A Nightmare On Threadneedle Street

Published in Investing on 7 June 2011

The Bank of England faces a dilemma over interest rates.

The Bank of England slashed interest rates to a 300-year low in March 2009. Inflation in the UK now runs at more than twice the level targeted by the Bank, and private sector wage settlements are 50% higher than the target level of inflation, despite high unemployment. 

Yet the Bank remains reluctant to increase interest rates. Something has changed in Threadneedle Street, with far-reaching consequences.

The Bank's mandate

It is worth reminding oneself of the terms of the Bank's mandate, set out in the Bank of England Act 1998. This requires the Bank to maintain price stability, currently defined as an inflation rate of 2%, as its sole overriding objective. By law, the Bank must deliver 2% even if this undermines or contradicts the UK Government's economic policy.  

This was the revolution instituted by Gordon Brown: interest rates could no longer be manipulated for political ends; instead, they were transferred to an independent body of experts whose primary and overriding legal duty was to keep inflation to a predetermined level at all times. 

Banning inflation by law

This structure went on to save the UK billions of pounds by reducing the interest rates it had to pay on its debts. Since most government borrowing is carried out at fixed interest rates with an average loan period of 14 years, any hint of a risk of inflation would result in lenders demanding far higher rates of interest.  

The only way of convincing lenders that inflation was a thing of the past was to make inflation illegal, which is effectively what the Bank of England Act 1998 tried to achieve.  

It is no surprise then that Gordon Brown went on to sell half of the UK's gold supply a few months later. Since gold loses its value when currencies are stable and inflation is a thing of the past, he thought he was selling at the top of the market.

The Ghost of Depression Past

We now know that inflation was not to be banished so easily. Why? Partly it was down to the fear in 2008 that the West was headed for another Great Depression.  

The last Great Depression is widely perceived to have been caused by the Federal Reserve tightening interest rates too quickly. No central banker wanted to make that mistake again, so when the financial system appeared on the verge of collapse in 2008 interest rates were slashed to historic lows and money was printed, while at the same time national governments throughout the world engaged in massive stimulus spending. The fear at the time was of Depression-era levels of deflation, so inflationary steps were welcomed.

The curse of Brown

Unfortunately, national governments have now run out of money and are desperately reversing the unprecedented stimulus spending of the last three years. This, then, is the nightmare on Threadneedle Street -- with the Government slashing rather than increasing spending, the Bank of England is simply the last institution standing, the only entity which can keep the UK out of recession, unemployment low, consumer confidence and asset prices high and UK banks out of meltdown.  

The power transferred to the Bank of England Act in 1998 has turned into a curse -- as the only institution with any remaining power to stave off a recession, the Bank now has to do whatever it can do achieve this, even if this is contrary to its legal mandate. So interest rates were slashed, the pound fell by over 20%, import prices rose and inflation rose; but the alternative was unthinkable, and probably still is.

Sowing the seeds of the next crisis

If the law of low inflation at all costs is effectively suspended for the duration of the crisis then we can expect inflation to remain higher, and interest rates lower, than might otherwise be expected. But the law of unintended consequences will have its part to play, so we must also consider whether this combination of abnormally low rates and high inflation contains the seeds of another crisis.  

The current crisis was caused by too much debt, but low rates encourage more debt, not less. Low rates also force capital to find riskier assets, from which it will no doubt flee as soon as rates increase. 

Fear of a wave of foreclosures and a property collapse (followed by a renewed banking crisis) are one of the reasons why the Bank of England has been reluctant to raise interest rates since the crisis took hold. But the Daily Telegraph estimates that since the crisis started in 2007 about 250,000 households in the UK have transferred their mortgages from a repayment mortgage to an interest-only mortgage, vastly increasing their vulnerability to interest rate rises. 

Thus the consequences of a rise in interest rates become worse every day, further delaying the first rise while at the same time increasing the damage that higher interest rates will eventually wreak on the UK economy. Fools might want to consider preparing for a second chapter to the financial crisis once interest rates start to tighten.

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Comments

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diddyda 07 Jun 2011 , 8:33am

Primarily the last financial crisis was caused by too much borrowing by individuals, companies and governments. As with all aspects of over-indulgence, be it food, drink or debt, the chickens will eventually come home to roost.

