Where next for UK house prices?

This week has opened in what by recent standards is a relatively calm fashion. Well unless you are involved in the crude oil market as prices have taken another dive. That does link to the chaos in the airline industry where Easyjet has just grounded all its fleet. Although that is partly symbolic as the lack of aircraft noise over South West London in the morning now gives a clear handle on how many were probably flying anyway. So let us take a dip in the Bank of England’s favourite swimming pool which is UK house prices.

Bank of England

It has acted in emergency fashion twice this month and the state of play is as shown below.

Over recent weeks, the MPC has reduced Bank Rate by 65 basis points, from 0.75% to 0.1%, and introduced a Term Funding scheme with additional incentives for Small and Medium-sized Enterprises (TFSME). It has also announced an increase in the stock of asset purchases, financed by the issuance of central bank reserves, by £200 billion to a total of £645 billion.

If we look for potential effects then the opening salvo of an interest-rate cut has much less impact than it used to as whilst there are of course variable-rate mortgages out there the new mortgage market has been dominated by fixed-rates for a while now. The next item the TFSME is more significant as both its fore-runners did lead to lower mortgage-rates. Also the original TFS and its predecessor the Funding for Lending Scheme or FLS lead to more money being made available to the mortgage market. This helped net UK mortgage lending to go from being negative to being of the order of £4 billion a month in recent times. The details are below.

When interest rates are low, it is likely to be difficult for some banks and building societies to reduce deposit rates much further, which in turn could limit their ability to cut their lending rates.  In order to mitigate these pressures and maximise the effectiveness of monetary policy, the TFSME will, over the next 12 months, offer four-year funding of at least 10% of participants’ stock of real economy lending at interest rates at, or very close to, Bank Rate. Additional funding will be available for banks that increase lending, especially to small and medium-sized enterprises (SMEs).

We have seen this sort of hype about lending to smaller businesses before so let me give you this morning;s numbers.

In net terms, UK businesses borrowed no extra funds from banks in February, and the annual growth rate of bank lending to UK businesses remained at 0.8%. Within this, the growth rate of borrowing from SMEs picked up to 0.7%, whilst borrowing from large businesses remained at 0.9%.

It is quite unusual for it to be that good and has often been in the other direction.

In theory the extra bond purchases (QE) should boost the market although it is not that simple because if the original ones had worked as intended we would not have seen the FLS in the summer of 2012.

Today’s Data

It is hard not to have a wry smile at this.

Mortgage approvals for house purchase (an indicator for future lending) had continued to rise in February, reaching 73,500 . This took the series to its highest since January 2014, significantly stronger than in recent years. Approvals for remortgage also rose on the month to 53,400. Net mortgage borrowing by households – which lags approvals – was £4.0 billion in February, close to the £4.1 billion average seen over the past six months. The annual growth rate for mortgage borrowing picked up to 3.5%.

As you can see the previous measures to boost smaller business lending have had far more effect on mortgage approvals and lending. Also there is another perspective as we note the market apparently picking up into where we are now.

In terms of mortgage rates in February the Bank of England told us this.

Effective rates on new secured loans to individuals decreased 4bps to 1.81%.

So mortgages were getting slightly cheaper and the effective rate for the whole stock is now 2.36%.

The Banks

There is a two-way swing here. Help was offered in terms of a three-month payment holiday which buys time for those unable to pay although in the end they will still have to pay but for new loans we have quite a different situation. From The Guardian on Thursday.

Halifax, the UK’s biggest mortgage lender, has withdrawn the majority of the mortgages it sells through brokers, including all first-time buyer loans, citing a lack of “processing resource”.

In a message sent to mortgage brokers this morning, Halifax said it would no longer offer any mortgages with a “loan-to-value” (LTV) of more than 60%. In other words, only buyers able to put down a 40% deposit will qualify for a loan.

Other lenders have followed and as Mortgage Strategy points out below there are other issues for them and prospective buyers.

Mortgage lenders are in talks with ministers over putting the housing market in lockdown and transactions on hold, according to reports.

Lenders have been withdrawing products and restricting loan-to-values as they are unable to get valuers to do face-to-face inspections.

Property transactions are failing because some home owners in the chain are in isolation and unable to move house or complete on purchases.

Removals firms have been advised by their trade body not to operate, leaving movers in limbo.

So in fact even if the banks were keen to lend there are plenty of issues with the practicalities.

Comment

The next issue for the market is that frankly a lot of people are now short of this.

Money talks, mmm-hmm-hmm, money talks
Dirty cash I want you, dirty cash I need you, woh-oh
Money talks, money talks
Dirty cash I want you, dirty cash I need you, woh-oh ( The Adventures of Stevie V )

I have been contacted by various people over the past few days with different stories but a common theme which is that previously viable and successful businesses are either over or in a lot of trouble. They will hardly be buying. Even more so are those who rent a property as I have been told about rent reductions too if the tenant has been reliable just to keep a stream of income. Now this is personal experience and to some extent anecdote but it paints a picture I think. Those doing well making medical equipment for example are unlikely to have any time to themselves let alone think about property.

Thus we are looking at a deep freeze.

Ice ice baby
Ice ice baby
All right stop ( Vanilla Ice)

Whereas for house prices I can only see this for now.

Oh, baby
I, I, I, I’m fallin’
I, I, I, I’m fallin’
Fall

Podcast

Can the ECB save the Euro again?

A feature of the credit crunch and the Euro area crisis has been the behaviour of the European Central Bank or ECB. It’s role has massively expanded from the official one of aiming for an inflation rate ( CPI and thereby ignoring owner-occupied housing) of close to but just below 2%. In fact in his valedictory speech the former ECB President Jean Claude Trichet defined it as 1.97%. However times have changed and the next President upped the ante with his “Whatever it takes ( to save the Euro) speech giving the ECB roles beyond inflation targeting. But Mario Draghi also regularly told us that the ECB was a “rules-based organisation.”

