The document discusses mortgage securitization in Hong Kong and Asia. It defines securitization and describes the process, including the roles of originators, special purpose vehicles, and credit enhancements. The presentation notes benefits of securitization for parties like HKMC, banks, and investors. Conditions for thriving securitization markets are listed, such as sufficient mortgage volumes, strong regulatory frameworks, and market infrastructure. Risk allocation between originators and HKMC is examined. Overall, the document recommends that banks enter the growing MBS market in Hong Kong by working with HKMC due to benefits like risk transfer, capital relief, and funding diversification.

1. Mortgage Securitization in Hong Kong
& Asia
 Presented by
 Rohit
 LN
 Satish

2. STRUCTURE OF THE
PRESENTATION
•What is securitisation & what is the structure of securitisation
followed by HKMC
• How it benefits the parties involved (HKMC, Banks, Investors )
•What are the necessary conditions for securitisation market to
thrive
•We would then answer the questions raised in the case.
•Risk Allocation to different parties
•Recommendations
• -

3. Securitization
“Securitisation" in its widest sense implies every such process
which converts a financial relation into a transaction.
Securitisation is the process of commoditisation
Securitisation is the process of integration and
differentiation
Securitisation is the process of de-construction of an entity

4. Securitization Jargon
 Originator
 Future Flows Securitization
 Asset backed securitization
 Mortgage backed securitization
 True Sale
 SPV(issuer)
 Pass through certificates
 Pay through certificates
 Bankruptcy remote transfer
 Credit Enhancement
 Servicer
 Guarantor

5. THE SECURITISATION PROCESS
Asset Pool
(Mortgages, Originator
Loans etc)
True Sale Proceeds from sale of
Assets
Credit
SPV
Enhancement
Issue Securities Proceeds from sale of Notes
Credit Tranching Class “A” Notes
Note Structuring (AAA)
Class “B” Notes
(A) Investors
Class “C”
Notes (C)
Class “D”
Notes (Equity
tranch)

6. MORTGAGE BACKED SECURITIES
(Structure As Followed by HKMC)
Hold
Asset Pool
(Mortgages, Originator Originator Originator
Loans etc)
Sell
Sell Loans to Sell Loans to Issues MBS with Bank can hold
HKMC SPC HKMC guarantee MBS of sell to
to Bank A investors

7. Overview of Securitization in Asia
 Lack of Credit Enhancements
 Lack of investor confidence(lack of sophisticated foreign
investors)
 Lack of Regulatory framework and other structural
problems
 Lack of Rationalization of Taxation Structure
 Lack of Domestic long term bond market
 Lack of Liquidity
 For Hong Kong along with some issues listed above, lack
of homogeneity of the MBS issues before HKMC
resulted in an illiquid market.

8. Benefit to HKMC
Mandate for HKMC is to create a liquid debt Market and a liquid secondary
market for MBS in Hong Kong .
Why a liquid debt market is important in a region?
• Alternate source of funding for companies especially during time of crisis would
release pressure of the Interbank market when they most need it .
• During the time of crisis when there is a capital flight an active debt market gives
some avenues for banks to tap in to the local investors through raising local debt
and issuing MBS in the local market .
• It helps in addressing the issue of asset liability mis match .

9. Benefit to HKMC
How securitization helps in creating an active debt market ?
It acts as the second leg to the bond market in the region . In US the
treasury market size is 3.1 Trillion and the MBS size is 1.7 Trillion .
Why liquid debt market is important for creating thriving MBS
market ?
If corporate debt market is active banks can focus on Mortgages .
Benchmarking and attracting sophisticated foreign investor base

10. Benefit to Investors
diversify sectors of interest (access sectors that are otherwise not open to them.)
access different (and sometimes superior) risk-reward profiles.
Tailor risk-return profiles
Better risk return pay off as the originator holds the first loss tranche.
Lower event risk
Pooled assets have lowered concentration risk

11. Benefit to Banks
Reduce cost of funding (Bankruptcy free structure ,credit rating, credit
enhancement)
To reduce capital requirements
Diversification of funding source (compare the all in cost in both the bond
market and ABS market to see which is cheaper, in our case compute the cost
of funding for bank from the two sources)
Diversification is beneficial in the time of crisis or difficult market condition as
you have alternatives .
Banks aim to optimize their funding among a mix of retail, interbank, and
wholesale sources. Securitization has a key role to play in this mix .

12. Benefits to Banks
Generation of Fee income
To increase ROA
balance sheet capital management
• (reduce maturity mismatches)
• Release regulatory capital
Risk management and credit risk transfer. (First loss tranche , transferring of
NPAs)
Accelerating earning for financial reporting purposes.

13. What do credit rating organisations
see in ABS
(1) Credit quality of the collateral – market value of the loan VS the collateral
(2) The quality of the seller/servicer- default rate , recovery rate , concentration of the risk
Servicer might needed to make short term payments if there are short term liquidity issue.
(3) Cash flow stress and payment structure.
Loan to Value Ratio – Higher the LTV higher the probability of default . LTV>1 implies
borrowers equity is negative.
Payment to income ratio- front and back ratio
DSCR -

14. What do credit rating organisations
see in ABS
Credit enhancement – external and internal
External credit enhancement
third-party guarantees such as insurance or a letter of credit.
Internal credit enhancement
includes overcollateralization, senior-subordinate structures and reserves.
Deals often have more than one form of credit enhancement. The rating agencies specify the
amount of credit enhancement required to obtain a specific credit rating.
The issuer decides on what mechanisms to use.

