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LONDON ? The Bank of England appears to be gearing up to pump billions more into the British economy to stimulate a faltering recovery, minutes to its last rate-setting meeting suggested Wednesday.
Though American economist Adam Posen was alone among the nine members to vote in favor of resuming asset purchases, "most members" agreed that the case for more stimulus had strengthened in the past month, according to the minutes of the September meeting of the Monetary Policy Committee.
"For some members, a continuation of the conditions seen over the past month would probably be sufficient to justify an expansion of the asset purchase program at a subsequent meeting," the minutes said.
All nine rate-setters also voted to keep the main interest rate unchanged at the record low of 0.5 percent.
Sterling tanked from $1.5681 to an 8-month low of $1.5611 as markets priced in the likelihood of more monetary stimulus in the months to come. However, it has recovered some ground to trade a little lower on the day at $1.5665.
The program, known as quantitative easing, was halted in December 2009 after 200 billion pounds ($320 billion) had been splashed out buying financial assets from banks.
Most analysts think the bank will hold off until it is armed with the first estimate of third-quarter economic growth and its quarterly economic projections. That suggests that more stimulus would not emerge until November.
"The minutes indicate that the MPC already sees the current situation, if it continues, to merit further quantitative easing," said Chris Williamson, chief economist at Markit.
"Early warning indicators such as the business surveys have slumped to levels that would normally trigger extra stimulus, austerity measures have hit domestic consumer confidence via record public sector layoffs, growth has slowed globally and the ongoing eurozone financial crisis continues to rattle financial markets," Williamson said.
The Bank of England's Posen argues that the key economic problem facing Britain is the lack of financing for "constructive risks" in the private sector as households concentrate on paying off debt, banks build up reserves and non-financial companies hoard cash. The answer, he contends, is an expansionary monetary policy.
Mounting speculation that the Bank of England may do more to shore up the economy comes just hours ahead of an expected decision by the U.S. Federal Reserve to enact more measures to help lift U.S. economic growth, which has also slowed down sharply in recent months.
In a report published Monday, the Bank estimated that the previous monetary stimulus raised GDP by as much as 1.5 percent to 2 percent at the peak, while adding up to 1.5 percentage points to the inflation rate. The article added, however, that the impact was very difficult to measure.
The minutes revealed that the MPC also discussed cutting the base rate below 0.5 percent, changing the maturity of assets acquired through quantitative easing, or providing longer-term guidance on the future path of the bank rate.
"At the current juncture, none of these options appeared to be preferable to a policy of further asset purchases should further policy loosening be required," the minutes said.
The hint from the Bank that it may pump more money into the economy comes a day after the International Monetary Fund cut its growth forecast for the British economy to 1.1 percent this year from its previous forecast of 1.7 percent in April. It trimmed its prediction for next year from 2.3 percent growth to 1.6 percent. The IMF also urged the government to slow down its austerity measures should growth fall even lower.
Expectations of a new shot of stimulus have grown as economic growth has slowed to 0.2 percent in the second quarter and Prime Minister David Cameron's government focuses on cutting spending to rein in the budget deficit.
Despite the austerity program, net public sector borrowing hit 15.9 billion pounds in August, the highest ever for that month, the Office for National Statistics said Wednesday. That was an increase of 1.9 billion pounds from July.
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Posted: Tue Sep 20, 2011 7:32 pm?? ?Post subject: Title Insurance on the land and new construction....
Situation:
At time of lot purchase, title insurance was also purchased.
Within a year, new home was constructed. (no mortgage on either lot or improvement)
Question:
Is title insurance on the improvement needed.
1210
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Allan
Joined: 21 Feb 2007 Posts: 390 Location: Houston
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FrugalInvestor
Joined: 07 Nov 2008 Posts: 1848
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1210sda
Joined: 28 Feb 2007 Posts: 293
Posted: Tue Sep 20, 2011 7:59 pm?? ?Post subject:
Thanks Allen.
Yes, that's what happened.
