trillion pool of loans far above a 10% cap.
Reducing the capital burden posed by MSRs is a key consideration in the Federal Housing Finance Agency’s
Moreover, the Basel III rules are designed to be phased in gradually, giving servicers time to change course, depending on the terms U.S. regulators ultimately adopt.
In Senate testimony Thursday, however, Federal Reserve Gov. Daniel Tarullo made an argument in favor of limiting MSRs’ contribution to capital, questioning banks’ ability to sell such assets to absorb losses in an emergency. “By and large a firm cannot treat a receivable as if it’s part of capital,” he said. “When you get the money then it can be treated as capital.”
With Wells Fargo’s mortgage business steaming full speed ahead, something has to give.