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institutions, less frequently in areas that do have lending institutions of their own.
Still less frequently would you find that situation in areas so large that are served not only by large local institutions, but by some national institutions.
Senator MAYBANK. Could we get some areas put into the record before the hearings are over?
Senator BRICKER. Yes. Senator MAYBANK. Could the Housing Authority give a few illustrations where there would be no banks, where there would be only these other institutions?
Mr. FOLEY. With reference to the particular points, as to the veterans loans, I will be happy to try to secure it for you, which I think I would need to get through the Veterans Administration. Senator MAYBANK. Will
do so, please? Mr. FOLEY. Yes.
(The following was received from the Veterans Administration in response to the above:)
JANUARY 20, 1950. Hon. RAYMOND M. FOLEY, Administrator, Housing and Home Finance Agency,
Washington 25, D. C. DEAR MR. FOLEY: In response to the telephone request through Mr. Condon, of your office, there is enclosed a brief statement concerning the availability of home-mortgage finance to World War II veterans in semirural or rural areas. This statement is necessarily inconclusive, partly due to the difficulty of assembling an accurate survey on data of its nature, and partially due to the short time allowed for its preparation.
Please let me know if you would like this supplemented in any detail which we may have at hand. Very truly yours,
F. W. KELSEY,
Assistant Administrator for Finance. AVAILABILITY OF GI 4-PERCENT LOANS BY GEOGRAPHIC AREAS The VA has no statistical information immediately available of current significance which would give any conclusive answer to the question whether GI loan credit is generally available to veterans in smaller communities and semirural
It is true that narrative reports from some of our regional offices have indicated that the veteran living in a small town has a more difficult time in exercising his loan guaranty benefit. Indeed, it is generally recognized in the thinking of students of real estate finance that long-term mortgage financing at low interest rates is more difficult to obtain outside of the urban areas.
But it should be emphasized that the reports from VA field offices are not current and may not reflect the changes in the credit situation for GI loans which have occurred in the past few months. For example, the renewed participation by many large insurance companies in GI loan investment should have a helpful effect in spreading mortgage capital into more areas. Similarly, the 1-percent origination charge in lieu of certain closing costs which was recently authorized by a VA regulation change should have a salutary influence upon many banks and savings and loan associations in the less populated areas. The 100-percent market for GI first-mortgage loans authorized by Public Law 387 on October 25, 1949, must also be taken into account as a relevant factor which has not had time to operate. Because of the existence of the more liberal Government secondary market, many mortgage companies are beginning to branch out from the urban centers in their search for loan business.
In short, the problem is not susceptible of a conclusive answer until the influence of the above-mentioned factors can be assessed. Perhaps a restudy of the problem 90 days hence might give a truer picture of the GI loan-credit situation as it affects veterans living outside the large metropolitan areas.
Senator SPARKMAN. I am sure it can be done. I don't know how the situation is now, but I do know that little more than a year ago we had quite a famine of veterans loans. At that time, I believe the rate of interest was higher-I mean in the general market-and that may have had a decided effect on it.
Senator BRICKER. There is still some spread, but it isn't so high as it was then.
Senator SPARKMAN. In my home town it was virtually impossible to get a veteran's loan.
Senator MAYBANK. I know of places too, but I thought Mr. Foley might put it in here.
Senator SPARKMAN. I think it would be a fine thing.
Senator Douglas, this whole thing was brought up on the suggestion you made this morning. I was rather impressed with an article that I saw in the local papers Sunday about a move that had been taken, or was suggested, by the National Mortgage Association, to set up a private mortgage association among themselves to encourage a greater activity in private lending, and I just wondered if you would care to comment on that.
By the way, may I say first that I also saw a report of the special committee of the National Mortgage Association that had made a study of this matter, and I was very much impressed with some of the things that that committee had said. One thing, for instance, was that they had no right to condemn the great volume of FNMA business without condemning themselves, because they were the ones that had made it possible, and if they wanted to correct that situation they simply had to make certain that money would be available.
It seems to me a rather hopeful move that they are taking, and I just wonder what your comment would be on that.
Senator BRICKER. One question. You mean to create a secondary market of private money contributed by lending institutions?
Senator SPARKMAN. Yes. To pool their resources for the purpose of making private loan money available.
Mr. FOLEY. Senator Sparkman, when you began your reference to a newspaper story, were you referring to one released by the National Home Builders Association? I saw such a release.
Senator SPARKMAN. I thought it was by the National Mortgage Association. Senator Douglas had just handed me the story that was taken from the Star. I believe it is. The particular story that I read was in the Post. But I assume it is all the same. This is the New York Herald Tribune. The reference is to the annual convention of the National Association of Real Estate Boards in Chicago. I believe this is an older story than the one I saw.
