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1 Trends in Lending January 14
2 BANK OF ENGLAND Trends in Lending January 14 This quarterly publication presents the Bank of England s assessment of the latest trends in lending to the UK economy. (1) It draws mainly on long-established official data sources, such as the existing monetary and financial statistics collected by the Bank that cover all monetary financial institutions, and other data collections established since the start of the financial crisis. These data are supplemented by discussions between the major UK lenders and Bank staff, giving staff a better understanding of the business developments driving the figures, and this intelligence is reflected in the report. (2) The major UK lenders (3) are Banco Santander, Barclays, HSBC, Lloyds Banking Group, Nationwide and Royal Bank of Scotland and together they accounted for around 7% of the stock of lending to businesses, 75% of the stock of mortgage lending, and 55% of the stock of consumer credit (excluding student loans) at end-june 13. The report also draws on intelligence gathered by the Bank s network of Agents and from market contacts, as well as the results of other surveys including the Bank of England s Bank Liabilities Survey and Credit Conditions Survey. (4) The focus of the report is on lending but broader credit market developments, such as those relating to capital market issuance or trade credit, are discussed where relevant. The report covers data up to November 13 and intelligence gathered up to end-december 13. Unless stated otherwise, the data reported cover lending in both sterling and foreign currency, expressed in sterling. (1) See for future publication dates. (2) For a fuller background, please refer to the first edition of Trends in Lending available at (3) Membership of the group of major UK lenders is based on the provision of credit to UK-resident companies and individuals, regardless of the country of ownership. (4) The Bank Liabilities Survey and the Credit Conditions Survey for 13 Q4 were conducted between 11 November and 2 December 13.
3 Contents Executive summary 3 1 Lending to UK businesses and individuals 4 Box An update on capital market issuance 7 2 Loan pricing 9 3 Credit supply and demand 13 Glossary and other information 16
4 Executive summary 3 Executive summary The rate of decline in the stock of lending to UK businesses eased slightly in the year to November compared to 12. The annual rate of growth in the stock of secured lending to individuals rose slightly to.8% in the three months to November. Mortgage approvals by all UK-resident mortgage lenders for house purchase continued to rise. Total net consumer credit flows were positive and broadly unchanged compared to the previous period. Some indicative measures of the spread over relevant swap rates on longer-term bank wholesale debt were broadly unchanged in 13 Q4. Spreads over reference rates on new lending fell slightly for small businesses and fell significantly for medium-sized and large businesses in 13 Q4, according to respondents to the Bank of England s Credit Conditions Survey. Contacts of the Bank s network of Agents reported that increasing competition was leading to some reduction in the cost of corporate credit. Most of the Bank s measures of quoted rates on mortgages fell slightly over Q4. The overall availability of credit to the corporate sector increased significantly in 13 Q4, according to respondents to the Bank of England s Credit Conditions Survey. Contacts of the Bank s network of Agents reported that there were signs of gradually increasing demand for credit as companies confidence and investment intentions edged higher. Lenders in the Credit Conditions Survey also reported that the availability of secured credit to households increased in Q4, and demand for secured lending for house purchase increased significantly.
5 4 Trends in Lending January 14 1 Lending to UK businesses and individuals The rate of decline in the stock of lending to UK businesses eased slightly in the year to November compared to 12. The annual rate of growth in the stock of secured lending to individuals rose slightly to.8% in the three months to November. Mortgage approvals by all UK-resident mortgage lenders for house purchase continued to rise. Total net consumer credit flows were positive and broadly unchanged compared to the previous period. Table 1.A Lending to UK businesses (a) Averages Sep. Oct. Nov. to Nov. Net monthly flow ( billions) Three-month annualised growth rate (per cent) Twelve-month growth rate (per cent) (a) Lending by UK monetary financial institutions to PNFCs. Data cover lending in both sterling and foreign currency, expressed in sterling. Seasonally adjusted. Chart 1.1 Cumulative gross lending to and repayments by UK non-financial businesses (a) Dashed lines: repayments Solid lines: gross lending 12 large 12 SMEs billions 1 13 large (b) 13 SMEs (c) Jan. Feb. Mar. Apr. May June July Aug. Sep. Oct. Nov. Dec. (a) Loans by UK monetary financial institutions to non-financial businesses and repayments by them. Data exclude overdrafts. Data cover lending in both sterling and foreign currency, expressed in sterling. Non seasonally adjusted. (b) Large businesses are those with annual debit account turnover on the main business account over 25 million. (c) SMEs are those with annual debit account turnover on the main business account less than 25 million This section presents a summary of the recent data on lending to UK businesses and individuals. The rate of decline in the stock of lending to UK businesses eased slightly in the year to November compared to 12. The annual rate of growth in the stock of secured lending to individuals in the year to November remained weak. Data from participants in the Funding for Lending Scheme (FLS) indicated that their net lending to UK households and private non-financial corporations (PNFCs) was 5.8 billion in 13 Q3. (1) This compares to net lending of 1.6 billion in Q2 and was the biggest quarterly net lending flow since the FLS was launched. Net lending by participants since the start of the Scheme was positive to 13 Q3. Lending to UK businesses Data covering lending by all UK-resident banks and building societies indicated that the stock of lending to UK businesses contracted by 4.3 billion in the three months to November (Table 1.A). Overall, the average net monthly flow of lending was slightly less negative in 13 to November compared to the previous year. Gross lending to both small and medium-sized enterprises (SMEs) and large companies increased by around 1% in 13 to November compared to the same period in 12 (Chart 1.1). Repayments were higher than gross lending such that net lending, defined as gross lending less repayments, was negative across all firm sizes. Larger companies have access to more funding sources than smaller businesses, such as the syndicated lending market. The total value of new gross syndicated lending facilities granted in the UK market in 13 Q4 was similar to the previous quarter. Overall, the total value of new facilities (1) Net lending data from 13 Q2 onwards include lending related to non-bank credit providers for some FLS Groups. For more details, see Funding for Lending Scheme Usage and lending data, available at Non seasonally adjusted.
