The world needs a new way to supervise and regulate financial systems to restore stability and might want to follow Canada's example, the governor of the Bank of Canada said yesterday.

In a lecture to the University of Alberta's school of business, Mark Carney said Canada has weathered the financial storm better than most.

"Our system is better,'' Carney said. "Regulation has been more consistent. Our banks have been more conservative.

"Credit conditions in Canada remain superior to those in virtually every other industrialized country," he said.

"Canada is in a good position to offer sound advice as leaders of the G20 prepare for this week's summit in London. The core of our system has many -- although not all -- of the elements of a more sustainable, global financial system.''

Carney said that all financial activities that can pose a major risk to stability should be regulated.

However, he disagreed with the idea that banks should be tightly restricted to their core functions -- taking deposits and making loans -- and kept away from financial markets.

"To this way of thinking, banks could not then get themselves into trouble, or if they did, their demise could be safely managed," Carney said.

"But this is impractical, because banks and their roles are vital to the existence of markets. They are agents and underwriters and traders of most government and corporate debt.

"They provide cross-border financing products which are key services in a world of global corporations."

The better solution, he said, is to expand the perimeter of regulation to better supervise more players.

Carney placed much of the blame for the present financial crisis on the rise of a so-called shadow banking system, which appeared in recent years and usurped many of the functions normally provided by banks.

Canadian Mortgage brokers, finance companies, hedge funds, structured investment vehicles and the like grew enormously, but were performing without a safety net. The shadow system was wholly reliant on the continuous availability of funding markets.

As liquidity began to dry up last August, the whole structure tottered.

"The regulatory system neither appreciated the scale of this activity, nor adequately adapted to the new risks created by it," he said. "The shadow banking system was not supported, regulated or monitored in the same fashion as the banking system. With hindsight, the shift toward the shadow banking system that emerged in other countries was allowed to go too far for too long."

"It's time to regulate this system and this week's G20 meeting will have to start that process,'' he said.

"Canada will contribute an important perspective on these issues."

Close to half of Canadian home buyers wait less than 30 days before their home’s closing date to secure a mortgage rate, according to a recent Angus Reid poll.

The poll, commissioned by ING Direct, found that 40% of Canadian mortgage holders waited only 30 days or less in advance of the home’s closing, while another 27% waited nearly two months.


According to ING Direct, this last minute behaviour indicates that many Canadians are not taking advantage of the savings inherent in securing rate guarantees which are available as early as 90 to 120 days before a home closes.

Analysis shows that those who used the full rate guarantee period of 120 days, saved 0.18% on average or about a $1,800 over five years. These savings are based on a $200,000 mortgage with a 25 year amortization, five year fixed term at 6.96% (average posted five year fixed rate over last 10 years) and paid monthly.

According to Martin Beaudry, vice president of lending at ING Direct, not taking advantage of the full period available, is a missed opportunity. “Securing a rate guarantee, even before you start looking for a new home or your existing mortgage comes up for renewal, is a quick and simple way to save your money on mortgage interest payments over the long term. In fact, it’s the reason we’ve made guaranteeing an early rate at ING Direct that much easier via the rate hold, which essentially allows someone to hold a great rate without having to provide the information required during a more traditional pre-approval process.”

The rate hold, introduced by ING Direct this month, allows home buyers to quickly and simply hold a great rate for up to 120 days. For fixed rates this means protecting a low rate today against any increases that may occur over that time. For variable rates, it holds the best spread from ING Direct Prime, so if the spread changes and the rate increases as a result, Canadians are still protected. The service is the first of its kind in Canada, ING Direct says.

Taking full advantage of a rate guarantee period makes financial sense for both new home buyers and those with existing mortgages. In fact, those with existing mortgages are the ones who could benefit most from a rate hold.

The survey found that of the 64% of Canadians whose mortgages have come up for renewal, over one quarter (27%) indicated they let their mortgage automatically renew. Not negotiating a better rate than what is offered in a renewal letter by the current lender, or looking to alternate lenders for the best rate available in the market, means Canadians could be missing out on the opportunity to get a better rate

The survey found that Quebeckers were the worst offenders, being most likely to let their mortgages auto renew (36%) and apply for a mortgage 30 days or less before their home’s closing date (52%).

As mortgage professionals, we feel it is of the utmost importance to inform our customers as to the significance of their credit standing and how it affects their capacity to obtain a mortgage and, even worst, affects the cost of borrowing, especially in these uncertain economic times. Making some of the following mistakes can ensure that lenders will put on a hazmat suit to handle your credit report.


Remember the good old days, way back in 2007, when the streets were paved with Credit-Gold as far as the eye could see and credit cards rained from the sky? Even the creditdestitute were treated like kings by credit card companies and courted with lavish offers of unlimited credit.

Here, in the future, the world has changed. And woe betides those who ask for loans with glaring blemishes on their credit reports. An unpaid collection is apt to be regarded like a cockroach in the consommé.

