An important measure of activity in the housing market is the number of mortgage approvals. Figures released by the Bank of England show that the number of mortgage approvals for house purchase, after seasonal adjustment, fell from 48,099 in January to 47,094 in February. This was the third consecutive monthly fall in the number of mortgage approvals and the lowest number since the 46,551 recorded back in May 2009.
If we take the latest three months as a whole (December 2009 to February 2010), there were 153,446 approvals worth £20.89 billion. Now, when compared with the same three months a year earlier we can see just how thin activity in the housing market was back then: the number of approvals is now 45.2% higher, while the value of approvals is 30.8% higher. But, it is short-term growth or, more accurately, the lack of it which is worrying commentators. It appears that much of the autumnal recovery in housing market activity is petering out. When we compare the figures for latest three months with those in the previous three months (September to November 2009) we find approval numbers down 10.7%, while the value of approvals is down 11.4%. In other words, it appears that housing demand is again weakening.
If we take a slightly longer-term perspective it becomes even clearer just how low, by historic standards, current activity levels are. Over the past ten years the average number of mortgage approvals for house purchase each month has been 94,443 – this is more than double the number reported for February. So, while the clocks may have gone forward, mortgage approvals are reluctant to move forward. But, more than this, it will be fascinating to watch in the months ahead the patterns in mortgage approvals and so monitor the demand for housing.
Articles
Mortgage lending falls to a nine-month low Times Online , Robert Lindsay (29/3/10)
Mortgage slowdown continues, Bank of England data shows BBC News (29/3/10)
Mortgage approvals fall to a nine-month low Financial Times, Daniel Pimlott (29/3/10)
BoE reports fall in February mortgage approvals Home Move, Kay Murchie (29/3/10)
Data
Mortgage approval numbers and other lending data are available from the Bank of England’s statistics publication, Monetary and Financial Statistics (Bankstats) (See Table A5.4.)
Questions
- Between September 2008 and the end of 2009, the government introduced what became known as a ‘Stamp Duty holiday’. This meant that buyers became liable to pay Stamp Duty (a tax on house purchases) on property purchases worth over £175,000 rather than over £125,000. How would you have expected the ‘Stamp Duty holiday’ to have affected activity levels during this period? And what types of buyers would have most benefited?
- The government announced in the March 2010 Budget that it is removing Stamp Duty for first-time buyers on properties up to £250,000 for a 2-year period starting from 25th March 2010. What impact might this have on current activity levels? What about in the run-up to its removal in 2012?
- In the March 2010 Budget, the government announced that a 5% rate of Stamp Duty was being introduced on properties of over £1 million from tax year 2011-12. Currently, a top rate of 4% is applied to properties over £500,000. How would you expect this to affect activity levels now, the closer we get to next April and then after April 2011?
- What can we infer from the recent patterns in mortgage approvals about the strength of housing demand?
- Do patterns in the number of mortgage approvals have implications for house prices? Explain your answer.
One measure of the level of activity in the housing market is the number of mortgage approvals for house purchase. While a small number of approvals will not result in transactions because house purchases can ‘fall through’, the current number of approvals is, nonetheless, an extremely good guide to transaction levels in the near future. The seasonally-adjusted approval number for January 2010 reported by the Bank of England was 48,198. This has drawn a fair amount of attention because it was the lowest since May last year and it was the second monthly fall in a row.
The increase in mortgage approval numbers seen in the second half of last year represented an increase in housing demand and helps in understanding why house prices rose over the same period. But, we should perhaps put January’s approval figure into further context. 2008 saw mortgage approval numbers collapse to only 451,350 (or roughly 37,600 per month) from 1,323,609 (or roughly 110,300 per month) in 2007. The average monthly number of approvals across the last decade was 95,000 – roughly double January’s number.
So what a trawl through the figures shows is that the current level of approvals is by historic standards low, but still above the incredibly low levels seen during 2008. But, more than this, it suggests that we perhaps need to get accustomed to relatively low mortgage approval numbers. With financial institutions and households alike needing to remain cautious and rebuild their respective financial positions, we should expect ‘new norms’, so far as activity levels are concerned, for quite some time to come.