On 18 March 2020, the Governing Council also decided that to the extent some self-imposed limits might hamper
action that the Eurosystem is required to take in order to fulfil its mandate, the Governing Council will consider
revising them to the extent necessary to make its action proportionate to the risks faced. ( ECB )

Well not those rules anyway which limited purchases to 33% of a bond. Oh and the rules against monetary financing seem to be getting more shall we say flexible too.

The residual maturity of public sector securities purchased under the PEPP ranges from 70 days up to 30 years and 364 days. For private securities eligible under the CSPP, the maturity range is from 28 days up to 30 years and 364 days. For ABSPP and CBPP3-eligible securities, no maturity restrictions apply. ( ECB)

There were rules which meant that Greece would not qualify for QE too but as we noted before they have gone.

 In addition, the PEPP includes a waiver of the eligibility requirements for securities issued by the Greek Government.

So as you can see the rules are only there until they become inconvenient. What we do not so far have unlike as has been claimed by some if that this policy is unlimited, although of course after all the ch-ch-changes it would hardly be a surprise if the new 750 billion Euro programme ended up being larger. Oh and they join their central banking cousins with this.

The additional temporary envelope of €750 billion under the PEPP is separate from and in addition to the net purchases under the APP.

Ah Temporary we know what that means…..

Bond Markets

These will be regarded as a success by the ECB as for example the ten-year yield in Germany is -0.44%. So in spite of the announcement of an extra 350 billion in debt to be issued Germany continues to be paid to borrow. So the ECB will regard itself as essentially financing the new German fiscal policy.

At the other end of the spectrum is Italy where the public finances are much worse. But the ten-year yield is 1.3% which is far below the nearly 3% it rose to after ECB President Lagarde stated that it was not its role to deal with “bond spreads” managing in one sentence to undo the main aim of her predecessor. As you can see the bond yield is under control in fact very strict control and I will return to this later.

Fiscal Policy

The ECB will be happy to see individual countries loosen the purse strings and especially Germany. The latter is something it has been keen on as the credit crunch develops. It is after all the largest economy and has had the most flexibility to do so. It would also help with the imbalances in both the Euro and world economies. However the collective response will have disappointed it.

We take note of the progress made by the Eurogroup. At this stage, we invite the Eurogroup to present proposals to us within two weeks.

At a time like this that seems a lot more than just leisurely. From the US Department of Labor.

In the week ending March 21, the advance figure for seasonally adjusted initial claims was 3,283,000, an increase of 3,001,000 from the previous week’s revised level. This marks the highest level of seasonally adjusted initial claims in the history of the seasonally adjusted series. The previous high was 695,000 in October of 1982.

That is for the US and not the Euro area but it does give us a handle on the size of the economic shock reverberating around the world. If it was a drum beat then it would require Keith Moon to play it.

Italy

We have some economic news from Italy but before I get to it we were updated this month by the IMF.

Compared to the staff report, staff have revised the growth forecast for 2020 down from about ½ percent to about ‒½ percent.

Actually that’s what we thought before all this. Please fell free to laugh at the next bit.

Altogether, staff projects an overall deficit of 2.6 percent of GDP in 2020

At some point they do seem to get a grip but then lose it in the medium-term.

Given the escalated lockdown measures and the wider
outbreak across Europe, there is a high risk of a notably weaker outturn. Growth over the medium term is projected at around 0.7 percent, although this too is subject to uncertainty about the duration and extent of the crisis.

I have long been critical of these long-term forecasts which frankly do more to reflect the author’s own personal biases than any likely reality.

If we switch to the Statistics Office we were told this earlier.

In March 2020, the consumer confidence climate slumped from 110.9 to 101.0. The heavy deterioration affected all index components. More specifically, the economic climate plummeted from 121.9 to 96.2, the personal one deteriorated from 107.8 to 102.4, the current one went down from 110.6 to 104.8 and, finally, the future one collapsed from 112.0 to 94.8.

Grim numbers indeed and as they only went up to the 13th of this month we would expect them to be even worse now.

Also there was something of a critique of the Markit IHS manufacturing numbers from earlier this week as this is much worse than indicated there.

The confidence index in manufacturing drastically reduced passing from 98.8 to 89.5. The assessments on order books fell from -15.6 to -23.9 and the expectations on production dropped from 0.7 to -17.1.

Retail too was hit hard.

The retail trade confidence index plummeted from 106.9 to 97.4. The drastic worsening affected in particular the expectations on future business whose balance tumbled from 28.0 to -9.4.

Comment

I have so far avoided the issue of Eurobonds or as they have been rebranded Corona Bonds. Mario Draghi wrote a piece in the Financial Times essentially arguing for them but there are clear issues. One is the grip on reality being displayed.

In some respects, Europe is well equipped to deal with this extraordinary shock. It has a granular financial structure able to channel funds to every part of the economy that needs it. It has a strong public sector able to co-ordinate a rapid policy response. Speed is absolutely essential for effectiveness.

Can we really see the Italian banking sector for example doing this?

And it has to be done immediately, avoiding bureaucratic delays. Banks in particular extend across the entire economy and can create money instantly by allowing overdrafts or opening credit facilities.  Banks must rapidly lend funds at zero cost to companies prepared to save jobs.

As to the general precept I agree that people and businesses need help but Mario is rather hoist by his own petard here. After all he and his colleagues wrote out a prescription of negative interest-rates and wide scale QE. There was some boasting about a Euroboom which quickly faded. Now the Euro area faces the consequences as for example the Euro exchange rate is boosted as carry trades ( to take advantage of negative interest-rates) get reversed.

