| Mortgage Servicing Rights |
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NOTE 19 – Mortgage Servicing Rights |
The Corporation accounts for consumer MSRs at fair value with changes in fair value recorded in the Consolidated Statement of Income in mortgage banking income (loss). The Corporation economically hedges these MSRs with certain derivatives and securities including MBS and U.S. Treasuries. The securities that economically hedge the MSRs are classified in other assets with changes in the fair value of the securities and the related interest income recorded in mortgage banking income (loss).
The table below presents activity for residential first-lien MSRs for the three and nine months ended September 30, 2011 and 2010. Commercial and residential reverse MSRs, which are carried at the lower of cost or market value and accounted for using the amortization method, totaled $157 million and $278 million at September 30, 2011 and December 31, 2010, and are not included in the tables in this Note.
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Three Months Ended September 30 |
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Nine Months Ended September 30 |
(Dollars in millions) |
2011 |
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2010 |
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2011 |
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2010 |
Balance, beginning of period |
$ |
12,372 |
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$ |
14,745 |
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$ |
14,900 |
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$ |
19,465 |
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Additions |
251 |
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|
784 |
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|
1,502 |
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|
2,861 |
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Sales |
(218 |
) |
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(39 |
) |
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(452 |
) |
|
(103 |
) |
Impact of customer payments (1)
|
(665 |
) |
|
(924 |
) |
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(2,010 |
) |
|
(2,961 |
) |
Impact of changes in interest rates and other market factors (2)
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(4,471 |
) |
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(2,142 |
) |
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(4,856 |
) |
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(6,142 |
) |
Model and other cash flow assumption changes: (3)
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Projected cash flows, primarily due to increases in cost to service loans |
(243 |
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(1,648 |
) |
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(2,272 |
) |
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(2,724 |
) |
Impact of changes in the Home Price Index |
— |
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905 |
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434 |
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871 |
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Impact of changes to the prepayment model |
1,470 |
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717 |
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1,596 |
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1,144 |
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Other model changes |
(616 |
) |
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(147 |
) |
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(962 |
) |
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(160 |
) |
Balance, September 30 |
$ |
7,880 |
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$ |
12,251 |
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$ |
7,880 |
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$ |
12,251 |
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Mortgage loans serviced for investors (in billions) |
$ |
1,512 |
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$ |
1,669 |
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$ |
1,512 |
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$ |
1,669 |
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(1) |
Represents the change in the market value of the MSR asset due to the impact of customer payments received during the period. |
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(2) |
These amounts reflect the changes in modeled MSR fair value largely due to observed changes in interest rates, volatility, spreads and the shape of the forward swap curve. |
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(3) |
These amounts reflect periodic adjustments to the valuation model as well as changes in certain cash flow assumptions such as costs to service and ancillary income per loan. |
The Corporation uses an option-adjusted spread (OAS) valuation approach to determine the fair value of MSRs which factors in prepayment risk. This approach consists of projecting servicing cash flows under multiple interest rate scenarios and discounting these cash flows using risk-adjusted discount rates. The key economic assumptions used in determining the fair value of MSRs at September 30, 2011 and December 31, 2010 are presented below.
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September 30, 2011 |
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December 31, 2010 |
(Dollars in millions) |
Fixed |
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Adjustable |
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Fixed |
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Adjustable |
Weighted-average OAS |
3.55 |
% |
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6.00 |
% |
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2.17 |
% |
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5.12 |
% |
Weighted-average life, in years |
3.82 |
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2.16 |
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4.85 |
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2.29 |
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The table below presents the sensitivity of the weighted-average lives and fair value of MSRs to changes in modeled assumptions. These sensitivities are hypothetical and should be used with caution. As the amounts indicate, changes in fair value based on variations in assumptions generally cannot be extrapolated because the relationship of the change in assumption to the change in fair value may not be linear. Also, the effect of a variation in a particular assumption on the fair value of MSRs that continue to be held by the Corporation is calculated without changing any other assumption. In reality, changes in one factor may result in changes in another, which might magnify or counteract the sensitivities. The below sensitivities do not reflect any hedge strategies that may be undertaken to mitigate such risk.
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September 30, 2011 |
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Change in Weighted-average Lives |
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(Dollars in millions) |
Fixed |
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Adjustable |
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Change in
Fair Value
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Prepayment rates |
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Impact of 10% decrease |
0.29 |
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years |
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0.15 |
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years |
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$ |
660 |
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Impact of 20% decrease |
0.62 |
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0.32 |
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1,418 |
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Impact of 10% increase |
(0.25 |
) |
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(0.13 |
) |
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|
(580 |
) |
Impact of 20% increase |
(0.47 |
) |
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(0.24 |
) |
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(1,094 |
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OAS level |
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Impact of 100 bps decrease |
n/a |
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n/a |
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$ |
392 |
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Impact of 200 bps decrease |
n/a |
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n/a |
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817 |
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Impact of 100 bps increase |
n/a |
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n/a |
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(362 |
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Impact of 200 bps increase |
n/a |
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n/a |
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(697 |
) |
n/a = not applicable
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