Re: | Letter dated December 22, 2010 concerning MGIC Investment Corporations Form 10-K for the Fiscal Year Ended December 31, 2009 Schedule 14A Filed March 26, 2010 Form 10-Q for the Quarterly Period Ended September 30, 2010 File No. 001-10816 |
1. | You disclose for the year ended December 31, 2009, you were notified of modifications involving loans with risk in force of approximately $931 million. Please revise your disclosure to quantify the risk in force related to loan modifications that consisted of actions that resulted in reduced mortgage payments from interest rate and/or amortization period adjustments and separately, disclose the amount related to loan modifications that resulted in loan principal reductions. |
Loan modifications are performed by the servicers. We receive limited information from the servicers regarding these modifications. Based on the information that is provided to us, most of the modifications that were reported to us resulted in reduced payments from interest rate and/or amortization period adjustments. Less than 5% resulted in principal forgiveness. |
Beginning in the fourth quarter of 2008, the federal government, including through the FDIC and the GSEs, and several lenders have adopted programs to modify loans to make them more affordable to borrowers with the goal of reducing the number of foreclosures. For the year ended December 31, 2009, we were notified of modifications involving loans with risk in force of approximately $931 million. Based on the information that is provided to us, most of the modifications resulted in reduced payments from interest rate and/or amortization period adjustments. Less than 5% resulted in principal forgiveness. |
2. | You disclose on page 70 that subject to rescissions caps in certain of your Wall Street bulk transactions, all of your insurance policies allow you to rescind coverage under certain circumstances. Please address the following: |
| Disclose, if true, it is your legal right to unilaterally rescind coverage on your mortgage insurance policies as if such coverage never existed, and disclose the conditions that must be met in order for this right to be exercised. | ||
| Disclose how, as an operational matter, the rescission works. For example, after you have determined the loan origination documents and information you received and relied upon included material misrepresentations or fraud, do you immediately send a letter to the lender notifying them of the rescission and refund premium related to that policy? | ||
| You disclose on page 71 that if the insured disputes your right to rescind coverage, whether the requirements to rescind are met ultimately would be determined by legal proceedings, and objections to rescission may be made several years after you have rescinded an insurance policy. Please disclose whether the insured has a |
contractual right to appeal the rescission and/or additional rights beyond an appeals process, and if so, please disclose the timing of the appeals process, the process and timing of reinstating rescinded policies, and at what point you deem a rescission is resolved. | |||
| You disclose on page 71 that the liability associated with your estimate of premiums to be refunded on expected future rescissions is accrued for separately. Please disclose whether there are situations that result in premium refund other than when a policy is rescinded, and disclose the rights that the policyholder or beneficiary has to be a premium refund in those situations. For example, would there be a right to a premium refund on a loan that does not meet underwriting criteria, but nevertheless, is not in default or never defaults? Please disclose in the Notes to your financial statements how you are accounting for such refunds, and tell us the applicable accounting literature upon which you relied. | ||
| You disclose on pages 20 and 21 that the recent increase in your paid claims has not been accompanied by a similar increase in recoveries on deficiency judgments. Please revise your disclosure to state whether you have sought or are planning to seek recoveries from the beneficiaries of your mortgage insurance policies, for previously paid claims. If so, please disclose in the Notes to your financial statements how you are accounting for such recoveries, and tell us the applicable accounting literature upon which you relied. |
Based upon the comments above we have expanded our disclosure under Claims and Loss Mitigation, in Part 1, Item 1, of our Form 10-K (page 18 and 20). The relevant 10-K language is reproduced below and the new proposed language is underlined. | ||
Regarding your question on premium refunds, lenders may cancel insurance written on a flow basis at any time at their option or because of mortgage repayment. Generally, a borrower meeting certain conditions may require the mortgage servicer to cancel insurance upon the borrowers request when the principal balance of the loan is 80% or less of the homes current value. (These specific rights are disclosed under Primary Insurance on page 6 of our Form 10-K.) The vast majority of our policies are monthly premiums (87% of our primary policies in force), thus any premium refunded for a lender or borrower initiated cancellation would represent only a month or two of premium and would be insignificant. In addition, from time to time, we review a relatively small sample of our insured loans against our policys requirements. We may rescind coverage at this time if a loan does not meet those requirements. These represent only a small percentage of our policy rescissions, and any premium would be insignificant. | ||