6 Section 1 Lending to UK businesses and individuals 5 Chart 1.2 Estimates of new syndicated lending facilities granted to UK businesses (a) Sources: Dealogic and Bank calculations. Average 38 Table 1.B Secured lending to individuals (a) billions 16 (a) Defined broadly as PNFCs. New syndicated lending facilities excluding cancelled or withdrawn facilities. Data cover lending facilities in both sterling and foreign currency, expressed in sterling. Averages Sep. Oct. Nov. to Nov. Net monthly flow ( billions) Three-month annualised growth rate (per cent) Twelve-month growth rate (per cent) (a) Sterling lending by UK monetary financial institutions and other lenders to UK individuals. Seasonally adjusted. Chart 1.3 Approvals of loans secured on dwellings (a) Remortgaging House purchase Other Thousands 1 (a) Data are for monthly number of approvals covering sterling lending by UK monetary financial institutions and other lenders to UK individuals. Approvals secured on dwellings are measured net of cancellations. Seasonally adjusted granted in 13 increased slightly compared to 12, though remained lower than the pre-crisis average (Chart 1.2). The majority of new facilities granted in 13 were for refinancing purposes, according to Dealogic data. In recent discussions, most major UK lenders expected mergers and acquisitions, a key driver of syndicated lending activity, to pick up in 14. Capital markets provide an alternative source of external finance to bank lending for larger companies. Net bond issuance by UK businesses was positive over the three months to November. This was partly offset by negative net equity issuance, such that net capital market issuance was positive over this period. With a net repayment of bank lending by businesses (Table 1.A), net finance raised by UK businesses from UK monetary financial institutions and capital markets was negative over the three months to November. The box on pages 78 provides an update on capital market issuance by UK businesses in 13. Recent indicators of corporate distress were broadly stable. The rate of corporate liquidations was unchanged in the year to 13 Q3. The corporate write-off rate the ratio of banks write-offs on corporate lending to the stock of that lending was little changed in 13 Q3, though remained elevated compared to the pre-crisis period. In recent discussions, the major UK lenders reported that over the past twelve months measures of corporate distress, such as insolvencies, had performed better than or in line with their expectations at the start of 13. Looking ahead, some major UK lenders expected these measures to either improve or remain flat in 14. Secured lending to individuals The total flow of net lending in sterling by UK-resident mortgage lenders was positive in the three months to November (Table 1.B) and similar to that in the previous period. The annual rate of growth in the stock of secured lending to individuals rose slightly to.8%. The average net monthly flow of secured lending to individuals in 13 to November was broadly similar to that in the previous two years (Table 1.B). The annual rate of growth in the stock of secured lending was slightly lower in 13 compared to recent years. Mortgage approvals by all UK-resident mortgage lenders for house purchase continued to rise over the three months to November (Chart 1.3). The monthly average in 13 to November was 19% higher compared to the same period in 12. The number of approvals for remortgaging increased, on average, by 15%. Reflecting the lag between approvals and lending, total gross secured lending rose in the three months to November compared to the previous period. Overall, gross lending was
7 6 Trends in Lending January 14 Chart 1.4 Gross lending secured on dwellings (a) Total gross secured lending (b) CML forecast for gross secured lending (c) Sources: CML, Bank of England and Bank calculations. billions (a) Total gross lending secured on dwellings. Data cover sterling lending by UK monetary financial institutions and other lenders to UK individuals. Non seasonally adjusted. (b) The bar for 13 comprises the CML forecast for the year with gross secured lending data up to November. (c) CML forecasts for 13, 14 and 15 made in December 13. Chart 1.5 Mortgage arrears and possession rates (a) Arrears (b) Per cent forecast 13 forecast higher in 13 to November compared to the years following the financial crisis (Chart 1.4). In forecasts compiled in December 13, the Council of Mortgage Lenders (CML) expected gross secured lending by all UK-resident mortgage lenders in 14 to be around 15% higher than that anticipated for 13. Recent indicators of mortgage distress were little changed or have eased slightly. Data from the CML indicated that the mortgage arrears rate fell slightly in 13 Q3 (Chart 1.5). The arrears rate on buy-to-let mortgages was broadly unchanged. The write-off rate on mortgages the ratio of write-offs on secured loans to the stock of lending was little changed. Claims for possessions issued in the courts fell a little in the year to 13 Q3. The possessions rate the ratio of the number of properties taken into possession to the number of outstanding mortgages was broadly unchanged. The current forecast for the mortgage arrears rate by the CML for end-13 is a little lower than that anticipated at the end of 12 (Chart 1.5). In recent discussions, most major UK lenders reported that over the past year, indicators of mortgage distress such as arrears were slightly better or in line with their expectations at the start of 13. Properties taken into possession (c) The forecasts for the arrears and possessions rates in 14 have also