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29 Mar 2010
U.S. Residential Mortgage Servicer Rating Update
New York, March 29, 2010 -- Moody's Investors Service has maintained the review for downgrade
on the servicer quality ("SQ") ratings of GMAC Mortgage,
LLC ("GMAC Mortgage").
The SQ ratings were placed on review for downgrade due to concerns about
their financial stability. There has been an improvement in the
firm's capital position in the past few months and the company continues
to benefit from partial government ownership in, and continued support
of, GMAC Inc. ("GMAC"), Residential Capital,
LLC's ("ResCap") ultimate corporate parent. The
rating remains on review due to operational concerns that we had outlined
in our press release dated February 7, 2010. That press release
had outlined certain commingling and netting processes for custodial accounts
that GMAC was employing.
Since then GMAC mortgage has made significant progress on these issues.
The company has resolved the commingling issues for approximately 250,000
out of a total of approximately 325,000 affected loans all of which
are accounts in RFC securities. The commingling of the remaining
population of approximately 75,000 loans will be addressed by April
1, 2010, according to the company. The company's
servicing portfolio totaled approximately 2.5 million loans for
an unpaid principal balance of approximately $373.7 billion
as of year-end 2009.
The company has communicated to us that they have started and made substantial
progress in revamping the cash management process for the remaining population
of loans affected by the commingling to only allow cash flow from one
RMBS deal in a custodial bank account and are planning to complete that
process by April 1. If implemented, this should eliminate
the commingling of cash and the netting of P&I advances across multiple
RFC RMBS deals and, as a result and upon review of the new process,
Moody's would likely remove the SQ ratings from review for downgrade.
GMAC Mortgage continues to face difficult market conditions that continue
to place financial stress on its primary servicing operations.
This combined with the company's reliance on GMAC for ongoing financial
support continues to negatively impact the company's servicing stability
assessment and overall SQ ratings. Despite these conditions,
GMAC Inc.'s financial condition has improved recently as
reflected in the upgrade of its senior unsecured rating from Ca to B3
on February 5, 2010. GMAC Inc.'s senior unsecured
rating is B3, on stable outlook. Residential Capital LLC
has a senior unsecured rating of C, on stable outlook. GMAC
Mortgage is a residential mortgage subsidiary of ResCap.
The previous rating action for GMAC Mortgage occurred on December 4,
2008. At that time Moody's downgraded the following ratings
and kept these ratings on review for possible further downgrade:
To SQ3+ from SQ2- as a Primary Servicer of prime residential
mortgage
To SQ3 from SQ3+ as a Primary Servicer of subprime residential mortgage
loans
To SQ3 from SQ3+ as a Primary Servicer of second lien loans
To SQ3 from SQ3+ as a Primary Servicer of HLTV residential mortgage
loans
To SQ3 from SQ3+ as a Special Servicer
Moody's SQ ratings represent its view of a servicer's ability to prevent
or mitigate asset pool losses across changing markets. The rating
scale ranges from SQ1 (strong) to SQ5 (weak). Where appropriate,
a "+" or "-" modifier will be appended to the relevant rating
to indicate a servicer's relative servicing quality within a particular
category. Moody's servicer ratings are differentiated in the marketplace
by focusing on performance measurement. SQ ratings for U.S.
residential mortgage servicers incorporate assessments of delinquency
transition rates, foreclosure timeline management, loan cure
rates, recoveries, loan resolution outcomes, and REO
management - all critical indicators of a servicer's ability to
maximize returns from mortgage portfolios.
Moody's servicer ratings also consider the company's ability to maintain
its focus on high quality servicing in an economic downturn. Servicing
operations can be stressed by the increasing number of delinquent loans
while at the same time increasing the need for liquidity. The SQ
rating reflects our expectation of the impact that the servicing will
have on the on-going credit performance of the portfolio.
For this reason, Moody's monitors SQ ratings based on periodic information
provided by servicers and conducts a formal re-evaluation of its
servicer ratings annually.The principal methodologies used in these
ratings were "Moody's Approach to Rating Residential Mortgage
Servicers" (January 2001) and "Updated Moody's Servicer Quality
Rating Scale and Definitions" (May 2005), which can be found
at www.moodys.com in the Credit Policy & Methodologies
directory, in the Ratings Methodologies subdirectory. Other
methodologies and factors that may have been considered in the process
of rating this issue can also be found in the Credit Policy & Methodologies
directory.
New York
Linda Stesney
Managing Director
Structured Finance Group
Moody's Investors Service
JOURNALISTS: 212-553-0376
SUBSCRIBERS: 212-553-1653
New York
Gene Berman
Asst Vice President - Analyst
Structured Finance Group
Moody's Investors Service
JOURNALISTS: 212-553-0376
SUBSCRIBERS: 212-553-1653
Update on GMAC's SQ Ratings -- Continue to be on Review for Downgrade
No Related Data.
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