When faced with the decision on title insurance on the improvement, I couldn't come up with a reason to purchase it.
I'm just posting this to see if anyone at all can see a reason why I should have purchased title insurance on the improvement.
The fact that you are a custom homebuilder carries a lot of weight. Thnaks again
1210
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FrugalInvestor
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1210sda
Joined: 28 Feb 2007 Posts: 293
Posted: Tue Sep 20, 2011 8:26 pm?? ?Post subject:
Hi Frugal,
I have signed "Subcontractor's Lien Waiver Affidavit"'s from all subs and one from the general contractor.
1210
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Allan
Joined: 21 Feb 2007 Posts: 390 Location: Houston
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FrugalInvestor
Joined: 07 Nov 2008 Posts: 1848
Posted: Tue Sep 20, 2011 8:43 pm?? ?Post subject:
1210sda wrote:
Hi Frugal,
I have signed "Subcontractor's Lien Waiver Affidavit"'s from all subs and one from the general contractor.
1210
I'm not sure that's the same but it may be by a different name as these laws vary from state to state.
The lien releases that I am referring to would be signed by the material suppliers and subs essentially saying that they have been paid in full and no longer have a right to put a lien against your property for material or labor that went into it. In our area it does not require the signature of the owner, just the material/labor supplier. _________________ ?Simplicity is the ultimate sophistication.? - Leonardo da Vinci
"If there is a gap between perception and reality, it is only a matter of time until reality takes over." -Jack Bogle
Joined: 19 Feb 2007 Posts: 13875 Location: Florida
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NoVa Lurker
Joined: 18 Jan 2011 Posts: 190
Posted: Wed Sep 21, 2011 4:15 pm?? ?Post subject:
I am a lawyer. I haven't practiced real estate law in a long time, but I used to work on plenty of real estate financings, and the title work was a key component of every deal.
Mechanics lien coverage is typically not provided by a basic owners title policy. Title insurers will (1) include language to say the policy does not cover any liens that attach after the policy date, and (2) if there are any existing mechanics liens, they will list them as exceptions to coverage on Schedule B.
You can get a mechanics lien endorsement from most title insurers, but you will have to pay extra for it. If you produce final lien waivers from the GC and all subs, then it will be pretty cheap as an add-on. (The word "final" is key - you did not mention what kind of lien waivers you obtained.)
However, the reason it would be cheap is because (1) the title company is already making $$ from the basic policy and (2) thanks to the final lien waivers, there shouldn't be any claims. Mel is correct that there is an entire universe of materialmen/suppliers and sub-subs that could file claims, but if I were you, I'd be comfortable "self-insuring" against that.
Also, long story short, if a sub-sub really does have a good claim (i.e., they deserved to be paid and never were), you're probably on the hook to pay them anyway, not the title company. The mechanics lien endorsement is really meant for lenders.
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1210sda
Joined: 28 Feb 2007 Posts: 293
Posted: Wed Sep 21, 2011 8:12 pm?? ?Post subject:
Thanks NoVa
1) Here is the body of the lien waiver.....
"For and in consideration of payment and receipt of $______, Affiant has and does hereby waive, relinquish and release his or its leins, claims, rights, and charges of every nature whatsoever which have arisen by virtue of any and all such labor, service and\or material having been performed and/or furnished by Affiant, including any and all mechanics'or material men's lien or liens claims afforded Affiant under the laws of the state of ______. Affiant further agrees that as of the date hereof, he or it has paid or has caused to be paid all bills, invoices, charges or other amounts due and payable which are payble by Affiant to others for labor, services and/or materials furnished to or for the benefit of Affiant for construction of the aforementioned improvements, together with all applicable local, state or federal taxes or assessments payable by Affiant and that Affiant agrees that it shall defend, indemnify, and hold harmless the General Contractor and Owner of the aforementioned tract of real property and improvements, and such tract of real property and improvements from and against all such claims for any amount not so paid by Affiant."
2) What I most want to know is .......since I have title insurance on the real property and since I am the original owner of the improvement (because I built this house) what is the purpose of getting title insurance on the improvement I am more concerned with title defects than a mechanics lien (perhaps I'm wrong on this.