Meanwhile according to his former colleague Vitor Constancio negative interest-rates are nothing to do with those who voted for them apparently.

You have certainly noticed that market interest rates have been going down for 40 years, well long before CBs were doing QE and buying investment grade bonds.

If so should they hand their salary back?

Let me express my sympathy for those suffering in Italy and elsewhere at this time.

What can the UK do in the face of an economic depression?

We are facing quite a crisis and let us hope that we will end up looking at a period that might have been described by the famous Dickens quote from A Tale of Two Cities.

It was the best of times, it was the worst of times, it was the age of wisdom, it was the age of foolishness, it was the epoch of belief, it was the epoch of incredulity, it was the season of Light, it was the season of Darkness, it was the spring of hope, it was the winter of despair, we had everything before us, we had nothing before us.

The reason I put it like that is because we have examples of the worst of times from food hoarders to examples of an extreme economic slowdown. On a personal level I had only just finished talking to a friend who had lost 2 of his 3 jobs when I passed someone on the street talking about her friend losing his job. Then yesterday I received this tweet.

Funny, Barclays quoted me 18% interest on a £10k business loan this morning to keep my employees paid, unfortunately the state will now need to pay them. Bonkers! ( @_insole )

If we look at events in the retail and leisure sector whilst there are small flickers of good news there are large dollops of really bad news. Accordingly this is a depression albeit like so many things these days it might be over relatively quickly for a depression in say a few months. Of course the latter is unknown in terms of timing. But people on low wages especially are going to need help as not only will they be unable to keep and feed themselves they will be forced to work if they can even if they are ill. In terms of public health that would be a disaster.

Also I fear this from the Bank of England Inflation Survey this morning may be too low.

Question 2b: Asked about expected inflation in the twelve months after that, respondents gave a median answer of 2.9%, remaining the same as in November.

Whilst there are factors which will reduce inflation such as the lower oil price will come into play there are factors the other way. Because of shortages there will be rises in the price of food and vital purchases as illustrated below from the BBC.

A pharmacy which priced bottles of Calpol at £19.99 has been criticised for the “extortionate” move.

A branch of West Midlands-based chain Jhoots had 200ml bottles of the liquid paracetamol advertised at about three times its usual price.

The UK Pound

If we now switch to financial markets we have seen some wild swings here. The UK Pound always comes under pressure in a financial crisis because of our large financial sector and as I looked at on Wednesday we are in a period of King Dollar strength. Or at least we were as it has weakened overnight with the UK Pound £ bouncing to above US $1.18 this morning. Now with markets as they are we could be in a lot of places by the time you read this but for now the extension of the Federal Reserve liquidity swaps to more countries has calmed things.

Perhaps we get more of a guide from the Euro where as discussed in the comments recently we have been in a poor run. But we have bounced over the past couple of days fro, 1.06 to 1.10 which I think teaches us that the UK Pound £ is a passenger really now. We get hit by any fund liquidations and then rally at any calmer point.

The Bank of England

It held an emergency meeting yesterday and then announced this.

At its special meeting on 19 March, the MPC judged that a further package of measures was warranted to meet its statutory objectives.  It therefore voted unanimously to increase the Bank of England’s holdings of UK government bonds and sterling non-financial investment-grade corporate bonds by £200 billion to a total of £645 billion, financed by the issuance of central bank reserves; and to reduce Bank Rate by 15 basis points to 0.1%.  The Committee also voted unanimously that the Bank of England should enlarge the Term Funding Scheme with additional incentives for SMEs (TFSME).

Let me start with the interest-rate reduction which is simply laughable especially if we note what the business owner was offered above. One of my earliest blog topics was the divergence between official and real world interest-rates and now a 0.1% Bank Rate faces 40% overdraft rates. Next we have the issue that 0.5% was supposed to be the emergency rate so 0.1% speaks for itself. Oh and for those wondering why they have chosen 0.1% as the lower bound ( their description not mine) it is because they still feel that the UK banks cannot take negative interest-rates and is nothing to do with the rest of the economy. So in an irony the banks are by default doing us a favour although we have certainly paid for it!

QE

Let us now move onto this and the Bank of England is proceeding at express pace.

Operations to make gilt purchases will commence on 20 March 2020 when the Bank intends to purchase £5.1bn of gilts spread evenly between short, medium and long maturity buckets.  These operations will last for 30 minutes from 12.15 (short), 13.15 (medium) and 14.15 (long).

But wait there is more.

Prior to the 19 March announcement the Bank was in the process of reinvesting of the £17.5bn cash flows associated with the maturity on 7 March 2016 of a gilt owned by the APF.

As noted above, and consistent with supporting current market conditions, the Bank will complete the remaining £10.2bn of gilt purchases by conducting sets of auctions (short, medium, long maturity sectors) on Friday 20 March and Monday 23 March (i.e. three auctions on each day).

So there will be a total of £10.2 billion of QE purchases today and although it has not explicitly said so presumably the same for Monday. As you can imagine this has had quite an impact on the Gilt market as the ten-year yield which had risen to 1% yesterday lunchtime is now 0.59%. The two-year yield has fallen to 0.08% so we are back in the zone where a negative Gilt yield is possible. Frankly it will depend on how aggressively the Bank of England buys its £200 billion.

The next bit was really vague.

The Committee also voted unanimously that the Bank of England should enlarge the Term Funding Scheme with additional incentives for SMEs (TFSME)……

Following today’s special meeting of the MPC the Initial Borrowing Allowance for the TFSME will be increased from 5% to 10% of participants’ stock of real economy lending, based on the Base Stock of Applicable Loans.

