Modest differences in the interest rate at home purchase can have long-lasting effects on mortgagors. We use within-year variation in average interest rates at loan origination to instrument for contracted mortgage rates. For homeowners with negative equity, a 50bp increase in the national rate...

In this paper I examine how servicer characteristics affect foreclosure rates of delinquent securitized mortgages. Using a sample of mortgages originated by IndyMac Bank and Countrywide Home Loan Servicing that underwent a change in servicer during the financial crisis period, I first show using...

We examine the effect of bank mergers on the price and availability of credit in the residential mortgage market. We find that, compared to non-acquiring banks in the same local market, acquiring banks that gain large market shares charge significantly higher interest rates but also lend larger...