3) Construction was finished in 2004, seven years ago. I have checked with the county clerk's office, and there are no liens at the present. Is the seven year time factor significant?
4) I'm just trying to erase any remorse I have in not purchasing title insurance on the improvement back in 2004.
Thank you very much
1210
Hope you can help.
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macrocarpa77
Joined: 13 Aug 2011 Posts: 35
Posted: Wed Sep 21, 2011 8:38 pm?? ?Post subject:
1210sda wrote:
2) What I most want to know is .......since I have title insurance on the real property and since I am the original owner of the improvement (because I built this house) what is the purpose of getting title insurance on the improvement I am more concerned with title defects than a mechanics lien
I believe it comes down to how much your policy will pay out should there be a claim. The cost of title insurance is based on the value of the property at the time the policy is written. Let's say the land cost $50k. If it turns out there is a defect and and the previous owner's ex spouse actually still has an interest in the land, you will be compensated based on the property being worth $50k -- adjusted for inflation as described in your policy. If you put a $250k house on the $50k land, without a new title insurance policy, I think you are under insured.
My guess is that you paid cash to have the house built. If you took out a construction loan, the bank likely would have insisted on a lender's policy. Of course, that wouldn't cover you, but that would be the natural time to purchase an owners policy.
I'm definitely no expert, but I think that's how it works. Also, thanks for asking this question. I find title insurance issues confusing and hope that someone will correct me if I've explained something incorrectly.
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FrugalInvestor
Joined: 07 Nov 2008 Posts: 1848
Posted: Thu Sep 22, 2011 2:08 am?? ?Post subject:
I'm not an attorney but I've dealt with these things both personally and in business.
If I had been in your position with title insurance on the property and lien releases from subs and material suppliers I would not have purchased title insurance on the house. The fact that seven years has passed would give me added comfort as I believe there is typically a much shorter window within which liens must be filed (these laws vary by state).
In addition as I stated earlier, given that you were the original owner of the home I'm not sure that title insurance would have insured you against anything anyway. Having the lien releases was your insurance and the passage of time should have closed the window on any claims that you many have missed.
So relax, in my opinion you have absolutely nothing to be concerned about.
(Edited for spelling) _________________ ?Simplicity is the ultimate sophistication.? - Leonardo da Vinci
"If there is a gap between perception and reality, it is only a matter of time until reality takes over." -Jack Bogle
Last edited by FrugalInvestor on Thu Sep 22, 2011 11:58 am; edited 2 times in total
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marco100
Joined: 01 Mar 2007 Posts: 647
Posted: Thu Sep 22, 2011 7:17 am?? ?Post subject: Re: Title Insurance on the land and new construction....
1210sda wrote:
Situation:
At time of lot purchase, title insurance was also purchased.
Within a year, new home was constructed. (no mortgage on either lot or improvement)
Question:
Is title insurance on the improvement needed.
1210
Yes.
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Allan
Joined: 21 Feb 2007 Posts: 390 Location: Houston
Posted: Thu Sep 22, 2011 7:22 am?? ?Post subject: Re: Title Insurance on the land and new construction....
marco100 wrote:
1210sda wrote:
Situation:
At time of lot purchase, title insurance was also purchased.
Within a year, new home was constructed. (no mortgage on either lot or improvement)
2) What I most want to know is .......since I have title insurance on the real property and since I am the original owner of the improvement (because I built this house) what is the purpose of getting title insurance on the improvement I am more concerned with title defects than a mechanics lien
I believe it comes down to how much your policy will pay out should there be a claim. The cost of title insurance is based on the value of the property at the time the policy is written. Let's say the land cost $50k. If it turns out there is a defect and and the previous owner's ex spouse actually still has an interest in the land, you will be compensated based on the property being worth $50k -- adjusted for inflation as described in your policy. If you put a $250k house on the $50k land, without a new title insurance policy, I think you are under insured.