been slightly revised down by the CML (Chart 1.5). The arrears rate was expected to be broadly flat in 14 and then to rise the year after. The possessions rate is expected to fall slightly in 14 and then return to 13 levels. The CML noted the prospect of rising interest rates as a factor behind the rise in these measures in 15. Sources: CML and Bank calculations. (a) Series expressed as the proportion of the number of outstanding mortgages. Non seasonally adjusted. (b) Mortgages in arrears of 2.5% or more of the outstanding mortgage balance. Data are available from end-1994, are semi-annual up to end-7 and quarterly since then. The light magenta diamonds show the CML forecast for end-13 and end-14 made in December 12 and the dark magenta diamonds show the CML forecast for end-13, end-14 and end-15 made in December 13. (c) Properties taken into possession over the preceding twelve-month period. Data are semi-annual up to end-7 and quarterly since then. The light green diamonds show the CML forecast for end-13 and end-14 made in December 12 and the dark green diamonds show the CML forecast for end-13, end-14 and end-15 made in December 13. Table 1.C Consumer credit (a) Averages Sep. Oct. Nov. to Nov. Net monthly flow ( billions) of which: Credit cards Other unsecured Three-month annualised growth rate (per cent) Twelve-month growth rate (per cent) Consumer credit Total net consumer credit flows (excluding student loans) were positive in the three months to November (Table 1.C) and broadly unchanged compared to the previous period. Within the total, net flows to credit card lending were lower than those for other unsecured lending. The average net monthly flow of unsecured lending to individuals in 13 to November was at its highest since 8. The annual rate of growth in the stock of lending rose strongly in 13. The annual write-off rate on consumer credit the ratio of write-offs on unsecured loans to the stock of unsecured lending was unchanged in 13 Q3, as was the rate of personal insolvencies in England and Wales. In recent discussions, some major UK lenders reported that indicators of distress related to unsecured lending, such as write-offs and arrears, had performed in line with or better than expectations in 13. (a) Sterling lending by UK monetary financial institutions and other lenders to UK individuals. Consumer credit consists of credit card lending and other unsecured lending (other loans and advances). Consumer credit data exclude student loans. Seasonally adjusted.
8 Section 1 Lending to UK businesses and individuals 7 An update on capital market issuance For some larger corporates, capital markets provide a useful alternative source of finance to lending from the banking sector. Following on from previous editions of Trends in Lending, this box provides an update on how bond, equity and commercial paper issuance by UK businesses evolved in 13. Net capital market issuance by these businesses was positive in the year to November. Gross bond issuance by UK private non-financial corporations (PNFCs) was strong in 13 (Chart A). There was a robust start to the year as issuers made the most of investor demand for higher-yielding assets. Market contacts reported some concerns regarding the tapering of asset purchases by the Federal Reserve leading to an increase in volatility in corporate bond spreads in the middle of the year. Issuance picked up again in the latter part of 13 and contacts suggested that this partly reflected corporates taking advantage of low bond spreads and calmer market conditions. In recent discussions, some major UK lenders noted that some refinancing due to take place in 14 H1 had been brought forward to 13. Chart A Cumulative gross bond issuance by UK businesses (a) billions 7 according to some major UK lenders. They also noted that the increase in this issuance was supported by greater demand for high-yield bonds from investors. The number of UK companies issuing bonds in 13 was similar to the previous year, according to estimates based on data from Dealogic. (2) Within this, the number of companies issuing bonds for the first time increased further in 13. The average transaction value of issuance was estimated to have declined in 13 to November compared to the same period in the previous year. (3) Net bond issuance by PNFCs in 13 to November was positive (magenta bars in Chart B) and broadly similar to the same period in 12. (4) Positive net issuance was recorded in many major industrial sectors, notably in the transport, storage and communication, wholesale and retail trade, and utilities sectors. Chart B Net external finance raised by UK businesses (a) Loans Bonds Equity Commercial paper Total billions Conditions in bond markets in 13 were similar to those in the previous year. The major UK lenders reported that bond issuance during 12 partly reflected strong investor demand. (1) Some lenders noted that bond issuance was also supported by the low cost of issuance and a high level of available liquidity. Secondary market bond spreads continued their gradual decline over 13. A desire from businesses to diversify funding sources contributed to an increase in high-yield bond issuance in 13, 1 Average 38 Jan. Feb. Mar. Apr. May June July Aug. Sep. Oct. Nov. Dec. Sources: Dealogic and Bank calculations. (a) Issuance by PNFCs where the issuer s country of incorporation and that of any parent or guarantor are the United Kingdom. Data cover issuance in both sterling and foreign currency, expressed in sterling. Includes investment-grade and non-investment grade bonds. Data are subject to periodic revisions. Non seasonally adjusted (a) Finance raised