What affects your credit score and in what proportion?

The Seven Pitfalls to Avoid

1. Close credit card accounts
2. Let credit cards collect dust
3. Run up high balances
4. Apply for new credit repeatedly
5. Don’t pay fine on non-credit-card bills
6. Ignore mistakes on your credit report
7. Make late payments or skip them all together

SO, WHAT TO DO?

1. Close credit card accounts

If you intend to close some credit card accounts, remember that only recently opened accounts should be considered for closing. Length of credit history is an important component of the credit score; therefore, it’s not a good idea to cancel a source that has been long-held since payment history can have positive implications for your credit rating.

2. Do not let credit cards collect dust

It is suggested that people use their cards periodically. Burying cards in the backyard or hoarding them in a shoebox in case of an emergency may also backfire. Consumers encounter two pitfalls if a creditor closes an account for non-use: The available credit is pared down and that account no longer contributes to their credit history.

3. Run up high balances

If using too little credit sends up red flags to lenders, using Loading up on high-interest credit cards isn’t a good idea even if the reward programs are attractive. Lenders want to see people use credit just right -- not too much, not too little.

It can be damaging to cardholders who run up a high balance every month on one card and then pay it off each month. Scoring systems do not take those payments into account. Restrict the amount and sources of your credit. Remember, credit is about a convenient payment method, so make sure it fits your needs. It should never be used as money you don’t have.

5. Don't pay fines on non-credit-card bills

Other business relationships that don't normally report your good payments can turn around and bite you if you decide not to pay as agreed. A lot of service providers don't report positive information. But the minute you do something wrong, they can outsource that debt to a collection agency who will report it.

Even if you never go over the limit on your credit card, being one day late on a bill can affect your credit rating. By the way, experts recommend not spending more than 35 per cent of your allowable credit limit.

6. Ignore mistakes on your report

Say what you will about credit bureaus, they do make it easy to dispute inaccuracies on your credit report. In order to dispute something on a credit report, one must, of course,check one's credit report. It's easier than it's ever been as consumers have unfettered access to their own credit information.

Unlike other issues that affect credit scores, mistakes sometimes can be remedied easily and quickly, so it's worthwhile to keep tabs on your report. By law, credit reporting agencies must provide your Consumer Disclosure report, which differs from the credit report lenders use, if ordered via mail or fax.

7. Make late payments or skip them entirely

It seems almost too obvious, but it bears stating that paying late and missing payments altogether are stellar ways to ensure that your credit score will scrape the bottom of the barrel.

If you experience cash flow problems or a downfall in your family economic situation for some time, don’t hide, it’s the worst thing you can do. Instead, call organizations that have loaned you money. Explain the situation and tell them you want to work out a repayment plan. Remember, always pay something.

The further back in time the mistakes are, the less impact they have on your credit score. Obviously, the fewer mistakes consumers make the better for their score.

We hope this information will prove helpful; should you have any further
questions, do not hesitate to call your Mortgage Specialist; he will be happy to
help you. And remember, you always play safer when you build savings; this is,
without a doubt, the best way to have a good night’s sleep.

Canada's housing industry showed signs of life in February after several months of declines, with resales rising 8.6% from January thanks to lower mortgage rates and prices, the Canadian Real Estate Association reported Monday.

Despite February's gains, sales are still down 31% year over year, as are prices, which have fallen 9.2% in the past 12 months, CREA said.

Still, atotal of 28,669 homes changed hands in February on a seasonally adjusted basis via the industry group's Multiple Listing Service. It is the first month-to-month uptick in home-resale activity since September 2008.

"Typically, the spring market we're moving into generates more activity, and this year there are the benefits from historically low mortgage rates and improved affordability in most markets," said CREA president Calvin Lindberg.

CREA cautioned that listings remain high, although the number is trending lower, with 65,060 units listed for sale in February, down 10.9% from the same month a year ago.

"The housing supply is expected to continue easing, but it will take time before it realigns with lower demand," said CREA chief economist Gregory Klump.

"Economic uncertainty is keeping home buyers in a cautious mood, so homes are taking longer to sell than in recent years. Lower sales activity at the higher end of the price spectrum will keep the national MLS residential average price under downward pressure."

The national average price for home sales via the MLS was $281,972. Canada Mortgage rates, meanwhile, are near historic lows. On Friday, for instance, TD Canada Trust lowered its seven-year fixed mortgage rate by 0.2 points to 6.8%.

CREA said February's 9.2% annualized price decline is smaller than year-over-year drops posted in the past four months and is the first time the pace of decline decelerated since turning negative in July 2008.

"The report does offer some hope that the decline in Canadian home prices may have stabilized somewhat in February after appearing to have accelerated in the latter months of 2008," said TD Securities economics strategist Millan Mulraine.