Ah so it wasn’t going to be the triumph they told us only last week then? I hope this will do some good but the track record of such schemes is that they boost the banks ( cheap liquidity) and house prices ( more and cheaper mortgage finance).

We did also get some humour.

As part of the increase in APF asset purchases the MPC has approved an increase in the stock of purchases of sterling corporate bonds, financed by central bank reserves.

Last time around this was a complete joke as the Bank of England ended up buying foreign firms to fill its quota. For example I have nothing against the Danish shipping firm Maersk but even they must have been surprised to see the Bank of England buying their bonds.

Comment

There are people and businesses out there that need help and in the former case simply to eat. So there are real challenges here because if Bank of England action pushes prices higher it will make things worse. But the next steps are for the Chancellor who has difficult choices because on the other side of the coin many of the measures above will simply support the Zombie companies and banks which have held us back.

Also this is a dreadful time for economics 101. I opened by pointing out that unemployment will rise and maybe by a lot and so will prices and hence inflation. That is not supposed to happen. Then the UK announces more QE and the UK Pound £ rises although of course it is easier to state who is not doing QE now! I guess the Ivory Towers who so confidently made forecasts for the UK economy out to 2030 are now using their tippex, erasers and delete buttons. Meanwhile in some sort of Star Trek alternative universe style event Chris Giles of the Financial Times is tweeting this.

In a moment of irritation, am amazed at how little UK public science has learnt from economics – making mistakes no good economist has made in 50 years Economists have been beating themselves up for a decade Shoe now on other foot…

Podcast

 

The biggest move by the US Federal Reserve was the one concerning liquidity or FX Swaps

Last night the week started with the arrival of the Kiwi cavalry as the Reserve Bank of New Zealand announced this.

The Official Cash Rate (OCR) is 0.25 percent, reduced from 1.0 percent, and will remain at this level for at least the next 12 months.

With international sporting events being cancelled this was unlikely to have been caused by a defeat for the All Blacks as the statement then confirmed.

The negative economic implications of the COVID-19 virus continue to rise warranting further monetary stimulus.

But soon any muttering in the virtual trading rooms was replaced by quite a roar as this was announced.

Consistent with its statutory mandate, the Committee seeks to foster maximum employment and price stability. The effects of the coronavirus will weigh on economic activity in the near term and pose risks to the economic outlook. In light of these developments, the Committee decided to lower the target range for the federal funds rate to 0 to 1/4 percent. The Committee expects to maintain this target range until it is confident that the economy has weathered recent events and is on track to achieve its maximum employment and price stability goals. This action will help support economic activity, strong labor market conditions, and inflation returning to the Committee’s symmetric 2 percent objective. ( US Federal Reserve)

So a 1% interest-rate cut to the previous credit crunch era low for interest-rates and whilst the timing was a surprise it was not a shock. This is because on Saturday evening President Donald Trump had ramped up the pressure by saying that he had the ability to fire the Chair Jeroen Powell. The odd points in the statement were the reference to returning to being “on track” for its objectives which seems like from another world as well as reminding people of Greece which has been “on track” to recovery all the way through its collapse into depression. Also “strong labor market conditions” is simply untrue now. All that is before the reference to inflation returning to target when some will be paying much higher prices for goods due to shortages.

QE5

This came sliding down the slipway last night which will have come as no surprise to regular readers who have followed to my “To Infinity! And Beyond!” theme.

To support the smooth functioning of markets for Treasury securities and agency mortgage-backed securities that are central to the flow of credit to households and businesses, over coming months the Committee will increase its holdings of Treasury securities by at least $500 billion and its holdings of agency mortgage-backed securities by at least $200 billion.

This is quite punchy as we note that the previous peak for its balance sheet was 4.5 trillion Dollars and now it will go above 5 trillion. The Repos may ebb and flow bad as we stand it looks set to head to 5.2 trillion or so. The odd part of the statement was the reference to the “smooth functioning” of the Treasury Bond market when buying such a large amount further reduces liquidity in a market with liquidity problems already. For those unaware off the run bonds ( non benchmarks) have been struggling recently. The situation for mortgage bonds is much clearer as some will no doubt be grateful for any buyers at all. Although whether buying the latter is a good idea for the US taxpayer underwriting all of this is a moot point. At least the money used is effectively free at around 0%.

Liquidity Swaps

This was the most significant announcement of all for two reasons. Firstly it was the only one which was coordinated and secondly because it stares at the heart of one of the main problems right now. Cue Aloe Blacc.

I need a dollar dollar, a dollar is what I need
Hey hey
Well I need a dollar dollar, a dollar is what I need
Hey hey
And I said I need dollar dollar, a dollar is what I need
And if I share with you my story would you share your dollar with me
Bad times are comin’ and I reap what I don’t sow.

I have suggested several times recently that there will be banks and funds in trouble right now as we see simultaneous moves in bond, equity and oil markets. That will only be getting worse as the price of a barrel of Brent Crude Oil approaches US $31. This means that some – and the rumour factory will be at full production – will be finding hard to get US Dollars and some may not be able to get them at all. So the response is that the main central banks will be able to.

The Bank of Canada, the Bank of England, the Bank of Japan, the European Central Bank, the Federal Reserve, and the Swiss National Bank are today announcing a coordinated action to enhance the provision of liquidity via the standing U.S. dollar liquidity swap line arrangements.

These central banks have agreed to lower the pricing on the standing U.S. dollar liquidity swap arrangements by 25 basis points, so that the new rate will be the U.S. dollar overnight index swap (OIS) rate plus 25 basis points.

So it appears that price matters for some giving us a hint of the scale of the issue here. If I recall correct a 0.5% cut was made as the credit crunch got into gear. Also there was this enhancement to the operations.