by PNFCs from UK monetary financial institutions and capital markets. Bonds data cover debt issued by UK companies via UK-based Issuing and Paying Agents. Data are annual and cover funds raised in both sterling and foreign currency, expressed in sterling. Data for 13 are up to and including November. Non seasonally adjusted. Gross equity issuance by UK PNFCs in 13 was higher than in 12 (Chart C). There was a modest pickup in equity issuance in Spring 13, which continued throughout the year. (5) Appetite for equity issuance by privately owned companies had also increased, with a pickup in the overall value of initial public offerings (IPOs) over the course of the year. Market contacts reported, however, that investment banks IPO pipelines remained small compared with the pre-crisis period. While gross equity issuance increased in 13 compared to 12, net issuance remained negative (green bars in Chart B) as share buy-backs by some companies offset the increase in gross issuance, according to Bank of England data. There was significant negative net equity issuance in the manufacturing, and mining and quarrying sectors. 6
9 8 Trends in Lending January 14 Chart C Cumulative gross equity issuance by UK businesses (a) Average billions which covers large companies indicated that bank borrowing was as attractive a source of funding as bond issuance for the second successive quarter (Chart D). This is in contrast to recent years where bond issuance was viewed as more attractive. Equity issuance was reported by respondents as an attractive source of funding in the second half of 13 for the first time since 1, with the balance of respondents in Q4 at its highest since the survey began in 7 Q Chart D Deloitte CFO Survey: attractiveness of different sources of corporate funding (a) Net percentage balances 8 Jan. Feb. Mar. Apr. May June July Aug. Sep. Oct. Nov. Dec. Sources: Dealogic and Bank calculations. (a) Issuance by PNFCs where the issuer s country of incorporation and that of any parent or guarantor is the United Kingdom. Data cover issuance in both sterling and foreign currency, expressed in sterling. Data include initial public offerings and follow-on equity issuance, but not the issuance of convertible bonds. Data include public equity issuance by non-financial corporations as well as by government and supranational entities, but not by financial institutions. Data are subject to periodic revisions. Non seasonally adjusted. Net issuance of commercial paper was slightly positive in 13 to November (light blue bars in Chart B). In aggregate, positive net bond and commercial paper issuance was partially offset by negative net equity issuance such that net capital market issuance was positive in the year to November. Attractive Unattractive Bond issuance Bank borrowing Equity issuance Q3 Q1 Q3 Q1 Q3 Q1 Q3 Q1 Q3 Q1 Q3 Q1 Q Bank lending to companies continued to contract in 13, though by less than in 12 (Chart B, Table 1.A). There was sizable negative net lending to the real estate sector. Overall, positive net capital market issuance was partly offset by negative bank lending to companies, such that net finance raised by UK businesses from UK monetary financial institutions and capital markets was slightly positive in 13 to November (Chart B). With net bank lending less negative and net capital issuance broadly similar to the previous year, net finance raised in 13 was higher than the same period in 12. Over the past two decades, the corporate bond market has grown in importance as a source of external finance for UK businesses, accounting for 9% of their financial liabilities in 13 Q3. Some of the strength in corporate bond issuance in recent years can be attributed to companies restructuring their balance sheets, using bond issuance to repay other forms of debt. (6) This has been particularly pronounced since 9, when there was a sharp contraction in bank credit following the financial crisis. Some of the weakness in bank lending in recent years is likely to reflect large companies switching from bank to capital market finance. Notwithstanding this contraction in bank lending, the majority of respondents to the Deloitte CFO Survey for 13 Q4 (a) Net percentage balances are calculated as the percentage of respondents who reported that each source of funding was attractive less the percentage who reported that it was unattractive. A positive balance indicates that a balance of respondents find that particular source of funding attractive. Looking forward, a balance of respondents to the Deloitte CFO Survey expected bond issuance to increase in 14. The balance of respondents expecting equity issuance to increase over the next year was at its highest since the question was first asked in 1 Q3. (1) For more details, see the box An update on capital market issuance on pages 78 in Trends in Lending January 13, available at Documents/other/monetary/trendsjanuary13.pdf. (2) For further details on the number of UK companies issuing bonds from 1992 to October 13, see Chart 4 in Farrant, K, Inkinen, M, Rutkowska, M and Theodoridis, K (13) What can company data tell us about financing and investment decisions?, Bank of England Quarterly Bulletin, Vol. 53, No. 4, pages 3617, available at qb137.pdf. (3) These estimates are based on Bank of England data covering the debt issued by UK companies via UK-based Issuing and Paying Agents. (4) For more details, see Bankstats Table E3.1, Capital issuance by UK residents available at (5) See Markets and operations, Bank of England Quarterly Bulletin, Vol. 53, No. 4, pages 3891 available at quarterlybulletin/13/qb139.pdf. (6) See reference in footnote (2).
