The Flow of Mortgage Funds – Your Local Bank to Mortgage Backed Securities
The availability of funds in the dominant market depends a great deal on the existence of secondary markets. First, mortgage funds are loaned to a homebuyer by a lending institution in the dominant market. The mortgage is then sold to a secondary market agency that may, in turn, sell it to other investors in the form of mortgage backed securities. Mortgage backed securities fall into two general types: Bond-kind securities and pass by securities. Bond-kind securities are long-term, pay interest semi-yearly, and provide for repayment at a stated date. Pass by securities, which are more shared, pay interest and principal payments on a monthly basis. Some types of pass by securities pay already if payments are not collected from the borrower.
Because a dominant lender sold the mortgage, the lender can take the money it receives from the sale and make another mortgage loan, then sell that new loan to the secondary market, and continue the cycle. The secondary market agency can pool the mortgages it buys to create mortgage backed securities, which they then sell to investors. As the secondary market agency sells the mortgage backed securities to investors, it now has more funds to buy more mortgages. It can then create more mortgage backed security pools to sell to investors again, and the cycle continues.
The market is able to function as it does because uniform underwriting criteria are used to qualify borrowers and character. A mortgage will only be purchased by the secondary market if the dominant market lender conformed to the secondary market’s underwriting standards. Since lenders want to sell their loans, they must follow the underwriting standards of those agencies. The three largest secondary market agencies are Fannie Mae, Freddie Mac, and Ginnie Mae. consequently, a conforming loan is typically a loan that conforms to Fannie Mae’s underwriting guidelines. Private companies such as hedge funds and investment edges also participate in the flow of mortgage funds by buying mortgage backed securities. The recent credit meltdown and economic recession was partly due to the buying and selling of mortgage backed securities. Investors borrowed incredible amounts of money and leveraged themselves so dramatically that when the value of mortgage backed securities went down, it was enough to create enormous liquidity problems for the companies and many went out of business (Bear Stearns, Merrill Lynch, etc.). Unfortunately, many of the same dynamics that caused the financial collapse are nevertheless in operation today. The secondary market nevertheless exists with Fannie Mae (infused with taxpayer money) now buying up to 99% of all loans originated in the United States.