My guess is that you paid cash to have the house built. If you took out a construction loan, the bank likely would have insisted on a lender's policy. Of course, that wouldn't cover you, but that would be the natural time to purchase an owners policy.
I'm definitely no expert, but I think that's how it works. Also, thanks for asking this question. I find title insurance issues confusing and hope that someone will correct me if I've explained something incorrectly.
I'd agree with all of this. If all you are concerned about are title defects prior to your new construction, then the only impact of the new construction is that it increases the value of the insured property. It is likely that your old title insurance has an insured amount that is less than the current property value, with improvements.
In my view, I suspect this is fine, since it would have to be a catastrophic title claim (e.g., energy company has a pre-existing right to bulldoze your entire house without providing compensation) to exceed the land value of the house. That seems like very low risk, although not zero risk -- if it were me, I would not bother with title insurance on the improvement. But it depends on the land value, the value of the improvements, the current insured amount, and how much risk you're willing to take.
I have built new homes for 37 years and build in the 2-5 million$ price range, many for attorneys and savvy business people with good legal representation. I have never seen nor heard of anyone getting a title policy after the new construction is completed.
This is one of those things that doesn't matter, unless and until it matters. The point of the insurance is to protect against an unknown/remote risk which, if it materializes, might be catastrophic.
Title insurance is cheap compared to the value of what is being insured.
Quote:
A lenders title policy is required before construction (if they are getting a loan) to insure lender has first lien,
Why? Why is it that the lenders insist on title insurance? Why shouldn't the property owner also be fully covered?
Quote:
but if you are paying cash for improvements and you had a title policy when you bought the property, I don't see the need for title insurance.
Allan
As the builder you are not taking the risk of being wrong.
Therefore it's fine with you if the property owner cuts costs by avoiding title insurance covering the new construction as well as the property itself.
I'm sure there are many many places in the construction of a new home that a builder could cut corners to save money yet you wouldn't do that if it would create a less sound construction and hence more risk to the home owner.
Would you? If not, why not, and why is that reasoning any different than getting title insurance which probably won't be needed?
That is after all the nature of insurance. Hedging one's bets against a remote but catastrophic outcome.
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marco100
Joined: 01 Mar 2007 Posts: 647
Posted: Thu Sep 22, 2011 12:14 pm?? ?Post subject: Re: Title Insurance on the land and new construction....
Allan wrote:
marco100 wrote:
1210sda wrote:
Situation:
At time of lot purchase, title insurance was also purchased.
Within a year, new home was constructed. (no mortgage on either lot or improvement)
Question:
Is title insurance on the improvement needed.
1210
Yes.
Why does he need title insurance?
Why aren't you allowed to use aluminum wiring anymore? Or asbestos insulation?
since it would have to be a catastrophic title claim
The problem is you don't know if the claim is going to be catastrophic going into it. If you knew you had a potentially catastrophic title problem from the outset, you would resolve it at the outset, or not buy the property if you couldn't resolve it.
Also remember that the claim does not have to be a valid one for the property owner to benefit from the title insurance. Fraudulent title claims can be expensive to defend.
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1210sda
Joined: 28 Feb 2007 Posts: 293
Posted: Thu Sep 22, 2011 1:46 pm?? ?Post subject:
Marco100
1) are you an attorney ?
2) do you sell title insurance ?
1210
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Allan
Joined: 21 Feb 2007 Posts: 390 Location: Houston
Posted: Thu Sep 22, 2011 5:23 pm?? ?Post subject:
marco100 wrote:
Title insurance is cheap compared to the value of what is being insured.
Yes it is, that's why you should always buy Owner's coverage when purchasing real estate.
Quote:
Why is it that the lenders insist on title insurance? Why shouldn't the property owner also be fully covered?
Lenders are putting new money against a property and filing a lien that creates a mortgage, they have to make sure their lien is unencumbered. This is totally different from someone who buys a property and gets title insurance and decides later to make some improvements. Would you buy title insurance after having your house painted, doing a room addition, or adding a new roof?