10 Section 2 Loan pricing 9 2 Loan pricing Some indicative measures of the spread over relevant swap rates on longer-term bank wholesale debt were broadly unchanged in 13 Q4. Spreads over reference rates on new lending fell slightly for small businesses and fell significantly for medium-sized and large businesses in 13 Q4, according to respondents to the Bank of England s Credit Conditions Survey. Contacts of the Bank s network of Agents reported that increasing competition was leading to some reduction in the cost of corporate credit. Most of the Bank s measures of quoted rates on mortgages fell slightly over Q4. Chart 2.1 Indicative long-term funding spreads Spread on five-year retail bonds (b) Five-year CDS premia (c) Secondary market bond spreads (a) Covered bond spread (d) Percentage points 4. Spread on three-year retail bonds (b) Jan. July Jan. July Jan. July Jan. July Jan. July Sources: Bloomberg, Markit Group Limited, Bank of England and Bank calculations. (a) Constant-maturity unweighted average of secondary market spreads to mid-swaps for the major UK lenders five-year euro senior unsecured bonds, where available. Where a five-year bond is unavailable, a proxy has been constructed based on the nearest maturity of bond available for a given institution. The gap in the time series between 1 December 9 and 11 January 1 is because no suitable bonds were in issuance in that period. Data are to 31 December 13. (b) Spreads for sterling fixed-rate retail bonds over equivalent-maturity swaps. Bond rates are end-month rates and swap rates are monthly averages of daily data. The bond rates are weighted averages of rates advertised by the banks and building societies in the Bank of England s quoted rates sample, for products meeting the selection criteria (see The series for the five-year bond is not included for May 1 and August 11April 13 as fewer than three institutions in the sample offered products in these periods. Data are to end-december 13. (c) The data show an unweighted average of the five-year senior CDS premia for the major UK lenders, which provides an indicator of the spread on euro-denominated long-term wholesale bonds. Data are to 31 December 13. (d) Constant-maturity unweighted average of secondary market spreads to mid-swaps for the major UK lenders five-year euro-denominated covered bonds, where available. Where a five-year covered bond is unavailable, a proxy has been constructed based on the nearest maturity of bond available for a given institution. Data are to 31 December This section discusses recent developments in loan pricing for businesses and individuals, based on statistical data, survey evidence and discussions with the major UK lenders. The total cost of bank finance to a company or individual can generally be decomposed into the fees charged by the lender to provide loan facilities, the spread over a given reference rate (such as three-month Libor or Bank Rate) at which loans are offered, and the prevailing level of that reference rate in the financial markets. Some indicative measures of the spread over relevant swap rates on longer-term bank wholesale debt, such as secondary market bond spreads, were broadly unchanged in 13 Q4 having fallen slightly in the previous quarter (Chart 2.1). The five-year credit default swap premia a proxy for the credit risk component of bank funding costs fell. Respondents to the Bank of England s 13 Q4 Bank Liabilities Survey reported a significant fall in spreads on non-deposit funding (including wholesale debt funding) over the previous quarter (Chart 2.2). In recent discussions, some major UK lenders expected spreads on longer-term wholesale bank debt to remain broadly similar in the coming months. The swap rate, the fixed rate of interest in a swap contract in which floating-rate interest payments are exchanged for fixed-rate interest payments, is a key factor in the setting of retail and fixed mortgage rates. Overall, three and five-year sterling swap rates rose slightly in 13 Q4 compared to the previous quarter, while the two-year rate was broadly unchanged (Chart 2.3). Swap rates increased by over basis points in the second half of December, primarily reflecting the publication of lower than expected UK unemployment data and the Federal Open Market Committee announcement regarding the reduction in the pace of asset purchases.
11 1 Trends in Lending January 14 Chart 2.2 Bank Liabilities Survey: funding spreads (a)(b) Decrease Increase Retail spreads Net percentage balances Other spreads 6 Q4 Q1 Q2 Q3 Q4 Q1 Q4 Q1 Q2 Q3 Q4 Q (a) Net percentage balances are calculated by weighting together the responses of those lenders who answered the question. The blue bars show the responses over the previous three months. The red diamonds show the expectations over the next three months. Expectations balances have been moved forward one quarter. Where the Bank Liabilities Survey and Credit Conditions Survey are discussed, significant changes are indicative of net percentage balances greater than in absolute terms, and slight changes are indicative of net percentage balances of between 5 and 1 in absolute terms. (b) Question: How has the average cost of funding changed?. A positive balance indicates an increase in funding spreads. Chart 2.3 Swap rates at different maturities (a) Three-year swap rate Five-year swap rate Two-year swap rate Jan. July Jan. July Jan. July Jan. July Jan. July Sources: Bloomberg and Bank calculations. Per cent 4 (a) Swap rates are monthly averages of daily data. Data are to end-december The average rate on three-year fixed-rate bonds was broadly unchanged in 13 Q4 compared to the previous quarter. The spread was lower (Chart 2.1), reflecting the slight increase in the relevant swap rate (Chart 2.3). Spreads over equivalent-maturity swap rates on two and five-year fixed-rate bonds were little changed. Respondents to the Bank Liabilities Survey reported that though retail funding spreads had tightened in 13 Q4, this was at a slower pace than in the previous three quarters (Chart 2.2). In recent discussions, some major UK lenders expected rates offered on individual savings accounts (ISAs) in the forthcoming ISA season to be lower than in 13. Corporate loan pricing The spread over relevant reference rates that SMEs face on new borrowing can vary widely, taking into account various business-specific risk and credit quality factors. As a result, there is no single definitive measure of loan pricing, though statistical and survey data can provide broad estimates. Indicative median interest rates (Chart 2.4) and spreads on new variable-rate facilities to all small and medium-sized enterprises fell slightly in recent months, according to survey data from the Department for Business, Innovation and Skills (BIS). Another indicator of pricing on loans to smaller businesses the Bank s measure of effective rates on new corporate lending for advances of 1 million or less was broadly unchanged in the three months to November compared to the previous period. These measures may not entirely reflect the true cost of credit facing SMEs, as they do not include the impact of cashback deals or changes in fees. In addition, these rates may be affected by changes in the risk profile of borrowers, which could vary over time. For example, a change in rates could reflect banks willingness to lend to different types of businesses. Other survey data also provide indicators of loan pricing to SMEs. The Federation of Small Businesses Voice of Small Business Index 13 Q4 reported that of those respondents who had successfully applied, credit was offered at higher rates to a larger proportion than in the previous quarter. The balance of respondents to the Deloitte CFO Survey which covers large companies reporting the cost of credit to be cheap rose in 13 Q4 to its highest level since the survey began in 7 Q3. More generally, contacts of the Bank s network of Agents reported that increasing competition was leading to some reduction in the cost of corporate credit. Spreads over reference rates on new lending to small businesses fell slightly in 13 Q4, according to lenders in the Bank of England s Credit Conditions Survey (Chart 2.5). Fees and commissions for small businesses were reported to be unchanged. For medium-sized firms, lenders in the survey