 To increase the swap lines’ effectiveness in providing term liquidity, the foreign central banks with regular U.S. dollar liquidity operations have also agreed to begin offering U.S. dollars weekly in each jurisdiction with an 84-day maturity, in addition to the 1-week maturity operations currently offered. These changes will take effect with the next scheduled operations during the week of March 16.

Then we got something actively misleading because the real issue here is for overseas markets.

The new pricing and maturity offerings will remain in place as long as appropriate to support the smooth functioning of U.S. dollar funding markets.

For newer readers wondering who these might be? The main borrowers in recent times have been the European Central Bank and less so the Bank of Japan. This is repeated at the moment as some US $58 million was borrowed by a Euro area bank last week. Very small scale but maybe a toe in the water.

Comment

Some of the things I have feared are taking place right now. We see for example more and more central banks clustering around an interest-rate of 0% or ZIRP ( Zero Interest-Rate Policy). Frankly I expect more as you know my view on official denials.

#BREAKING Fed’s Powell says negative interest rates not likely to be appropriate ( @AFP )

You could also throw in the track record of the Chair of the US Federal Reserve for (bad) luck.

Meanwhile rumours of fund collapses are rife.

Platinum down 18%, silver down 14% Palladium down 12%, Gold down 4% – someone is getting liquidated ( @econhedge )

Some of that may be self-fulfilling but there is a message in that particular bottle.

As to what happens next? I will update more as this week develops but I expect more fiscal policy back stopped by central banks. More central banks to buy equities as I note the Bank of Japan announced earlier it will double its operations this year. Helicopter Money is a little more awkward though as gathering to collect it would spread the Corona Virus. As Bloc Party put it.

Are you hoping for a miracle? (it’s not enough, it’s not enough)
Are you hoping for a miracle? (it’s not enough, it’s not enough)
Are you hoping for a miracle? (it’s not enough, it’s not enough)
Are you hoping for a miracle? (it’s not enough, it’s not enough)

Let me sign off for today by welcoming the new Bank of England Governor Andrew Bailey.

Podcast

I would signpost the second part of it this week as eyes will turn to the problems in the structure of the ECB likely to be exposed in a crisis.

 

 

Unsecured credit and mortgage lending market will be the winners after the Bank of England move

Today has arrived with an event we have been expecting but the timing was a few days early. Those walking past the Bank of England building in Threadneedle Street early this morning may have got a warning from the opening of Stingray being played on the wi-fi stream.

Stand by for action!

Anything can happen in the next 30 minutes

Before the equity and Gilt markets opened it announced this.

At its special meeting ending on 10 March 2020, the Monetary Policy Committee (MPC) voted unanimously to reduce Bank Rate by 50 basis points to 0.25%. …..The reduction in Bank Rate will help to support business and consumer confidence at a difficult time, to bolster the cash flows of businesses and households, and to reduce the cost, and to improve the availability, of finance.

So we see that yesterday morning’s equity market falls put the Bank of England into a state of panic. We also see why the UK Pound £ was weak on the foreign exchanges late yesterday as the news seems to have leaked giving some an early wire. The “improvement” announced by Governor Carney of voting the night before should be scrapped. But as we look at the statement the “help to” suggests a lack of conviction and was followed by this.

When interest rates are low, it is likely to be difficult for some banks and building societies to reduce deposit rates much further, which in turn could limit their ability to cut their lending rates.  In order to mitigate these pressures and maximise the effectiveness of monetary policy, the TFSME will, over the next 12 months, offer four-year funding of at least 5% of participants’ stock of real economy lending at interest rates at, or very close to, Bank Rate. Additional funding will be available for banks that increase lending, especially to small and medium-sized enterprises (SMEs). Experience from the Term Funding Scheme launched in 2016 suggests that the TFSME could provide in excess of £100 billion in term funding.

Okay the first sentence covers a lot of ground. Firstly it implicitly agrees with our theme that banks struggle to reduce interest-rates for ordinary depositors as we approach 0%, we have seen this in places with negative interest-rates. That also means that there is an opportunity to give the banks known under the code phrase “The Precious! The Precious!” at the Bank of England yet another subsidy estimated at the order of £100 billion.

Term Funding Scheme

We have had one of these before as it was initially introduced the last time the Bank of England panicked back in August 2016. It too like its predecessor the Funding for Lending Scheme was badged as being for small and medium-sized businesses but the change of name to the acronym TFSME gives us the clearest clue as to its success. after all successes like Coca-Cola keep the same name whereas leaky nuclear reprocessing plants like Windscale get called Sellafield.

So let me go through the scheme firstly with the Bank of England rhetoric and secondly with what happened last time.

help reinforce the transmission of the reduction in Bank Rate to the real economy to ensure that businesses and households benefit from the MPC’s actions;

Mortgage rates fell to record lows providing yet another boost to house prices, building companies and estate agents.

provide participants with a cost-effective source of funding to support additional lending to the real economy, providing insurance against adverse conditions in bank funding markets;

Unsecured lending went through the roof going on a surge that has continued as can you think of anything else in the economy growing at 6% per annum? You do not need to take my word for it as the Bank of England cake trolley will not be going near whoever wrote this in the latest Money and Credit report.

The annual growth rate of consumer credit (credit used by consumers to buy goods and services) remained at 6.1% in January. The growth rate has been around this level since May 2019, having fallen steadily from a peak of 10.9% in late 2016.

Let me now give you the numbers for business borrowing. Now the FLS and the first TFS are now flowing anymore but the numbers are in fact better than hat we sometimes saw when they were.

Within this, the growth rate of borrowing from large businesses and SMEs fell to 0.9% and 0.5% respectively.