"Not surprisingly, the biggest decline in prices were in Calgary (down 10.8% year over year), Greater Vancouver (down 13%), and Windsor (down 15.7%). However, prices in Toronto (down 5.4%) were also lower, while prices in Montreal (up 2.2%) and Quebec City (up 9.3%) continue to rise, albeit at a more modest clip," Mr. Mulraine said.

Canadian housing starts fell by a greater-than-expected 12.3 percent in February on declines from the single and multiple dwellings sectors, Canada Mortgage and Housing Corp. said on Monday.

New home construction dropped to a seasonally adjusted annualized rate of 134,600 units from 153,500 units in January, CMHC said.

The number of starts in February was below the consensus expectations of analysts who had called for 145,000 starts.

Urban single family home construction declined 11 percent to 44,500 units last month from 50,000 units in January. New construction of multiple dwellings, such as condos, fell 17.5 percent to an annual rate of 63,300 units.

Rural starts were estimated at a seasonally adjusted annual rate of 26,800 units in February.

The Bank of Canada has cut a key short-term interest rate about as low as it can go in what is becoming a frantic effort to spark recovery from a recession it admits it has misjudged.

The central bank did what virtually every private sector economist advised it to do Tuesday morning, slashing the trend-setting overnight rate to 0.5 per cent into uncharted territory.

But bank governor Mark Carney, who was criticized for being overly rosy in his January economic outlook, now says that even at such unheard-of lows, the stimulus provided by traditional monetary policy is likely not enough.

And he said the bank now sees recovery coming later than it had projected, possibly in early 2010.

‘‘Given the low level of the target for the overnight rate, the bank is refining the approach it would take to provide additional monetary stimulus, if required, through credit and quantitative easing,’’ Carney wrote in a statement.

The central banker does not give examples of specific measures, but BMO deputy chief economist Doug Porter said the bank is considering a process whereby it injects money into the system buy buying up assets such as government bonds, asset-backed commercial paper and even government bonds directly.

‘‘Simply put, the bank is preparing to pull out all the stops to support the economy,’’ he said.

Canada’s major banks appeared ready to play ball with Carney: shortly after the announcement, Royal Bank (TSX:RY), Bank of Montreal (TSX:BMO), TD Bank (TSX:TD) and CIBC (TSX:CM) announced that they would cut their prime rates in step with the central bank.

The reference to non-traditional monetary measures confirms that Carney knows he has exhausted interest rate cuts as a means of stimulating the economy out of a deepening and increasingly stubborn recession.

Darcy Briggs of Bissell Investment Management in Calgary said the bank could trim rates to 0.25 per cent — as the U.S. Federal Reserve has done — but ‘‘practically, what would that do?’’

As former Liberal cabinet minister and economist Doug Peters wrote last week: ‘‘Interest rates that count, such as interbank lending rates, mortgage lending rates, bank commercial lending rates, are all unusually high, especially considering that inflation is also very close to zero.’’

The other surprise was that Carney appeared to back off his relatively rosy forecast for the Canadian economy, which envisioned growth returning in the third quarter of this year and rebounding to 3.8 per cent next year.

‘‘The outlook for the global economy has continued to deteriorate since the bank’s January... update, with weaker-than-expected activity in major economies,’’ Carney said Tuesday.

‘‘National accounts data for the fourth quarter of 2008 and other indicators of aggregate demand point to a sharper decline in Canadian economic activity and a larger output gap through the first half of 2009 than projected in January.’’

Carney said potential delays in stabilizing the global financial system, along with low consumer confidence and larger hit on household wealth, ‘‘could mean that the output gap will not begin to close until early 2010.’’

Tuesday’s statement does not officially alter the forecast, but strongly implies that both this year’s 1.2 per cent contraction will be worse and that the recession may last until next year.

Most economic indicators have come in far weaker since January’s much-criticized bank outlook, including Monday’s report that the Canadian economy has shrunk by 3.4 per cent in the last quarter of 2008, far worse than the bank’s negative 2.3 per cent projections.

As well, Canada lost 129,000 jobs in January, a massive amount, which Carney did not know when he made his forecast.

But possibly the most critical factor is that the global economy, especially among industrialized nations, appears to be in free-fall.

The fourth quarter saw GDP fall by 6.2 per cent in the United States, six per cent in the United Kingdom, 5.7 per cent in the Eurozone, 10.3 per cent in Mexico and a massive 12.7 per cent in Japan.

And far from stabilizing, the U.S. financial system is lurching from crisis to crisis. On Monday, the U.S. government said it was adding another $30 billion to the bail-out package for the giant insurance company American International Group Inc. after it reported a staggering US$61.7-billion in quarterly losses.

‘‘Stabilization of the global financial system remains a precondition for the global and Canadian economic recoveries,’’ Carney noted in his statement.

Carney also forecast that inflation will likely be lower than expected this year.