When a loan is in default, most servicers continue to pay monthly premiums. If a default eventually results in a claim payment, we make a partial refund of premiums |
for the premium collected from time of default to time of the claim payment. This premium is returned to the servicer along with the claim payment. This results in a reduction to premiums written and earned. During the year we have experienced a continued increase in premiums returned and in finalizing our December 31, 2010 financial statements, we are analyzing the premium refunded related to claim payments and may make additional disclosures related to these partial premium refunds in our 2010 10-K. | ||
At this time, we have no specific plans to seek recoveries from the beneficiaries of our mortgage insurance policies for previously paid claims. Therefore, we have no anticipated recoveries accrued for on our financial statements and do not plan to change our disclosures. |
Claims | ||
Claims result from defaults which are not cured. Whether a claim results from an uncured default depends, in large part, on the borrowers equity in the home at the time of default, the borrowers or the lenders ability to sell the home for an amount sufficient to satisfy all amounts due under the mortgage and the willingness and ability of the borrower and lender to enter into a loan modification that provides for a cure of the default. Various factors affect the frequency and amount of claims, including local housing prices and employment levels, and interest rates. If a default goes to a claim, any premium collected from time of default to time of the claim payment is returned to the servicer along with the claim payment. This results in a reduction to premiums written and earned. | ||
Loss Mitigation | ||
In addition, subject to rescission caps in certain of our Wall Street bulk transactions, all of our insurance policies allow us to rescind coverage under certain circumstances. Because we review the loan origination documents and information as part of our normal processing when a claim is submitted to us, rescissions occur most often after we have received a claim. | ||
Most of our rescissions involve material misrepresentations made, or fraud committed, in connection with the origination of a loan regarding information we received and relied upon when the loan was insured. In general, our insurance policies allow us to rescind coverage if a material misrepresentation is made and if the lender or related parties such as the originator and the mortgage loan broker were aware of such misrepresentation. Ultimately, our ability to rescind coverage for material misrepresentations requires a thorough investigation of the facts surrounding the origination of the insured mortgage loan and the discovery of sufficient evidence regarding a misrepresentation and the materiality of the misrepresentation. These types of investigations are very fact-intensive, can be more difficult in reduced documentation and no documentation loan scenarios and often depend on factors |
outside our control, including whether the borrower cooperates with our investigation. If an investigation uncovers evidence regarding a misrepresentation that leads us to decide we are entitled to rescind coverage, we send a findings letter to the lender informing them of the investigations findings and we generally allow them a period to rebut our findings. If a satisfactory rebuttal to our investigation findings is not provided, we rescind coverage and the claim is removed from our default inventory. At this point in the process we consider the rescission to be resolved. While it is not unusual for lenders to first respond to a findings letter after we have already rescinded coverage, and in certain cases lenders who previously responded to findings letters bring new facts to our attention after we have rescinded, the number of rescission reversals due to such circumstances has been immaterial. | ||
When we rescind coverage, we return all premiums previously paid to us under the policy and are
relieved of our obligation to pay a claim under the policy, although if the insured disputes
our right to rescind coverage, whether the requirements to rescind are met ultimately would be
determined by arbitration or judicial proceedings. |
3. | Please revise your tabular disclosure of primary default inventory by state, by flow and bulk, and by policy year to also disclose the related loss reserves that you have recorded for each respective line item (i.e., reserves allocated by state, to flow and bulk policies, and by policy year). |
We have provided the tabular disclosure of primary default inventory by state, by flow and bulk, and by policy year as informative data points for investors. We have not provided the related loss reserves because we do not establish loss reserves separately for those categories. Please see Item 4 below regarding the disclosure of our reserving methodology. | ||
Our loss reserve estimates are based on historical experience. Our disclosures provide the historical average claim paid for the top 5 states (based on dollars paid), as well as the average loan size for those states in our insurance in force. We also provide |