Oh and in line with the dictum that old soldiers never die they just fade away if you look at the Bank of England balance sheet the Term Funding Scheme still amounts to £107 billion.

Numbers bingo!

We can see this from two perspectives as a rather furious soon to be Governor of the Bank of England Andrew Bailey was given this to announce.

The release of the countercyclical capital buffer will support up to £190 billion of bank lending to businesses. That is equivalent to 13 times banks’ net lending to businesses in 2019.

Once I had stopped laughing at the ridiculousness of this number I had two main thoughts. Firstly I guess he had to announce something as he had been robbed of rewarding the government with an interest-rate cut later this month. But next remember how we keep being told how we have more secure and indeed “resilient” banks? That seems to have morphed into this.

To support further the ability of banks to supply the credit needed to bridge a potentially challenging period, the Financial Policy Committee (FPC) has reduced the UK countercyclical capital buffer rate to 0% of banks’ exposures to UK borrowers with immediate effect.  The rate had been 1% and had been due to reach 2% by December 2020.

So yet another disaster for Forward Guidance! It actively misleads…

Comment

After all the Forward Guidance from Bank of England Governor Mark Carney about higher interest-rates he is going to leave them lower ( 0.25%) than when he started ( 0.5%). That about sums up his term in office as those like the Financial Times who called him a “rock star” Governor hope we have shirt memories. Also I have had many debates on social media with supporters of the claims that the Bank of England is politically independent. After an interest-rate cut to record lows on UK Budget Day I suspect they will be very quiet today. After all even Yes Prime Minister did not go quite that far! Indeed the Governor confirmed it in his press conference.

“We have coordinated our moves with the Chancellor in the Budget”

Actually there was also a Dr.Who style vibe going on as we had two Governors at one press conference.

More fundamentally there is the issue that interest-rate cuts at these levels may even make things worse. I am afraid our central planners have little nous and imagination and go for grand public gestures rather than real action. After all if you are short on staff because they are quarantined due to the Corona Virus what use is 0.5% off your borrowing costs? The latter of course assumes the banks pass it on.

As to ammunition left well the present Governor has established the lower bound for them at 0.1% ( hoping we will forget he previously claimed it was 0.5% before cutting below it). Will that survive him? It is hard to say because the real issue here is not you or I ot even business it is “The Precious” who they fear cannot take lower rates. That is the real reason for all the Term Funding Schemes and the like. However Monday did bring a curiosity as the Bank of England bought a Gilt with a yield of -0.025% so maybe it is considering plunging below zero.

Meanwhile there was something else curious today and the PR office of the Bank of England in an unusual turn may be grateful to me for pointing it out, But this was the sort of thing that used to make it cut interest-rates.

Gross domestic product (GDP) showed no growth in January 2020……The economy continued to show no growth overall in the latest three months.

No-one but the most credulous ( Professors of economics and those hoping to or previously having worked at the Bank of England) will believe that was the cause but it is a curious turn of events.

Meanwhile let us look at the term of Mark Carney via some music. Remember when he mentioned Jake Bugg? Well he would hope we would think of today’s move as this.

But that’s what happens
When it’s you who’s standing in the path of a lightning bolt

Whereas most will be humming The Smiths.

Panic on the streets of London
Panic on the streets of Birmingham
I wonder to myself
Could life ever be sane again?

Central Banks will demand even more powers in response to this crisis

Yesterday was quite something with the extraordinary oil price decline topped off by a more than 2000 point fall in the Dow Jones Industrial Average in the United States. I know that it is an outdated and flawed index but nonetheless it felt symbolic. So far today things are quieter with some bounce back in equity markets and the reverse in bond markets. But we have some familiar themes at play so let us get straight to them.

Japan

The Bank of Japan has been at the outer limit of monetary policy for some time now as The Mainichi pointed out earlier today.

The BOJ already owns around 50 percent of outstanding Japanese government bonds of about 1,000 trillion yen ($9.73 trillion), while pledging to buy 80 trillion yen of them per year. It has also bought nearly exchange traded funds.

Further cuts in the negative interest rate of minus 0.1 percent, which have pushed down longer-term interest rates for years, are expected to snap the profitability of the banking sector and hurt returns for insurers and pensions of private companies.

They have got a little excited on the issue of equity purchases as I am not sure what a nearly exchange traded fund is? Let me help out by pointing out that the Bank of Japan purchased some 101.4 billion Yen of equity ETFs both yesterday and today. Today’s purchases have a different perspective because the market closed higher, this is because the Bank of Japan has established a principle of only buying on down days. In this present crisis it has abandoned that twice so far. In addition its “clip size” has risen from 70.4 billion Yen to 101.4 billion. So far in March it has bought around 410 billion Ten of equities.

So Andrea True Connection continues to be playing from its loudspeakers.

More, more, more
How do you like it, how do you like it
More, more, more
How do you like it, how do you like it
More, more, more
How do you like it, how do you like it

It also buys commercial property ETFs although it is much less enthusiatic about this and has only bought 3.6 billlion Yen of them this month. Frankly I am not sure what these particular purchases are to achieve but they continue.

Fiscal Policy

I regularly point out that fiscal policy has been oiled and facilitated by the low level of bond yields. As The Mainichi points out above The Tokyo Whale has purchased half the Japanese bond market meaning that at many maturities Japan is being paid to borrow and even the thirty-year yield is a mere 0.3%. Thus it helps this.

President Donald Trump on Monday said he will be taking “major” steps to gird the U.S. economy against the impact of the spreading coronavirus outbreak, while Japan’s government plans to spend more than $4 billion in a second package of steps to cope with fallout from the virus. ( Reuters)

If we stay with Japan for now I note that as I looked this up there were references to a US $122 billion stimulus as recently as December. This is a problem as Japan keeps needing more fiscal stimuli and it is a particular issue right now. This is because last year’s rise in the Consumption Tax was supposed to improve the fiscal position whereas all we have seen since is stimuli or moves in the opposite direction.

