The handling of the liquidity crisis at Northern Rock by the UK authorities has become a major embarrassment for the government and Gordon Brown in particular. The new Prime Minister has always stressed his achievements as Chancellor of the Exchequer during the period 1997 to 2007, while he was waiting in the wings for Tony Blair to retire. Yet within several days, his reputation for prudent economic management has been undermined.
The problems at Northern Rock, and other financial institutions, did not appear overnight. The crisis in the USA subprime loans market was well documented, as was the fact that this dodgy debt had been repackaged and sold on to UK and EU banks. Major banks in Germany as well as Barclays Bank in the UK are rumoured to have significant exposure to these dubious assets.
Northern Rock is a proactive UK mortgage lender who attracts some 73% of its funds from the wholesale market, and only 27% from private depositors. The subprime banking crisis effectively dried up the source of these funds from other mainstream UK banks and financial institutions.
What differentiated the UK from the USA and the EU, was the response of the respective governments and central banks. The Federal Reserve and the EU central bank were significantly easing liquidity pressures in financial markets during the summer of 2007. The Bank of England adopted a laissez faire posture and made statements to the effect that financial institutions should not expect to be protected by the Bank of England if they make imprudent decisions.
When the Northern Rock crisis became public and the Bank of England announced support, its position was endorsed by the UK government and the Chancellor of the Exchequer, Alistair Darling. However, ordinary investors were not persuaded by the Chancellor's bland assurance that Northern Rock was solvent, and there was a run on the bank.
The Financial Services Compensation Scheme means that savings up to GBP2,000 are protected in full, and the next GBP33,000 at 95%. Beyond GBP35,000, there is no protection. Savers who were in a line outside Northern Rock branches often had deposits in excess of GBP50,000 invested in the bank.
The media coverage of panicking depositors who took no notice of the assurances of the Chancellor of the Exchequer evidently riled Gordon Brown, the Prime Minister. On 17 September 2007, the government announced that all savings in Northern Rock would be protected. This had the desired effect, and the run on the bank was contained.
On 19 September, the Governor of the Bank of England made a major U-turn. Only the week before, he was stating that central banks should only intervene when there are 'economic costs on a scale sufficient to ignore the moral hazard of the future'.
In plain language, what this means is that intervention by the Bank of England is a last resort. It should only take place in dire circumstances. If the Bank bales out any financial institution which experiences problems, due to its own stupidity or imprudent policies, the Bank's support could be construed as endorsing or even rewarding bad practice and could encourage other institutions to take excessive risks in the pursuit of profits.
The Bank of England has now announced a package of measures which will effectively enable all UK banks to weather the current crisis, regardless of whether they have operated imprudently or not.
This has now moved the focus of attention away from the troubles of Northern Rock and has led to questions concerning the Bank of England's handling of the crisis.
This U-turn raises a series of intriguing questions. Firstly, if these measures had been put in place two weeks ago, would the crisis at Northern Rock have been averted?
Although this is a hypothetical question, the answer is probably in the affirmative. Whether such a move would be good for the UK economy is probably to be answered in the negative.
Secondly, could the problems at Northern Rock have been handled better? The answer is undoubtedly yes. Northern Rock would have been an attractive target for takeover activity. However, the damage to the brand name is now irredeemable and there is little likelihood of a takeover at an early date. In any event, the brand name is likely to be a liability rather than an asset.
Thirdly, is the Bank of England to blame? While the Governor of the Bank was forced to make an embarrassing U-turn, the hidden hand of the government is easy to detect. There are few precedents for UK banks going bankrupt in recent history. While London and County Securities and other secondary banks went bankrupt in 1973, none of these companies was a major player on the scale of Northern Rock. However, in 1973, the Bank of England did launch a lifeboat scheme in order to avert a domino effect. It was rumoured at the time that Nat West Plc was at risk.
The 1973 lifeboat scheme is obviously well known to current Bank of England staff. One can infer that the Governor and his colleagues were initially prepared to let Northern Rock go into receivership and for its mortgage loans to be taken over by a stronger organisation. The depositors' funds would be safeguarded, but there would have been many sleepless nights.
It would seem that the Bank of England is independent of the UK government when it is pursuing government policy. However, if it pursues policies which it deems in the interests of the UK economy, yet are contrary to short term political expediency, then this independence is an illusion.