12 Section 2 Loan pricing 11 Chart 2.4 Indicative interest rates on lending to SMEs (a) Smaller SMEs (b)(c) All SMEs (b) PNFC loans 1 million or less (e) Bank Rate Medium SMEs (b)(d) Jan. July Jan. July Jan. July Jan. July Jan. July Sources: BIS, Bank of England and Bank calculations. Per cent 6 (a) These indicative rates do not reflect the impact of cashback deals or fees. Data for Bank Rate are to end-december, and for all other series to end-november. Non seasonally adjusted. (b) Median by value of SME facilities (new loans, new and renewed overdrafts) priced at margins over base rates, by four major UK lenders (Barclays, HSBC, Lloyds Banking Group and Royal Bank of Scotland). Data cover lending in both sterling and foreign currency, expressed in sterling. (c) Smaller SMEs are those with annual debit account turnover on the main business account less than 1 million. (d) Medium SMEs are those with annual debit account turnover on the main business account between 1 million and 25 million. (e) Weighted average of new lending to PNFCs of all sizes by UK monetary financial institutions (MFIs) for advances less than or equal to 1 million, an indicator of pricing for small business loans. Data cover lending in sterling. The Bank s effective interest rates series are currently compiled using data from 23 UK MFIs. Chart 2.5 Credit Conditions Survey: spreads over reference rates on lending to corporates by firm size (a)(b) Cheaper credit Dearer credit Net percentage balances 6 Small businesses Medium PNFCs Large PNFCs (a) See footnote (a) to Chart 2.2. A positive balance indicates that spreads over reference rates have fallen, such that all else being equal it is cheaper for corporates to borrow. (b) Small businesses are defined as those with annual turnover of less than 1 million; medium-sized corporates are defined as those with annual turnover of between 1 million and 25 million and large corporates are defined as those with annual turnover of over 25 million reported that spreads on new lending fell significantly and fees and commissions fell. Respondents to the 13 Q4 Credit Conditions Survey reported that spreads over reference rates on new lending for large businesses tightened significantly (Chart 2.5). This was the fifth consecutive quarter in which a significant fall in these spreads was reported. Fees and commissions also fell significantly for large businesses, according to lenders in the survey. Spreads on syndicated lending, typically applying to lending to large businesses, were broadly unchanged for the investment-grade segment in 13 Q4 compared to the previous quarter, according to Dealogic data. In recent discussions, most major UK lenders noted some downward pressure on pricing for higher-rated syndicated loans. Spreads rose for the non-investment grade segment of the market. Looking forward, respondents to the Credit Conditions Survey expected spreads on new business lending to fall significantly further for large companies, to fall for medium-sized companies, and to be unchanged for small businesses in 14 Q1 (Chart 2.5). Mortgage pricing The Bank s measure of the effective rate on overall new mortgage lending fell slightly over the three months to November. Within this, the fixed and floating rates fell by broadly the same amount. Overall, rates on most fixed-rate mortgages fell by more than 1 basis points between June 12, when the Funding for Lending Scheme was announced, and December 13. Rates on products with loan to value (LTV) ratios up to and including 75% fell significantly between June 12 and early 13, according to data from Moneyfacts Group (Chart 2.6). This partly reflected increased competition, as noted in January 13 Trends in Lending. Rates continued to fall for these lower LTV ratio fixed-rate products for most of 13. Mortgage rates on fixed-rate products at LTV ratios above 75% also fell between June 12 and December 13 (Chart 2.6). Advertised interest rates on products with LTV ratios above 9% fell by less than for products at lower LTV ratios, and were broadly unchanged in 13 Q4. Alongside the fall in rates on fixed-rate mortgage products the number of products available across all LTV ratios also increased since June 12, according to data from Moneyfacts Group (Chart 2.6). The largest increase was at LTV ratios between 76% and 9%. The number of products at LTV ratios greater than 9% doubled in 13, though remained a small proportion of the total number of products available. In their responses to the Credit Conditions Survey, many lenders
13 12 Trends in Lending January 14 Chart 2.6 Whole market interest rates on fixed-rate mortgages (a) June 12 March 13 Up to 65 September 13 (b) December and above Loan to value ratio (per cent) Sources: Moneyfacts Group and Bank calculations. Per cent 6 (a) End-month advertised rates for products with different LTV ratios. Size of bubble reflects number of products. The first observation on the left is for products up to 65% LTV, the second is for products in the 66%75% range, the third is for products in the 76%9% range and the final observation on the right is for products above 9% LTV. (b) The bubbles for September 13 for LTV ratios up to 65% and 66%75% are similar in size to those for December 13. This is because the numbers of products and rates at these LTV ratios are little changed over these two periods. Chart 2.7 Quoted interest rates on household lending (a) 9% loan to value two-year fixed-rate mortgage (c) Personal loan ( 1,) (b) Per cent attributed the increased availability of secured credit at the highest LTV ratios in 13 Q4 to participation in the Government s Help to Buy scheme. Most of the Bank s measures of quoted rates on mortgages which are based on a sample of the largest lenders fell slightly over 13 Q4. The two-year fixed-rate at 75% LTV ratio fell by around 15 basis points (Chart 2.7). Rates on some floating-rate products, such as the lifetime tracker, fell by a little more with the standard variable rate broadly unchanged. Respondents to the Credit Conditions Survey reported that spreads on overall secured lending to households had tightened significantly in 13 Q4 for the fifth consecutive quarter, with significant falls reported across both prime and buy-to-let lending. Looking ahead, respondents to the survey expected a slight further narrowing in spreads on overall secured lending in 14 Q1. Consumer credit pricing The quoted interest rate on new personal loans of 1, fell in 13 Q4, continuing the general decline in recent years (Chart 2.7). Respondents to the 13 Q4 Credit Conditions Survey reported that spreads on other unsecured lending products, such as personal loans, fell significantly in Q4 having fallen in the previous four quarters. Lenders in the survey attributed this to increased competition in the market. Looking ahead, respondents to the survey anticipated a further significant tightening in spreads on other unsecured lending products in 14 Q1. Lifetime tracker mortgage Bank Rate 75% loan to value two-year fixed-rate mortgage Jan. July Jan. July Jan. July Jan. July Jan. July Interest rates on credit card lending were similar in 13 Q4 to those in Q3. Spreads on credit card lending were reported to be unchanged in Q4, according to respondents to the Credit Conditions Survey. Lenders in the survey expected these spreads to remain unchanged in the coming quarter. (a) Sterling. The Bank s quoted interest rates series are currently compiled using data from up to 23 UK monetary financial institutions. End-month rates. Non seasonally adjusted. (b) Quoted interest rate on a 1, personal loan. (c) Series is not published for MarchMay 9 as fewer than three products were offered in that period.
