Gary Duncan: Economic view
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When the Bank of England’s Governor unveils its latest prognosis for the
economy this week, he is likely to adopt his sternest demeanour. The message
from Mervyn King may not be quite as bleak as Churchill’s famous admonition
that he had “nothing to offer but blood, toil, tears and sweat”, but it may
not be far off.
The Bank’s hardline decision last week to keep interest rates on hold despite
the latest spate of dreadful news over worsening economic conditions gave a
foretaste of the granite-hard façade that it is set to present to the
country in its latest quarterly Inflation Report on Wednesday.
The “no change” verdict on interest rates from Threadneedle Street can only
have appeared to much of the country at large like an exercise in monetary
sado-masochism. Yet the harsh reality that confronts the Bank’s Monetary
Policy Committee (MPC) is that it remains trapped between an economic rock
and a hard place.
Far from easing as the economic outlook has grown darker, the conflicting
pressures confronting the MPC – from faltering growth and activity on the
one hand and simmering inflationary pressures on the other – have
intensified.
The deluge of ever more dismal economic indicators now leaves little doubt
that the economy is facing its most testing two-year stretch since the early
Nineties. Yet as the going gets much tougher, the persistence of the
inflation threat condemns the Bank to talk, and act, tough, too.
The MPC’s mission to ensure that inflation hits its 2 per cent target over the
medium term leaves it scant room for manoeuvre. It is forced to act only
cautiously, even as the demands for more aggressive and urgent action
escalate.
The Bank’s dilemma seems set only to be become more acute through the summer,
as the Inflation Report is likely to spell out. If anything, the
MPC’s latest assessment is likely to understate the full scale of dangers to
growth prospects that have emerged.
At the heart of the heightened risks is the increasingly dire straits of the
housing market, which appears to be locked into a vicious downward spiral
triggered by the mortgage lending drought.
The severe squeeze on the availability of home loans is combining with falling
house prices to cause demand in the property market to dry up, with cautious
buyers holding out for the much lower prices they expect in future. As
demand and market activity drop, and the supply of unsold houses grows,
prices fall farther and faster. In turn, that farther deters would-be buyers
and makes lenders become even more cautious, fuelling an ever steeper
downward slide.
The scale of these trends is underlined by the Council of Mortgage Lenders’
data, highlighted by Michael Saunders, of Citigroup, which shows the drastic
tightening of lending conditions since the start of the year. The number of
new home loans agreed plunged by more than 30 per cent in the first quarter,
compared with the same period a year earlier. In March, approvals of new
mortgages fell to the lowest since 1992.
Although the Bank of England’s £50 billion lifeline, designed to ease the
funding pressures on lenders, may limit the squeeze, Mr King has been
bluntly candid that it is far from intended as a cureall for the mortgage
market.
The clear peril for the economy is that the toll on sentiment and household
wealth from an increasingly severe housing correction now sees the credit
crunch mutate into a brutal consumer crunch as households pull back their
spending.
The Bank tends to play down the repercussions of falling house prices for
consumer demand. Yet signs are already accumulating that the consumer may
embark on a full-scale retreat from the high street. Consumer confidence has
slumped to 15-year lows, while polls show that concern over the state of the
economy is at its highest levels since 1993.
As other signs of economic weakness pile up, it is becoming painfully clear
that Britain, far from being better placed than its rivals to weather global
economic squalls, as the Chancellor and Prime Minister claim, is markedly
worse off.
As Mr Saunders argues, the UK is left badly exposed by the highest household
debt burden in the Group of Seven leading industrial economies, alongside
severely inflated house prices and low household savings.
The price of a protracted period of living beyond our means may now have to be
paid. Long years of high spending, as well as heavy borrowing excess. are
making the fallout from the credit crunch more painful and the boost from
the Bank’s limited easing of interest rates less potent.
Yet, worse still, the same past excesses, in the form of a swollen current
account deficit, are adding to the acute pressure on a sharply weakening
pound, already hit by Britain’s worsening growth outlook. Sterling’s steep
slide – by about 12 per cent in the past year - is aggravating the Bank’s
inflation headache by raising the nation’s import bills and further curbing
its scope to cut base rates to underpin faltering growth.
With the pound set to tumble still farther, oil prices having surged to record
levels of above $120 a barrel and the cost of food in global markets
soaring, the City expects that the Bank will raise its forecasts for
inflation this week. It is likely to give warning that headline consumer
price inflation will rise above 3 per cent over the summer, forcing Mr King
to pen what will be only his second explanatory letter to the Chancellor.
Against this background, the Governor can be expected to make it brutally
plain on Wednesday that further easing of interest rates will be only
limited and gradual.
Ultimately, the extent of the slowdown now taking hold in the economy will
quell the inflationary threat that the Bank is, for now, compelled to
prioritise over risks the growth.
That should then open the way for sharper cuts in interest rates – though these look liable now to come too late to avert a severe slowdown next year. In the meantime, the Governor is condemned to be the hard face of harder times.
