Is London set to lose its number one spot?

Not so long ago, the headline of one tabloid newspaper proclaimed – London; capital of the world. Whether you believe London deserves that accolade, one thing is for sure, the city brings in a huge amount of readies to the UK. It also brings in a huge array of talent from abroad – just stand by Liverpool Street Station and observe the Armani suits and hear the foreign accents.

But of late, the shiny veneer of London has suffered a couple of nasty blotches. First there was Northern Rock, when the UK suffered its first run on a bank since Queen Victoria was on the throne; then there was Alistair Darling’s decision to impose a £30,000 tax charge on the non-domiciled residents of these shores.

Do either of those things matter? Yesterday, the latest Global Financial Centres Index, was published. The good news, London is still number one; the bad news, it’s lost marks, and London’s lead over New York has narrowed over the last 12 months.

Is this just a temporary slide? Who is to blame? But in the long-term, is the success enjoyed by London a good, or a bad thing?

The Global Financial Centres Index is produced after taking into account performance in five key areas: people, business environment, market access, infrastructure and general competitiveness. And maybe the champagne bars of London should be busy, as revellers celebrate the news that the UK’s capital tops all five categories across the world.

But, drill down a little, and look at sub-sectors, and the first blot is revealed. New York has overtaken London in the Banking Sub-Index.

In fact, overall, London amassed a score of 795 points. Okay, that doesn’t mean much. But to put this score into perspective, last year it rattled up 806 points, so it lost a little ground. Its lead over New York narrowed slightly, with the Big Apple seeing its score fall by one point to 786. So actually, London’s lead has fallen from 19 to 9 points. So, really, the two cities are pretty close.

But there is a big gap between number two and number three on the list. Hong Kong scored 100 points less than London. The rest of the top ten was made up of Singapore, Zurich, Frankfurt, Geneva, Chicago, Tokyo and Sidney, in order. Just 60 points separated the third and tenth cities on the list.

Okay, we have written about Northern Rock until we were blue in our face – although other publications have given over far more space – so presumably, faces at, say, the BBC are a good deal more blue. But there’s not much that can be done about that particular bank. We are stuck with it.

But, as for the chancellor’s plan to levy a £30,000 charge on non-doms, now that can be changed.

Non-doms are, of course, easy victims. It is so easy to tax them – and let’s face it, for the likes of Roman Abramovich it’s small beer. Or as Vince Cable put it, “Not much more than a round of drinks at half time at Stamford Bridge.” But that is really not the point.

As always with these things, the key really lies with those on the margin. For the majority of non-doms, a £30,000 charge really is a big deal, and could make the difference between them living in London, or somewhere else.

According to a recent Treasury paper, “Non-domiciled residents contribute some £12 billion to GDP and £4 billion to income tax alone.” So, there’s a danger that if too many non-doms leave the UK, we may actually see tax revenue fall. Bear in mind that the Treasury reckons the tax change will bring in around £350m next year. So that’s not much return for a potentially heavy loss.

Yesterday, the CBI said it feared, “The UK will see foreign talent and capital head home or to more attractive countries along with much goodwill towards the country. “

CBI director general Richard Lambert said, “The rushed and confused approach to this legislation, which appears to be driven by political and fiscal needs rather than policy principles, has been greatly damaging.

“Confidence in the UK as a country which does not spring nasty surprises has been undermined, while the rushed approach has forced those affected to make decisions on the basis of confused proposals.

“The draft proposals have been bedevilled by problems and despite attempts to clarify some aspects there are still a plethora of outstanding issues which need to be resolved before any changes become law.“

It all seems to boil down to that week, soon after Gordon became PM, when the Government did a wobble. First it was going to apparently call an election, then it changed its mind, and then it appeared to try and steal Tory policy. The opinion polls said we were not impressed.

Ironically, though, the tax change that has created all this criticism, is not dissimilar to the change the Tories proposed.

Even so, it still puts Alistair Darling in an awful light. He panicked, after the Government had enjoyed 10 years in office; he suddenly appeared to rush out ill-thought through plans to change tax, which have since come back to haunt him.