By sending out a lifeboat, the Bank of England has become shipwrecked on Northern Rock.
Bank Of England Banknotes
In the US, lenders such as New Century Financial Corporation, the second largest subprime lender in California, have gone bankrupt. In the UK, as Northern Rock is classed as a bank, the authorities intervened in order to prevent market panic. There have been persistent rumours that several leading UK banks, including Barclays, have liquidity issues and the Bank of England wished to send a clear signal that no major bank will be allowed to fail.
The irony of Northern Rock is that it was generally deemed to be a successful company. The share price was GBP12.58 in February, but by 14 September 2007 it had dropped to GBP4.33.
Northern Rock achieved sales growth by offering 100% mortgages on home valuations, plus an extras 25%. Their projected growth rate was 20% per annum and yet the market was only growing at around 10%. In order to gain this volume of business, they needed very attractive mortgage products and also to adopt a flexible approach to consumers with mixed credit records.
They were so successful that they gained 22% market share of all new mortgages taken out during the first 6 months of 2007. The growth in the issue of mortgages was primarily funded via the wholesale market, as opposed to deposits by individual savers. It is estimated that some 75% of funds come from this source. The near collapse of interbank lending in August effectively starved Northern Rock of funds and caused a liquidity crisis.
In comparison to the US subprime scene, Northern Rock appears almost prudent. New Century of California took such a lenient view on customers' poor credit ratings that it allegedly would make advances to a person who came out of bankruptcy on the previous day. Northern Rock, on the other hand, has not been accused of failures of diligence in its lending policies and mortgage risk assessment methods. Northern Rock has not been hit by mortgage defaults, but by a lack of finance which is required to fund its ambitious expansion.
The housing market in the UK is now set to follow the downward trend of the USA. Prices have dropped by more than 10% in some locations such as Stockton, California, where the repossession rate is running at 3.7% of households.
Despite the differences between Northern Rock and the bankrupt US mortgage lenders, the root cause remains the same. This is the persistent growth of consumer debt.
In the UK, the average level of household debt, excluding mortgages, is GBP8,856. Average household debt is GBP56,000 if mortgages are included. It should be noted that these are average figures and they include a large number of households who do not have mortgages or credit card balances.
Some 11.8m UK households have mortgages and the average amount outstanding is GBP96,560. In addition, if non mortgage debt is limited to the households with unsecured loans, mainly credit cards, then the debt figure rises to GBP20,600. Therefore the average total debt of households with mortgages and credit card loans is a staggering GBP117,160.
Although the USA figures are calculated in different ways, average credit card and car loan debt is US$18,700 per household, and mortgage debt is US$74,000.
In both countries, but especially the UK, the increase in consumer debt is based on the expectation of rising house prices, full employment and low interest rates. If any of these conditions change, then the results will be serious if not catastrophic.
The growth of the UK economy over the last 20 years, has been driven by the steady increase in house prices and underpinned by North Sea oil. During this time, the manufacture of goods in the UK has continued its secular decline as has the number of British owned firms in both the manufacturing and service sectors. The major growth sector of the economy has been financial services and the City of London, which has eclipsed Wall Street.
In both countries, the dampening of inflationary pressures due to cheap imports, is unlikely to continue indefinitely. The process of globalisation is almost complete. Wages and material costs are set to rise in China and other far east manufacturers, and this imported inflation will bring to an end the period of consumer led growth in both the USA and UK. This will inevitably lead to period of re-adjustment, during which time interest rates could well rise to double digits.
In the meantime, the uncertainty surrounding financial institutions will continue to unnerve both the housing and stock markets of the western economies. Investors seeking serious returns need to look further afield, and borrowers need to reconsider their ability to repay loans in the event of a significant rise in interest rates.
Leslie Hardy has sinced written about articles on various topics from Mortgage, Tony Blair and Education. Leslie Hardy is Chairman of Wellington Estates Ltd a North Cyprus Property Company. Follow this link for more information on. Leslie Hardy's top article generates over 14800 views. Bookmark Leslie Hardy to your Favourites.
Best Deals On Desktops If you are willing to put some work into the Dallas real estate that you purchase then you can get an amazing deal on a nice house and piece of land in the Dallas area