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The MPC decision to cut interest rates in August 05 when the UK housing market was cooling off now appears to have been complete stupidity. It reignited the housing bubble by giving people the impression that those in charge would never let the housing market fall. We now face the consequences.
chris, brighton,
The national-based part of the current financial problem was caused by LOW interest rates over a long period of time. This has made the public to overspend and house prices have risen way beyond all realistic levels. Now we have to pay the price. Further delay would cause VERY serious pain later.
Pedro Tam, London, UK
David from axminster is right.
House prices are high because of an inadequate planning system.
If planning consent is granted it should be because the houses are needed.
That land should not then be buried in "land banks" for years but should be developed at once or else forfeited.
john, woodbridge,
David, the obvious answer is that we introduce immigration restrictions, including from within the post-accession EU countries. In any case, with a recession around the corner, the UK will experience large-scale net emigration.
Paul, Coventry,
Higher interest rates will result in fewer houses being built e.g. Persimmon.
Where is everybody including the net migration influx going to live?
Answer we become a third world country with many people living in shacks - or are we there already, thanks to incompetent management of the economy.
David, London,
I'm with Rich from Guilford. How can the AVERAGE inflation be 2,5% when all the sub-classes experience double-digit price increases. STOP the lie. Tell us the truth.
Rui, Lisbon, Portugal
The low interest rates of the past have been a big contributory factor to the highly over inflated property prices.
If the BoE reduce rates, they will further increase house prices, make sterling fall, and cause out of control inflation.
Is this in ANYONES interest?
pedro tam, London, Uk
The BoE should make it brutally plain that devaluing Sterling is having hugely damaging consequences. Prescribing interest rate cuts for a heavily indebted economy is like prescribing whisky for an alcoholic. It is precisely because inflation is so high that consumer confidence is low.
Paul, Coventry,
With all the consumer inflation everywhere (bills, food, gas, taxes) at 10-20% it's a miracle we're still only at 2.5% CPI. Those wonderful analysts in the statistics department are really earning their keep, effectiviely giving us pay cuts and pensions decreases year on year. God bless statistics.
Rich, Guildford, Surrey
The truth at last! Those many, many billions that have been thrown around must come from somewhere. From the last resort of governments, inflation. The BoE/MPC is trying to do its assigned duty of controlling this, but is emasculated by a weak Chancellor and his profligate predecessor.
Noel Falconer MEcon, Couiza, France
Actually, you'll find house prices softened in advance of the credit crunch. If a bank thinks asset prices will fall back, they try and protect themselves by tightening lending. The subsequent tightening then feeds into further price falls.
PLEASE PROVIDE MORE CHARACTERS FOR COMMENTS
harry e, London,
The MPCs remit is to control inflation - they are plainly not doing this. Interest rates should be raised to combat inflation and protect the value of Sterling. House prices NEED to correct downwards and fall in line with 'normal' lending conditions and incomes.
Rob, Honiton, UK
The MPC's interest rate decisions, particularly since 9/11 have got themselves into this unnecessary mess.
cww, suffolk,
The "downturn in the housing market" is more severe than is generally reported.
In my Postcode (SN1) there were 19 houses sold in March 2008. In the same period 2007 there were 107 sold.
That makes 'activity' less than 20 percent of normal.
Pedro, Stratford,
Banks 'create' 95% of the money circulating by providing credit (their credit, our debit). Compound interest compounds the debt problem. Financial systems depend on ever-growing GDP which cannot long continue in a finite world. Oil shortages will make industrialised farming unsustainable.
Dave, Wrexham,
Its recession whichever way BoE rates go. Better to maintain sterling's value than add to social woes by fuelling inflation with precipitate rate cuts. The BoE needs to align with the ECB hawks and control inflation, otherwise we could see a sterling crisis and a much greater hike in interest rate.
Steve Marchant, Broadhempston, UK
....the BoE is powerless and we need brave poliyicians to slash public spending so that are economy can release more resources to the wealth creating private sector - you and me!!!
Steve Marchant, Broadhempston, UK
Rock and a hard place. If they lower rates, inflation costs people money - they stop spending, recession. If they increase rates, markets drop, mortgages go up, people stop spending, recession. The game is out of our hands.
jeremy, hassocks, sussex
I think it is hardly a surprise that this has come about. Easy credit for so long has caused both the consumer and the banks to take risks and at some point it was all going to come tumbling down. People need to re-learn to live inside their means, which is something they should be doing anyway.
Harry, Birmingham,
To say that loose credit is not the root cause is economically illiterate. Why do you think house prices soared? Where do the most people get the cash to buy their homes? From the banks, who loosened their lending criteria saying that people could afford to borrow more as interest rates were low.
Paul, Tunbridge Wells, UK
Maybe they should increase the inflation target and accept a fall in the pound.They need to increase rates if they are to hit the inflation target.This sounds like Black Wednesday N° 2 if you ask me.
stephen hulton, eure, france
I t is not the availability ,or otherwise ,of credit that is the problem,but grossly inflated house prices.The root cause is the latter,exacerbated by the former.
David, Axminster, Devon