This is a recurring theme in Japan as we mull the consequences of such extreme monetary action. Let me give you another example of a backwash for the control agenda. The policy of Yield Curve Control because it aims at a specific yield target for Japanese Government Bonds has been keeping yields up and not down in recent times.

The Euro area

It was only last week that I suggested the ECB could become the next major central bank to buy equities and thus I noted this overnight from a former Vice-President.

Should the central banks’ mandate be extended to explicitly include financial stability, giving them more instruments to try to contain asset prices booms instead of just “mopping-up after the crash”. Policy reviews are ongoing and everything must be on the table this time.

That is Vitor Constancio saying “everything must be on the table this time”.

I doubt he meant this but something has turned up today that will require ECB support.

ROME (Reuters) – Payments on mortgages will be suspended across the whole of Italy after the coronavirus outbreak, Italy’s deputy economy minister said on Tuesday.

“Yes, that will be the case, for individuals and households,” Laura Castelli said in an interview with Radio Anch’io, when asked about the possibility.

Italy’s banking lobby ABI said on Monday lenders representing 90% of total banking assets would offer debt moratoriums to small firms and households grappling with the economic fallout from Italy’s coronavirus outbreak.

Yesterday we noted that businesses were going to get a debt payment moratorium and today we see mortgages will also be on the list. This will immediately lead to trouble for the banks and of course the Italian banks were in enough trouble as it is. Even the bank considered the strongest Unicredit has a share price 23% lower than a year ago and of course there are all the zombies.

This also impacts at a time when Italian bond yields have risen albeit to a mere 1.3% for the ten-year benchmark. But even that leads to worries as Reuters point out.

Despite the introduction of tougher banking regulation and oversight in the wake of the euro zone debt crisis a decade ago, the doom loop remains.

Italian banks held 388.22 billion euros of Italian government bonds in their portfolios at the end of January, around a sixth of the country’s public debt.

“The feedback loop between the sovereign and banks in Italy is alive and well, and both sovereign and bank debt should trade in lock-step,” said Antoine Bouvet, senior rates strategist at ING.

Mentions of something that was in danger of being forgotten are on the rise so let me point out this from the ECB website.

The Governing Council will consider Outright Monetary Transactions to the extent that they are warranted from a monetary policy perspective as long as programme conditionality is fully respected, and terminate them once their objectives are achieved or when there is non-compliance with the macroeconomic adjustment or precautionary programme.

There are other issues here as plainly Italy is about to blast through the Stability and Growth Pact or Maastricht fiscal rules. Also I note that the European Stability Mechanism would be involved as why put things on balance sheet when you can tuck them away in a Special Purpose Vehicle or SPV? But the ECB will be busy and let me throw a snack into the debate, might it support bank shares?

Comment

There is quite a bit to consider here and the news keeps coming on this front.

#JAPAN SEEN MULLING EXPANSION OF ETF BUYING PROGRAM, KYODO SAYS – BBG ( @C.Barraud )

On and on it goes with so few ever questioning why it is always more needed? At some point you need an audit of progress so far and successes and failures. Whereas obvious failures get swept under the carpet. Let me give you an example of this from a Sweden which had negative interest-rates for several years but has now climbed back to the giddy heights of 0%. Yet Sweden Statistics reports this.

In recent years, households have made large net deposits in bank accounts despite low interest rates.

Then there is this as well.

Households’ net purchases of new tenant-own apartments amounted to SEK 21 billion in the fourth quarter of 2019, which is the highest value ever in a single quarter.

This returns us to the side-effects of such policies which is where we came in looking at Japan which has loads of them.

But ever quick to use a crisis to expand their powers the central bankers will be greedily using this crisis to do so. So we can expect more mortgage moratorium’s which of course will require even more help for “The Precious”.

Just as I was posting this it seems to be happening already.

BREAKING: RBS confirms it will give a three-month mortgage payment holiday to homeowners impacted by coronavirus. Follows Italy saying mortgage payments will be suspended. ( @gordonrayner )

I wonder if the Bank of England has been moving behind the scenes? Meanwhile it too moved on yesterday as one of the bonds it purchased in its Operation Twist QE purchases was at a negative yield.

Welcome to the oil price shock of 2020

Today is one where we are mulling how something which in isolation is good news has led to so much financial market distress overnight and this morning. So much so that for once comparisons with 2008 and the credit crunch have some credibility.

And I felt a rush like a rolling bolt of thunder
Spinning my head around and taking my body under
Oh, what a night ( The Four Seasons)

Just as people were getting ready for markets to be impacted by the lock down of Lombardy and other regions in Italy there was a Mexican stand-off in the oil market. This came on top of what seemed at the time large falls on Friday where depending on which oil benchmark you looked at the fall was either 9% or 10%.Then there was this.

DUBAI, March 8 (Reuters) – Saudi Arabia, the world’s top oil exporter, plans to raise its crude oil production significantly above 10 million barrels per day (bpd) in April, after the collapse of the OPEC supply cut agreement with Russia, two sources told Reuters on Sunday.

State oil giant Aramco will boost its crude output after the current OPEC+ cut deal expires at the end of March, the sources said.

Whilst they are playing a game of who blinks first the oil price has collapsed. From Platts Oil

New York — Crude futures tumbled roughly 30% on the open Sunday evening, following news that Saudi Aramco cut its Official Selling Prices for April delivery. ICE front-month Brent fell $14.25 on the open to $31.02/b, before climbing back to trade around $35.22/b at 2238 GMT. NYMEX front-month crude futures fell $11.28 to $30/b on the open, before rising to trade at around $32.00/b.