14 Section 3 Credit supply and demand 13 3 Credit supply and demand The overall availability of credit to the corporate sector increased significantly in 13 Q4, according to respondents to the Bank of England s Credit Conditions Survey. Contacts of the Bank s network of Agents reported that there were signs of gradually increasing demand for credit as companies confidence and investment intentions edged higher. Lenders in the Credit Conditions Survey also reported that the availability of secured credit to households increased in Q4, and demand for secured lending for house purchase increased significantly. Chart 3.1 Credit Conditions Survey: availability and demand for credit across firm sizes reported in the 13 Q4 survey (a) Increase Decrease Small businesses Medium PNFCs Large PNFCs Net percentage balances Availability Demand (a) Net percentage balances are calculated by weighting together the responses of those lenders who answered the question. The bars in the chart show the net percentage balance reported over the three months to early December. The diamonds show the associated expectations for the next three months. In the first panel, a positive balance indicates that more credit is available. In the second panel, a positive balance indicates an increase in demand. See also footnote (b) to Chart 2.5. Net percentage balances 1 Costly Available 8 6 Availability of credit Cost of credit 6 Cheap Hard to get Chart 3.2 Deloitte CFO Survey: cost and availability of credit (a) (a) Net percentage balances for the cost of credit are calculated as the percentage of respondents reporting that bank credit is costly less the percentage reporting that it is cheap. Net percentage balances for the availability of credit are calculated as the percentage of respondents reporting that credit is available less the percentage of respondents reporting that it is hard to get. A positive balance indicates that a net balance of respondents report that credit is costly or credit is available. 1 The amount of lending and its price depend on the interaction of demand and supply factors. Disentangling the separate influences of changes in the supply of, and demand for, credit is difficult though survey data can help. This section looks at recent trends in credit supply and demand, drawing on surveys, reports from the Bank s network of Agents and discussions with the major UK lenders. Credit conditions for businesses The overall availability of credit to the corporate sector increased significantly in 13 Q4, according to respondents to the Credit Conditions Survey. Lenders reported that availability had increased for large companies (Chart 3.1). Respondents to the Deloitte CFO Survey 13 Q4 which covers large companies reported that credit was available for the sixth consecutive quarter (Chart 3.2). Credit availability increased for small businesses in 13 Q4, but was little changed for medium-sized companies, according to respondents to the Credit Conditions Survey (Chart 3.1). Contacts of the Bank s Agents noted that credit supply continued to improve gradually for large companies and most medium-sized firms. Contacts reported, however, that credit availability remained tighter for small firms than on average before the recession, particularly where companies lacked tangible assets to provide as security or had previously breached covenants. The real estate sector was the largest component of the stock of lending to UK businesses as at end-november 13. Lenders in the 13 Q4 Credit Conditions Survey reported that commercial property prices had pushed up significantly on credit availability to the commercial real estate sector for the first time since this question was asked in 8. Contacts of the Bank s network of Agents noted that credit availability from banks for commercial property investment had eased, with private non-bank funding increasingly available for development activity.