historical total claims paid for the top 15 states. In additional quarterly filings, we provide the historical average claim paid for both bulk and flow policies and historical total claims paid for bulk and flow policies and additional flow paid history by policy year. |
4. | Please disclose the model and methodology that you utilize in estimating your loss reserves. For example, do you utilize a roll rate model? |
Based upon the comments above we have expanded our disclosure under Critical Accounting Policies, Loss Reserves. The relevant language is reproduced below and the new proposed language is underlined. |
The estimated claims rates and claims amounts represent what we believe best reflect the
estimate of what will actually be paid on the loans in default as of the reserve date. Our
methodology to determine the estimate of claims rates and claims amounts are based on our
review of recent trends in the default inventory. To establish reserves we utilize a
reserving model that continually incorporates historical data on the rate at which defaults
resulted in a claim, or the claim rate. This historical data includes the effects of
rescissions, which are included as cures within the model. The model also incorporates an
estimate for the amount of the claim we will pay, or severity. The severity is estimated using
the historical percentage of our claim paid compared to our loan exposure, as well as the risk
in force of the loans currently in default. We review recent trends in |
5. | You disclose on page 95 that based upon the increase in rescission activity during 2008 and 2009 the effects rescissions have on your losses incurred have become material. Please revise your disclosure to address the following: |
| Tell us why it is appropriate under GAAP to reduce your loss reserves by estimating rescissions. Please reference the authoritative accounting guidance upon which you relied. In addition, revise your |
disclosure to describe the methods you used to determine your estimate of rescissions. | |||
| Disclose whether your reserve estimate includes an assumption for reinstatement of previously rescinded policies, and if not, your basis for not including such an assumption. If included, please quantify the amount for the periods presented. | ||
| Finally, address how you considered your ongoing litigation and arbitration proceedings with Countrywide in developing your loss reserve estimated. |
We establish reserves using estimated claims rates and claims amounts in estimating the ultimate loss. The estimated claims rates and claims amounts represent what we believe best reflect the estimate of what will actually be paid on the loans in default as of the reserve date. If a policy is rescinded we do not expect that it will result in a claim payment and thus the rescission generally reduces the historical claim rate used in establishing reserves. Even though the accounting standard, ASC 944, regarding accounting and reporting by insurance entities specifically excludes mortgage insurers from its guidance relating to loss reserves, we establish loss reserves using the general principles contained in the insurance standard. However, consistent with industry standards for mortgage insurers we do not establish loss reserves for future claims on insured loans which are not currently in default. | ||
Our loss reserving methodology incorporates the effect that rescission activity is expected to have on the losses we will pay on our delinquent inventory. We do not utilize an explicit rescission rate in our reserving methodology, but rather our reserving methodology incorporates the effects rescission activity has had on our historical claim rate and claim severities. | ||
Our loss reserves do not include a specific estimate for reinstatement of previously rescinded policies. We do not include an estimate because as stated in our critical accounting policies, we only reserve for items that are in our default inventory or items in default that are not yet reported to us. However, the historical claim rate utilized in estimating reserves would include reinstatements of previously rescinded policies. These reinstatements have generally occurred when lenders have provided new evidence after a rescission has become effective. These have not been significant given our processes described in Item 2 above. Items are generally not removed from our default inventory until after a findings letter is sent and a satisfactory rebuttal has not been submitted. | ||
We rescind policies in cases where we believe our policy allows us to do so. Therefore, when establishing our loss reserves, we do not include additional loss reserves that would reflect an adverse development from ongoing dispute resolution proceedings, including those with Countrywide. |
Reserves are established for reported insurance losses and loss adjustment expenses based on
when notices of default on insured mortgage loans are received. A default is defined as an
insured loan with a mortgage payment that is 45 days or more past due. Reserves are also
established for estimated losses incurred on notices of default not yet reported. Even
though the accounting standard, ASC 944, regarding accounting and reporting by insurance
entities specifically excludes mortgage insurance from its guidance relating to loss reserves,
we establish loss reserves using the general principles contained in the insurance standard.