The Real Economy

Let us get straight to the positive impact of this because in the madness so many are missing it.

We find that a 10 percent increase in global oil inflation increases, on average, domestic inflation by about 0.4
percentage point on impact, with the effect vanishing after two years and being similar between advanced and developing economies. We also find that the effect is asymmetric, with positive oil price shocks having a larger effect than negative ones. ( IMF 2017 Working Paper )

There is plenty of food for thought in the reduced relative impact of lower oil prices for those who believe they are passed on with less enthusiasm and sometimes not passed on at all. But if the IMF are right we will see a reduction in inflation of around 0.6% should oil prices remain here.

As to the impact on economic growth the literature has got rather confused as this from the Bank of Spain in 2016 shows.

Although our findings point to a negative influence from oil price increases on economic growth, this phenomenon is far from being stable and has gone through different phases over time. Further research is necessary to fathom this complex relationship.

Let me give you an example of how it will work which is via higher real wages. Of course central bankers do not want to tell us that because they are trying to raise inflation and are hoping people will not spot that lower real wages will likely be a consequence. To be fair to the IMF it does manage to give us a good laugh.

The impact of oil price shocks, however,
has declined over time due in large part to a better conduct of monetary policy.

That does give us the next link in the story but before we get there let me give you two major problems right now which have links. The first is that the oil price Mexican stand-off has a silent player which is the US shale oil industry. As I have pointed out before it runs on a cash flow business model which has just seen likely future flows of cash drop by a third.

Now we get to the second impact which is on credit markets. Here is WordOil on this and remember this is from Thursday.

NEW YORK (Bloomberg) –Troubled oil and gas companies may have a hard time persuading their bankers to keep extending credit as the outlook darkens for energy, potentially leading to more bankruptcies in the already-beleaguered sector.

Lenders evaluate the value of oil reserves used as collateral for bank loans twice a year, a process that’s not likely to go well amid weak commodity prices, falling demand, shuttered capital markets and fears of coronavirus dampening global growth. Banks may cut their lending to cash-starved energy companies by 10% to 20% this spring, according to investors and analysts.

That will all have got a lot worse on Friday and accelerated today. I think you can all see the problem for the shale oil producers but the issue is now so large it will pose a risk to some of those who have lent them the money.

US oil/junk bonds: busts to show folly of last reboot ( FT Energy )

I am not sure where the FT is going with this bit though.

There will be no shortage of capital standing ready to recapitalise the energy sector….

Perhaps they have a pair of glasses like the ones worn by Zaphod Beeblebrox in The Hitch Hikers Guide to the Galaxy. Meanwhile back in the real world there was this before the latest falls.

More than one-third of high-yield energy debt is trading at distressed levels. Oil and gas producers with bonds trading with double-digit yields include California Resources Corp., Range Resources Corp., Southwestern Energy Co., Antero Resources Corp., Comstock Resources Inc., Extraction Oil & Gas Inc. and Oasis Petroleum Inc. ( World Oil)

Central Banks

As the oil price news arrived central bankers will have been getting text messages to come into work early. Let me explain why. Firstly we know that some credit markets were already stressed and that the US Federal Reserve had been fiddling while Rome burns as people sang along with Aloe Blacc.

I need a dollar, dollar a dollar is what I need
hey hey
Well I need a dollar, dollar a dollar is what I need
hey hey
And I said I need dollar dollar, a dollar is what I need.

Whoever decided to taper the fortnightly Repo operations to US $20 billion had enough issues when US $70 billion was requested on Thursday, now I guess he or she is not answering the phone. Anyway the role of a central bank in a crisis like this is to be lender of last resort and splash the cash. At the same time it should be doing emergency investigations to discover the true state of affairs in terms of solvency.

This is because some funds and maybe even banks must have been hit hard by this and may go under. Anyone long oil has obvious problems and if that is combined with oil lending it must look dreadful. If anyone has geared positions we could be facing another Long-Term Capital Management. Meanwhile in unrelated news has anyone mentioned the derivatives book of Deutsche Bank lately?

The spectre of more interest-rate cuts hangs over us like a sword of damocles. I type that because I think they will make things worse rather than better and central banks would be better employed with the liquidity issues above. They are much less glamorous but are certainly more effective in this type of crisis. Frankly I think further interest-rate cuts will only make things worse.

Comment

I have covered a lot of ground today but let me move onto home turf. We can also look at things via bond yields and it feels like ages ago that I marked your cards when it was only last Thursday! Anyway we have been on this case for years.

Treasury 10-Year Note Yield Slides Below 0.5% for First Time ( @DiMartinoBooth)

Yes it was only early last week that we noted a record low as it went below 1%. Meanwhile that was last night and this is now.

Overnight the US 10-year traded 0.33%, under 0.44% now. The longbond traded down to 0.70% overnight. The bond futures were up over 12 points. Now trading 0.85%. Note how “gappy” this chart is. Liquidity is an issue. ( @biancoresearch )

This really matters and not in the way you may be thinking. The obvious move is that if you are long bonds you have again done really well and congratulations. Also there is basically no yield these days as for example, my home country the UK has seen a negative Gilt yield this morning around the two-year maturity.

But the real hammer on the nail will not be in price ( interest-rates) it will be in quantity as some places will be unable to lend today. Some of it will be predictable ( oil) but in these situations there is usually something as well from left field. So let me end this part Hill Street Blues style.

Let’s be careful out there

Podcast

I have not mentioned stock markets today but I was on the case of bank shares in my weekly podcast. Because at these yields and interest-rates they lack a business model.