Articles
UK mortgage approvals fall for second month in January: BOE RTT News (1/3/10)
Mortgage approvals drop sharply BBC News (1/3/10)
UK mortgage approvals drop to eight-month low Bloomberg.com, Scott Hamilton (1/3/10)
Mortgage lending dives after end of stamp duty holiday Independent on Sunday, James Thompson (14/3/10)
Housing market turnover falls despite record low rates on new mortgages Financial Times, Norma Cohen (13/3/10)
Fears grow that new mortgage drought could hit house prices Times Online, James Charles (13/3/10)
Data
Mortgage approval numbers and other lending data are available from the Bank of England’s statistics publication, Monetary and Financial Statistics (Bankstats) (See Table A5.4.)
Questions
- What factors do you think will have contributed to the fall in mortgage approvals in 2008? And what factors might explain the slight recovery in the second half of 2009?
- What factors do you think will be important in determining mortgage approvals in the months ahead?
- How might changes in the number of mortgage approvals be expected to affect house prices?
- What role might financial institutions, like banks and building societies, play in affecting UK house price growth in 2010? How might their influence compare with that in the period 2008/9?
In several of the posts in recent months we’ve considered the possible use of a Tobin tax as a means of reducing speculation in financial markets and possibly raising substantial amounts in tax revenue. See, for example: Tobin or not Tobin: the tax proposal that keeps reappearing and A Tobin tax – to be or not to be?. Although James Tobin’s original proposals referred to a tax on foreign exchange transactions, recent proposals have been to impose such a tax on a whole range of financial transactions.
Added impetus has been given to the move to adopt Tobin taxes by the publication of a video from an organisation known as the Robin Hood Tax Campaign. To quote the site “The Robin Hood Tax is a tiny tax on bankers that would raise billions to tackle poverty and climate change, at home and abroad. By taking an average of 0.05% from speculative banking transactions, hundreds of billions of pounds would be raised every year. That’s easily enough to stop cuts in crucial public services in the UK, and to help fight global poverty and climate change.”
So would this version of a Tobin tax work? The following videos and articles examine the proposal.
Actor Nighy backs Robin Hood banking tax campaign BBC Breakfast News (10/2/10)
Robin Hood banking tax ‘would raise billions’ (includes article) BBC Breakfast News (10/2/10)
Robin Hood tax on banks ‘would raise billions’ BBC News, Richard Westcott (10/2/10)
Celebrities launch ‘Robin Hood’ tax campaign BBC News, Hugh Pym (10/2/10)
Richard Curtis and Bill Nighy team up in new film urging Tobin tax on bankers (includes article) Guardian, Nick Mathiason (9/2/10)
Articles
Robin Hood tax offers a way to deal with our pressing problems Guardian letters (10/2/10)
Call for ‘Robin Hood tax’ on banking transactions Independent, James Thompson (10/2/10)
Joseph Stiglitz calls for Tobin tax on all financial trading transactions Telegraph, Edmund Conway (5/10/09)
I’m happy to play my part in the great Robin Hood Tax Telegraph, Bill Nighy (9/2/10)
The world’s greatest bank job! Ethiopian Review, Ian Sullivan (10/2/10)
Robin Hood tax could shrink currency markets by 14% ShareCast (10/2/10)
Don’t leave Greece to face the speculators alone Guardian, Larry Elliott (9/2/10)
Global support for a tax on banks is growing, says Gordon Brown Guardian, Helen Pidd (11/2/10)
Global bank tax near, says Brown Financial TImes, George Parker and Lionel Barber (10/2/10)
Get behind Robin Hood Guardian, Austen Ivereigh (19/2/10)
Questions
- Explain how a ‘Robin Hood tax’ would work.
- How would such a tax differ from Tobin’s original proposals?
- What would determine its effectiveness in stabilising financial markets?
- Would it be effective in raising tax revenue?
- Compare this tax with other methods of stabilising financial markets.
- What considerations would need to be taken into account in setting the rate for a Tobin tax on financial transactions?
Since March 2009, the Bank of England has engaged in a process of quantitative easing (QE). Over the period to January 2010 the Bank of England injected £200 billion of new money into the economy by purchasing assets from the private sector, mainly government bonds. The assets were purchased with new money, which enters the economy as credits to the accounts of those selling the assets to the Bank of England. This increase in narrow money (the monetary base) is then able to form the basis of credit creation, allowing broad money (M4) to increase by a multiple of the increased monetary base. In other words, injecting £200 billion allows M4 to increase by considerably more.