15. Conditions for a successful MBS market
1) Continuous and sizable volume of Residential and
Commercial Mortgages .
2) Policy & Regulatory framework-
Improvement of Corporate Governance
Regulatory and supervisory arrangements
• Taxation policy, Legal protection
• Regulatory authority power

16. Conditions for a successful MBS market
3) Market Infrastructure and liquidity-
Development of Long Term Bond markets
• Lack of benchmark yield curve(Malaysia, Philippines)
• Limited supply of quality bonds
• Limited bond demand
• Inadequate bond infrastructure
• Market making and creation of secondary markets .
4) Incentive for investors – Comparison with other sources of investment
• Favorable returns viz a viz other traditional sources .
• MPF scheme authorities are looking for a quality paper to invest in . (AUM 30 B by
2011 and 60 billion HKU by 2030)
• Huge capital flow from china expected ..

17. Contribution of HKMC to liquidity
creation -
What has already been done –
Homogeneity of the product
Credit enhancement
Secondary liquid market ( Banks appointed as Market Makers)
Fixed Adjustable rate mortgages(FARM)
For creating liquidity in debt market – NIP, DIP
What is planned –
Listing of the MBS locally and over seas
Tranching
Reserve fund and over collateralization program .

18. Is the MBS market in Hong Kong
poised to grow?
YES
 Supply of mortgage(Exhibit 11:Refute)
 Low yield for investors
 Mandate for HKMC to create a liquid primary and secondary market by
introducing standardized products in the primary market and facilitating
market making function.
 Good Regulatory infrastructure and Rationalized taxation.
 Maintain required levels of liquidity (Min 25%) in the market .(secondary
source)
 Lowest Delinquency rate in the Hong Kong market
 If the deflation that started from 1999 continues to grow then the default
rates going forward might go up.
 MPF scheme authorities are looking for a quality paper to invest in . (AUM 30
B by 2011 and 60 billion HKU by 2030)
 Huge capital flow from china expected .

19. What’s in it for the bank? Would it be a good
opportunity for them? Should they get in to it?
YES
The benefits to the banks are explained in the previously, plus as established the market
has a very high possibility of being successful as shown in the previous slide.
 Minimization of Credit Risk exposure as the MBS is guaranteed by HKMC
 Release of regulatory capital by reducing risk- weightage from 50% to 20%
 Balance Sheet Management Tool
 Duration matching
 Minimum Liquefiable asset management(25% as ordered by HKMA)
 Regular cash flows maintained by holding on to the notes
 Maintain relationship with customers by the lieu of cross selling opportunities
 Annual Servicing fee of 0.5% on the outstanding mortgage loans
 MBS through HKMC quicker and cheaper( explained in the next slide)

20. Should the bank go to HKMC for MBS
Issuance?
YES
 Credit enhancement – Implied sovereign guarantee makes the rating of
MBS independent of the Credit rating of the originator .
 Better Liquidity of the instrument – HKMC is providing standardized
product with facilitation of market making function in the secondary
market .
 Risk weightage of Mortgages - If it goes through HKMC RW would
decrease from 50 to 20 because of sovereign guarantee which would not
be possible if it issues MBS on its own .
 Qualification as liquefiable asset -
 HKMC issued MBS are considered liquefiable .
 Interest rate deregulation in July 2001

21. Is it the right time to enter the MBS
market?
YES
 Hong Kong is in the middle of a Deflation and ongoing economic slump
(not a recession though)
 Increased default risk so it makes sense to transfer it to HKMC
 Interest rate deregulation increased pressure on deposit rate side.
 Now securitize and hold so that when interest rates start going up
liquidate MBS to free capital to invest for other high yielding
opportunities.

22. What are the different risks of bank
and HKMC ?
Risk for HKMC –
 Mortgage payment default Risk (Contagion Risk) – increses in deflationary
environment(Stringent covenants like LTV ratio of 70%)
 The fact that delinquency rates stayed below 2% even during the crisis and has
remained relatively stable in the following years goes to show the stability of
HK mortgage market.
 Loan Servicing Risk (Principal agent problem)
Risk for Banks –
 Counterparty risk – Concentration of default risk with HKMC - increses in
deflationary environment
 Prepayment Risk (In this structure)
 Interest rate risk, Credit spread risk (In this structure)
 Liquidity Risk(In this structure)

23. Recommendation
 A Fundamental understanding of securitization and its benefits is key to a
thriving Asian securitization market
 With the return of investor confidence after the crisis , provision of alternate
source of funding becomes viable for which MBS is an instrument.
For HKMC –
 Convince banks to go for securitization of existing mortgages(Pitch
prepayment and default risk in a deflationary environment)
 Set up tranching
For Banks –
 In prevailing volatile market conditions Enter into MBS to cap downside
For Investors-
 Given the potential of MBS market institutional and retail investors should
consider MBS as a alternative asset class.
For regulators –
 Asset quality checks

24. Thank you