However, consistent |
||
We establish reserves using estimated claims rates and claims amounts in estimating the ultimate loss. Amounts for salvage recoverable are considered in the determination of the reserve estimates. The liability for reinsurance assumed is based on information provided by the ceding companies. | ||
The estimated claims rates and claims amounts represent what we believe best reflect the estimate of what will actually be paid on the loans in default as of the reserve date. If a policy is rescinded we do not expect that it will result in a claim payment and thus the rescission generally reduces the historical claim rate used in establishing reserves. The estimate of claims rates and claims amounts are based on our review of recent trends in the default inventory. We review recent trends in the rate at which defaults resulted in a claim, or the claim rate, the amount of the claim, or severity, the change in the level of defaults by geography and the change in average loan exposure. As a result, the process to determine reserves does not include quantitative ranges of outcomes that are reasonably likely to occur. | ||
We rescind in cases where we believe our policy allows us to do so. Therefore, when establishing our loss reserves, we do not include additional loss reserves that would reflect an adverse development from ongoing dispute resolution proceedings, including those with Countrywide. |
6. | Your policy for premium deficiency reserves states that products are grouped for premium deficiency purposes based on similarities in the way the products are acquired services and measured for profitability. You also state that the reason you began separately measuring the performance of the Wall Street Bulk transactions, and then performing a separate premium |
deficiency reserve, was their poor performance. It appears that your insurance products for A-minus loans, subprime credit loans and reduced documentation loans also have differing performance characteristics in comparison to our prime loan based on the default rate data on page 142. Please tell us what consideration was given to separately analyzing these products for a premium deficiency reserve. |
7. | Please revise your loss reserve rollforward on page 138 to separately quantify the losses incurred in the current year and prior years related to rescissions, claim denials, loan modifications, and any other material offsetting factors. Please revise Note 12 of your Form 10-Q for the quarterly period ended September 30, 2010 to include a similar rollforward and narrative disclosure. Additionally, disclose the reduction in loss reserves separately related to rescissions and to loan modifications as of the end of each period presented. |
September 30, | ||||
2010 | ||||
(In thousands of dollars) | ||||
Reserve at beginning of year |
$ | 6,704,990 | ||
Less reinsurance recoverable |
332,227 | |||
Net reserve at beginning of year (1) |
6,372,763 | |||
Losses incurred: |
||||
Losses and LAE incurred in respect of
default notices received in: |
||||
Current year |
1,463,509 | |||
Prior years (2) |
(304,343 | ) | ||
Subtotal (3) |
1,159,166 | |||
Losses paid: |
||||
Losses and LAE paid in respect
of default notices received in: |
||||
Current year |
11,437 | |||
Prior years |
1,675,759 | |||
Reinsurance terminations (4) |
(35,120 | ) | ||
Subtotal |
1,652,076 | |||
Net reserve at end of period (5) |
5,879,853 | |||
Plus reinsurance recoverables |
299,239 | |||
Reserve at end of period |
$ | 6,179,092 | ||
(1) | At December 31, 2009 the estimated reduction in loss reserves related to rescissions approximated $2.1 billion. | |
(2) | A negative number for prior year losses incurred indicates a redundancy of prior year loss reserves, and a positive number for prior year losses incurred indicates a deficiency of prior year loss reserves. | |
(3) | Rescissions mitigated our incurred losses by an estimated $0.5 billion in the first nine months of 2010. | |
(4) | In a termination, the reinsurance agreement is cancelled, with no future premium ceded and funds for any incurred but unpaid losses transferred to us. The transferred funds result in an increase in our investment portfolio (including cash and cash equivalents) and there is a corresponding decrease in reinsurance recoverable on loss reserves, which is offset by a decrease in net losses paid. | |
(5) | At September 30, 2010 the estimated reduction in loss reserves related to rescissions approximated $1.9 billion. |
8. | We note that your agreement with Fannie Mae under which MIC was approved as an eligible mortgage insurer was included as an exhibit to your Form 8-K filed October 16, 2009. However, we note that you omitted Exhibit A to that agreement. Please amend your Form 8-K to file a complete copy of the agreement, including all previously omitted exhibits. Also, please confirm that a complete copy of this agreement will be incorporated by reference in the exhibit list to your next annual report on Form 10-K. |
9. | We note that you have not included any disclosure in response to Item 402(s) of Regulation S-K. Please advise us of the basis of your conclusion that disclosure is not necessary and describe the process you undertook to reach that conclusion. |
Very truly yours, |
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\s\ J. Michael Lauer | ||||
J. Michael Lauer | ||||
Executive Vice President and Chief Financial Officer | ||||
cc: | Staci Shannon, Securities and Exchange Commission Joel Parker, Securities and Exchange Commission Curt Culver, MGIC Investment Corporation Steven Bateman, PricewaterhouseCoopers |