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Abstract:
A central question surrounding the current subprime crisis is whether the securitization process reduced the incentives of financial intermediaries to carefully screen borrowers. We empirically examine this issue using a unique dataset on securitized subprime mortgage loan contracts in the United States. We exploit a specific rule of thumb in the lending market to generate exogenous variation in the ease of securitization and compare the composition and performance of lenders' portfolios around the ad-hoc threshold. Conditional on being securitized, the portfolio that is more likely to be securitized defaults by around 10-25% more than a similar risk profile group with a lower probability of securitization. We conduct additional analyses to rule out selection on the part of borrowers, lenders, or investors as alternative explanations. The results are confined to loans where intermediaries' screening effort may be relevant and soft information about borrowers determines their creditworthiness. Our findings suggest that existing securitization practices did adversely affect the screening incentives of lenders.

Securitization, screening, incentives, subprime, defaults, mortgages, disintermediation, subprime crisis, consumer credit

Abstract:
We examine the consequences of existing regulations on the quality of mortgage loans originations in the originate to distribute (OTD) market. The information asymmetries in the OTD market can lead to moral hazard problems on the part of lenders. We find, using a plausibly exogenous source of variation in the ease of securitization, that the quality of loan originations varies inversely with the amount of regulation: more regulated lenders originate loans of worse quality. We interpret this result as possible evidence that the fragility of lightly regulated originators' capital structure can mitigate moral hazard. In addition, we find that incentives which require mortgage brokers to have 'skin in the game' and stronger risk management departments inside the bank partially alleviates the moral hazard problem in this setting. Finally, having more lenders inside a mortgage pool is associated with better quality of loans, suggesting that sharper relative performance evaluation made possible by more competition among contributing lenders can also mitigate the moral hazard problem to some extent. Overall, our evidence suggests that market forces rather than regulation may have been more effective in mitigating moral hazard in the OTD market. The findings caution against policies that impose stricter lender regulations which fail to align lenders' incentives with the investors of mortgage-backed securities.

Securitization, screening, incentives, subprime, defaults, mortgages, disintermediation, subprime crisis, regulation

Abstract:
In December 2001 the President's Commission to Strengthen Social Security published a report describing plans to reform Social Security through the introduction of new, privately managed, defined-contribution pension accounts. The new accounts are to be financed by diverting a portion of payroll taxes that are now used to finance pensions under the existing defined-benefit public pension system. This paper evaluates the overall impact of the Commission's second plan on the distribution of retirement income and rates of return on pension contributions within and among future generations of married couples.