15 14 Trends in Lending January 14 Chart 3.3 Credit Conditions Survey: availability of secured credit to households (a) Increase Decrease Secured Net percentage balances 8 Availability to borrowers with more than 75% LTV ratio (b) (a) See footnote (a) to Chart 2.2. A positive balance indicates that more credit is available. (b) This question was introduced in 8 Q3. Chart 3.4 Credit Conditions Survey: demand for household secured lending (a) Increase Decrease House purchase 6 8 Net percentage balances 8 Remortgaging (a) See footnote (a) to Chart 2.2. A positive balance indicates an increase in demand. Chart 3.5 RICS Residential Market Survey: new buyer enquiries (a) Decrease Increase 6 Net percentage balance Source: Royal Institution of Chartered Surveyors. (a) Net percentage balance for new buyer enquiries is calculated as the proportion of respondents reporting an increase in enquiries over the previous month, less the proportion reporting a decrease. A positive balance indicates an increase in enquiries. Seasonally adjusted. Data start in April Looking forward, lenders in the Credit Conditions Survey expected credit availability to increase for small and large businesses and to be unchanged for medium-sized businesses in the coming quarter (Chart 3.1). Demand for credit from small businesses was little changed in 13 Q4, according to respondents to the Credit Conditions Survey (Chart 3.1). Demand from medium-sized companies was reported to have increased significantly and from large companies to have increased slightly. Contacts of the Bank s Agents reported that there were signs of gradually increasing demand for credit as companies confidence and investment intentions edged higher. Lenders in the Credit Conditions Survey expected demand for credit to increase across all firm sizes in 14 Q1. Credit conditions for households The availability of secured credit to households increased in the three months to early December, according to respondents to the Credit Conditions Survey (Chart 3.3). Lenders in the survey also reported an increase in availability for borrowers with LTV ratios above 75% and an increased willingness to lend at LTV ratios above 9%. Looking ahead, the availability of secured credit was expected to increase significantly over the next three months, including for borrowers with LTV ratios above 75% and 9%, according to respondents to the Credit Conditions Survey. Overall demand for secured lending for house purchase increased significantly over the past quarter, according to respondents to the Credit Conditions Survey (Chart 3.4). The net percentage balance rose to its highest level since the survey began in 7. Lenders in the survey reported that demand for remortgaging also increased significantly. Some lenders suggested that the increase in demand was supported by first-time buyer and homemover interest in the Governments Help to Buy scheme. The Royal Institution of Chartered Surveyors (RICS) new buyer enquiries balance was broadly unchanged in 13 Q4 (Chart 3.5). Contacts of the Bank s Agents reported that housing market activity continued to strengthen. They also noted that demand for housing was being buoyed by greater mortgage availability, rising confidence among buyers and the Help to Buy scheme. Lenders in the Credit Conditions Survey expected overall demand for secured credit to be broadly unchanged in 14 Q1. Respondents to the Credit Conditions Survey indicated that the amount of unsecured credit made available to households was unchanged in the three months to early December, having increased in the previous four quarters. Lenders expected the availability of unsecured credit to increase in 14 Q1, driven by market share objectives and, to a lesser extent, an expected
16 Section 3 Credit supply and demand 15 improvement in the economic outlook and an increased appetite for risk. Demand for total unsecured lending decreased in 13 Q4, according to respondents to the Credit Conditions Survey. Within this, demand for credit card lending fell and demand for other unsecured lending products fell significantly. Demand for total unsecured lending was expected to rise in the coming quarter, reflecting a slight increase in demand for credit card lending and an increase in demand for other unsecured lending, according to lenders in the survey.
17 16 Trends in Lending January 14 Abbreviations BIS Department for Business, Innovation and Skills. CDS credit default swap. CFO chief financial officer. CML Council of Mortgage Lenders. FLS Funding for Lending Scheme. Libor London interbank offered rate (see below). LTV ratio loan to value ratio (see below). MFIs monetary financial institutions (see below). PNFCs private non-financial corporations (see below). RICS Royal Institution of Chartered Surveyors. SMEs small and medium-sized enterprises. Glossary Arrears Rate The number of loans in arrears divided by the number of loans outstanding. Bank Rate The official rate paid on commercial bank reserves by the Bank of England. Businesses Private non-financial corporations. Consumer credit Borrowing by UK individuals to finance expenditure on goods and/or services. Effective interest The weighted average of calculated rates interest rates on various types of sterling deposit and loan accounts. The calculated annual rate is derived from the deposit or loan interest flow during the period, divided by the average stock of deposit or loan during the period. Facility An agreement in which a lender sets out the conditions on which it is prepared to advance a specified amount to a borrower within a defined period. Gross lending The total value of new loans advanced by an institution in a given period. High-yield bond A corporate bond with a credit rating below investment grade. Liquidations rate The number of corporate liquidations divided by the number of companies. Loan approvals Lenders firm offers to advance credit. Loan to value Ratio of outstanding loan amount to the (LTV) ratio market value of the asset against which the loan is secured (normally residential or commercial property). London interbank The rate of interest at which banks offered rate (Libor) borrow funds from each other, in marketable size, in the London interbank market. Major UK lenders Banco Santander, Barclays, HSBC, Lloyds Banking Group, Nationwide and Royal Bank of Scotland. Monetary financial A statistical grouping comprising banks institutions (MFIs) and building societies. Mortgage lending Lending to households, secured against the value of their dwellings. Net lending The difference between gross lending and repayments of debt in a given period. Other mortgage Providers of mortgage loans for niche lenders markets that generally fall outside the scope of mainstream mortgage lending. Personal insolvency The number of individual insolvencies rate divided by the adult population. Possessions rate The number of properties taken into possession divided by the number of mortgages outstanding. Private All corporations (and partnerships) non-financial whose primary activity is non-financial corporations and that are not controlled by central or (PNFCs) local government. Quoted interest The weighted average of interest rates rates on various types of sterling deposit and loan products. The headline rates advertised by a sample of MFIs are weighted using the monthly balances, or new business volumes. Reference rate The rate on which loans are set, with an agreed margin over the reference rate (typically this will be Bank Rate, Libor or a swap rate). Remortgaging A process whereby borrowers repay their current mortgage in favour of a new one secured on the same property. A remortgage would represent the financing of an existing property by a different mortgage lender. Swap rate The fixed rate of interest in a swap contract in which floating-rate interest payments are exchanged for fixed-rate interest payments. Swap rates are a key factor in the setting of fixed mortgage rates. Syndicated loan A loan granted by a group of lenders to a single borrower. Symbols and conventions Except where otherwise stated the source of data in charts is the Bank of England. On the horizontal axes of charts, larger ticks denote the first observation within the relevant period, eg data for the first quarter of the year. Bank of England 14 ISSN: -42 (online)