But just how much more will M4 rise? How big is the money multiplier? This depends on the demand for loans from banks, which in turn depends on the confidence of business and households. With the recovery only just beginning, demand is still very dampened. Credit creation also depends on the willingess of banks to lend. But this too has been dampened by banks’ desire to increase liquidity and expand their capital base in the wake of the credit crunch.
Not surprisingly, the growth in M4 has been sluggish. Between March and Decmber 2009, narrow money (notes, coin and banks’ reserve balances in the Bank of England) grew from £91bn to £203bn (an increase of 123%). M4, however, grew from £2011bn to £2048bn: an increase of only 1.8%. In fact, in December it fell back from £2069bn in November.
Despite the continued sluggishness of the economy, at its February meeting the Bank of England announced an end to further quantitiative easing – at least for the time being. Although Bank Rate would be kept on hold at 0.5%, there would be no further injections of money. Part of the reason for this is that there is still considerable scope for a growth in broad money on the basis of the narrow money already created. If QE were to continue, there could be excessive broad money in a few months’ time and that could push inflation well above target. As it is, rising costs have already pushed inflation above the 2% target (see Too much of a push from costs but no pull from demand).
So will this be an end to quantitative easing? The following articles explore the question.
Bank of England halts quantitative easing Guardian, Ashley Seager (4/2/10)
Bank calls time on quantitative easing (including video) Telegraph, Edmund Conway (5/2/10)
Bank of England’s time-out for quantitative easing plan BBC News (4/2/10)
Shifting goalposts keep final score in question Financial Times, Chris Giles and Jessica Winch (5/2/10)
Bank halts QE at £200bn despite ‘sluggish’ recovery Independent, Sean O’Grady (5/2/10)
Easy does it: No further QE BBC News blogs, Stephanomics, Stephanie Flanders (4/2/10)
Leading article: Easing off – but only for now Independent (5/2/10)
Not easy Times Online (5/2/10)
Quantitative easing: What the economists say Guardian (4/2/10)
Questions
- Explain how quantitative easing works?
- What determines the rate of growth of M4?
- Why has the Bank of England decided to call a halt to quantiative easing – at least for the time being?
- What is the transmission mechanism whereby an increase in the monetary base affects real GDP?
- What role does the exchange rate play in the transmission mechanism?
- Why is it difficult to predict the effect of an increase in the monetary base on real GDP?
- What will determine whether or not the Bank of England will raise interest rates in a few months’ time?
It’s not just the roads in the UK that were frozen, as the Bank of England unsurprisingly decided to keep interest rates frozen at 0.5%. Furthermore, many economists do not expect to see interest rates increase for some time. Roger Bootle has predicted that rates could stay low for up to 5 years and this will contribute to a continuing weak pound and spell further trouble for importers and their customers.
The Bank of England also left its money-creation programme of ‘quantitative easing’ unchanged, but next month it will have to decide whether to extend quantitative easing beyond the limits of £200 billion that it set back in November.
Whilst we are supposedly beginning our economic recovery – with 2009 quarter 4 figures showing the first rise in output since the first quarter of 2008 – its strength remains questionable. Indeed, the rise in output in the last three months of 2009 was a mere 0.1%. So how important are interest rates in helping to sustain the recovery? Can they really pull us out of the recession by remaining at just 0.5%? Read the articles below which look at freezing interest rates and quantitative easing.
FTSE unaffected by interest rate decision In the News (7/1/10)
Freeze on UK interest rates BBC News (7/1/10)
Bank of England may raise interest rates as soon as March, leading economist predicts Telegraph (7/1/10)
Interest rates and quantitative easing on hold Guardian, Larry Elliott (7/1/10)
Bank of England extends quantitative easing by £25bn – but is it enough? Guardian, Larry Elliott (5/11/10)
Questions for QE BBC News blogs, Stephanomics, Stephanie Flanders (7/1/10)
Interest rates could stay low for 5 years, says Bootle BBC News (7/1/10)
Questions
- How do low interest rates contribute to a weak pound? How does this affect exporters and importers?
- What is quantitative easing? Should the QE programme be extended? What are the arguments for and against this in terms of economic recovery and public debt?
- How much of an impact do you think the recession will have on government policy over the next few months?
- Explain the transmission mechanisms by which changes in interest rates affect the goods market.
- If the Bank of England were not independent, what do you think would be happening to interest rates?