I have never subscribed to the theory of encouraging more spending when the problem was too much credit in the first place. The tough message should have been, 'Tighten your belts. Learn to live within your means and stop expecting others to pick up the bill for your own folly.'

The amount of waste by all aspects of society is amazing, especially anyone remotely connected to the cash-cow that is the poor old tax-payer.

Several parts of the world, Japan, USA, Spain and Ireland to name a few have had a meaningful house price correction. My view is that have yet to see a house price correction to return property to sensible levels near to their long-term average. Successive governments seem content to pull as many levers as possible to maintain the high cost of housing. Why? We don't feel happy when cars, food and other goods increase in price. Why should the British people be pleased when the cost of housing is literally going through the roof.

If you own one house you have a place to live in. It is not an investment. If you have a second home, then possibly this could be classed as investment.

I'm not sure what will trigger the next upheaval. Probably something fairly innocuous that takes us all by surprise, but I don't think we are out of the woods yet.

trf197 07 Jun 2011 , 9:49am

. But the Daily Telegraph estimates that since the crisis started in 2007 about 250,000 households in the UK have transferred their mortgages from a repayment mortgage to an interest-only mortgage, vastly increasing their vulnerability to interest rate rises.

I don't see how a transfer from repayment to interest only vastly increases vulnerability to interest rate rises. Although it will slightly increase the interest payments over the short term it will also reduce monthly outgoings allowing households to better cope if interest rates increase.

If it had been switching from fixed to variable rates that would make sense, but isn't mentioned.

curedum 07 Jun 2011 , 10:54am

Transferring a mortgage from repayment to interest-only (without adding another repayment vehicle eg ISAs) reduces monthly payments but leaves the outstanding capital unchanged. If you have too much debt, you'd think that low mortgage rates presents the borrower with an ideal opportunity to overpay the loan while monthly payments are low, thereby reducing the outstanding debt.

If you can't afford a repayment mortgage when interest payments are at historic lows, can you ever afford the mortgage?

ProfessorMarcus 07 Jun 2011 , 11:08am

Some of the 250k people with interest only mortgages may be overpaying if they have a flexible mortgage product. I've been doing this for about 5 years, if the worse happens I'll revert to paying the interest only.

It isn't necessrily a 'bad' strategy IMHO, everyone has different circumstances.

trf197 07 Jun 2011 , 3:49pm

Sorry I should have been clearer - I wasn't commenting on the wisdom of such a change just whether it really was vastly increasing their vulnerability to interest rate rises

F958B 07 Jun 2011 , 3:56pm

trf197

Moving to interest-only is not increasing their vulnerability in making payments (althouh they will need to find the capital in 20 years time), but interest-only conversion is a potential sign of their struggle to make repayments on a regular capital+interest mortgage in these challenging economic times.

One further economic mismanagement and those scapring by on their interest-only mortgages may be forced to sell.
I expect to see this play out in slow motion as the tough times continue, with a gracefully declining housing market for the next several years.

ram59 07 Jun 2011 , 4:15pm

Vincent it seems to me that treasuries around the world have stopped printing money because that just creates, then exports inflation.

National treasuries in a sense are being allowed to default on their own debt.

2 that spring to mind are Greece & USA.
The ECB is just allowing Greece to rollover on its debt at the next payment date. The credit agencies are saying this is ok.

The US senate is just allowing the US treasury to raise the debt ceiling & go beyond the current $14.3 trillion.

Is this not in both cases, just staving off the s--t hitting the fan?

ScottishPound 07 Jun 2011 , 4:26pm

I don't know the right answer in terms of balancing the economy, but I can't help thinking the BofE have set the base rate is too low for too long and it should be more like 2% to 3%.

The £ would strengthen and imported inflation would reduce without crippling mortgage owners?

Chinga1 07 Jun 2011 , 10:04pm

Nice to see a bearish TMF article for a change

GrahamMiller0 08 Jun 2011 , 4:26pm

Cheap credit was the problem.

Further cheap credit is not the solution.

This policy was always going to end badly.

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