The one I saw was in last Sunday's paper; I think here in Washington.
Mr. FOLEY. I think that one referred to a plan that has been under discussion on the part of the National Home Builders Association. There is another under discussion by the Mortgage Bankers Association. Regardless of that, there is evidently a growing, marked interest on the part of the private industry, both the builders and the lenders in the establishment, on a broader and more generally accessible basis of a privately financed secondary market.
As you recall, that was one of the objectives of the National Housing Act itself. At that time, as you also recall, it provided means for the establishment of privately financed national mortgage associations. None came into being in time to meet the situation that developed in the early days of the insured mortgage.
I am advised I don't know how definitely or how far advanced the plans may be—that there is a very active interest on the part of large pools of private capital for the establishment of a large, or perhaps series of less large, privately financed national mortgage associations to provide this outlet rather than continue sole reliance on public financing
Senator BRICKER. I suppose the greater market now would be the insurance field; isn't it?
Mr. Foley. That is right. There are, of course, many outlets which constitute presently a privately financed secondary market and a very large volume of mortgages. It is not to be assumed that all of the secondary selling is taking place with the Fanny May. But the private secondary market has not been sufficiently large, sufficiently generally accessible, available. Certainly, it seems to me that any proper move to promote a greater participation of private financing in the secondary market should be encouraged.
Senator BRICKER. Have you figures to show the relative amount of mortgages sold through Fanny May and those sold through private institutions?
Mr. FOLEY. No. We might be able to obtain some figures, but not comprehensive information, from the record of transfers on the insured mortgages of FHA.
I don't know what might be available or through what sources I could get it on the veterans.
Senator BRICKER. I think that would be very helpful.
Mr. FOLEY. Extremely important. I do not know whether the Veterans Administration has a system of recording transfers, such as the VA has, or the FHA has; if so, we can probably get some information there. I will ask for it.
(The material referred to follows:)
FNM A nonfarm home-financing activity (by FHA and VA)
(Thousands of dollars)
46, 296 40, 150 39, 633 47, 720 66, 630 85, 946 123, 434 193, 408 165, 698 153, 118 116, 961 138, 583 96, 617
31, 697 22, 075 19, 938 25, 170 36, 489 45, 313 59, 202 77, 401 58, 858 56, 027
21, 817 135, 263
9, 476 7, 271 6, 501 11, 926 18, 662 14, 860 21, 297 21, 523 16, 141 17, 159 11, 979 12, 479 4,776
7, 414 14, 599 12, 256 2, 848 18, 075 16, 614 6, 209 19, 695 18, 394 7, 670 22, 550 21, 332 11, 357 30, 141 28, 271 26, 068 40, 633 38, 919 30, 139 64, 232
62, 746 47, 155 116, 007 113, 676 39, 524 106, 840 105, 157 35, 798 97, 091 94, 581
7,639 95, 144 93, 430 20, 739 103, 320 101, 941 12, 026
79, 108 77, 723
2, 343 1, 461 1, 301 1, 217 1, 870 1, 714 1, 486 2, 331 1,684 2, 510 1, 714 1, 379 1,385
Mortgage balance outstanding as of
51, 090 Purchases, July 1, 1948-Nov. 30,
743, 198 380,965 Repayments and other credits July
65, 931 286, 299 28, 735 362, 233 347,061 | 15, 172 1, 1948-Nov. 30, 1949.
21, 822 17, 799
2,657 Sales, Aug. 1, 1949-Nov. 30, 1949..
15, 094 48 4, 023 3,671
352 5, 465
999 Mortgage balance outstanding as of
754 280 50 230 Nov. 30, 1949.
767,000 409, 070 65, 242 315, 895 27,933 357, 930 343, 340 14,590 Commitments undisbursed as of Nov. 30, 1949.
791, 917 1351, 495 Available for commitment as of
6,962 Nov. 30, 1949.
1 Includes $91,000 under FHA section 207.
2 Amount available for commitment as of Nov. 30, 1949, allowing for $211,000 mortgage balance outstanding and $210,000 commitments undisbursed under VA section 502 farm mortgages.
Source: Reconstruction Finance Corporation; Federal National Mortgage Association.
Type of institution originating and holding all home mortgages: Number and face amount of secs. 203 and 603 mortgages originated for the year 1948 and held in portfolio as of Dec. 31, 1948
294, 187 2,086, 644, 839 100.0 1,035, 431 5, 564, 288, 693
1 Total originations for the year do not agree with insurance written for the year shown elsewhere, due to lag in tabulation.
Less than face amount in force, due to lag in tabulation. : Based on amount of mortgage. * Includes industrial banks, inance companies, endowed institutions, private and State benefit funds, etc. • Excludes mortgages insured under sec. 603 pursuant to sec. 610 and those insured under sec. 609.