However, in criticising the City, it does seem that actually the Global Financial Centres Index, just like the men and women who make up the City, might be wrong in one important respect. It referred in a positive light to the response of the US in general to the global liquidity shock.

The Fed is of course cutting the interest rate at an extraordinary pace. This may help the US avoid recession, but in the longer-term, it seems difficult to believe that such huge cuts in interest rates at a time of rising inflation can do anything but huge harm.

The City may yet benefit from Mervyn King’s more circumspect approach to the credit crunch.

But maybe we should be asking a bigger question.

If London can maintain its position as the financial capital of the world, and at the same time the global economy maintains its growth, then London will bring in even more money for the UK. It will become even more important to the UK. That is a good thing, surely.

Well, yes it is, but there is a danger.

If the City’s success can continue while the global economy expands, so that London becomes the hub of a thriving and dynamic global financial market place, then this could in turn force up the value of sterling.

This could create what’s called the Dutch disease – so named after businesses in Holland found it harder to compete after North sea oil revenue pushed up the value of the guilder. The UK could become too reliant on the City.

Last week we told how there is evidence that the UK is suffering from a brain drain – with talent leaving the UK to live abroad. The scenario described above, in which the UK becomes more reliant on the City, could make this trend even more extreme. That may not matter if the City is pulling in even more talent, but the danger is this. We could be putting all our eggs in one basket.

And who is to say, that in an era in which presumably the Internet will become even more important, this could in turn mean the geographical location of London is less important. It may be less important for financial specialists to work and live near each other.

That is not so say the Internet will definitely cancel out London’s advantages. But it may be that even in the Internet era, the advantages of having a local pool of talent, eating, breathing and drinking near each other and then feeding off each other’s ideas and dynamism, could make a permanent advantage for London. But, it may not, and that’s why relying too much on the City is a risky strategy.

At the very least, the tax revenue should be invested, providing the UK with diversification, saved away for times when things might not be so good. This is of course the opposite of what is happening.

Yesterday, we told how PricewaterhouseCoopers reckons we squandered the billions from North Sea oil. That right now, we could be sitting on a sovereign wealth fund worth £450bn, bigger than the funds in Russia, Kuwait and Qatar combined.

Moving forward, we may have an even greater opportunity to build upon the City’s success and create an even larger sovereign wealth fund – we must not squander it – because, just like North Sea oil, London’s pavements of gold may run out.

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Hope emerges over ashes of US

Amid warnings of doom for the US economy, a piece of good news poked its head above the parapet yesterday.

First off with the dire warnings was Ben Bernanke. Alas, plain speaking Ben drew an unfavourable comparison with the dotcom crash.

Yesterday was the occasion of his twice-yearly report to the Senate Banking Committee, and the picture he painted was none too pleasing.

In fact, he suggested, right now conditions are worse than at the time of the dotcom crash: “The effects of the stock market declines were primarily on investments. In this case, consumers are taking the brunt of the effects.”

“Am I hearing you correctly” asked a worried Sen. Christopher J. Dodd, chairman of the committee,“That we’re in actually — we’re in a worse position today to respond to this than we were eight years ago?”

“I think that’s fair,” replied the hapless Ben, “in that both fiscal and monetary face some additional constraints.” He went on to say, “There probably will be some bank failures. There are, for example, some small, or, in many cases, banks that are heavily invested in real estate in locales where prices have fallen and therefore they would be under some pressure.”

Meanwhile, Tim Collins of Ripplewood Holdings, while at the Super Return private equity and venture capital conference in Munich, started drawing comparison with Japan before its so-called loss decade of economic growth, and said, “ “My fear is that we will prolong it and suffer a death of a thousand cuts after we have exhausted all the options…Even without a recession and with all of the policy tools available we still have hundreds of billions of dollars of losses.”

In Japan, a crash in asset prices was compounded by secrecy.. banks didn’t want to let on how bad things were, the government headed for the nearest sandpit, and buried its head. It doesn’t seem likely the US will go that way. But as Mr Collins said, “You have to wait for the tide to go out to see who is wearing a bathing suit.”

In other words, we still don’t know who is carrying the can for the credit crisis.

But then, returning to Mr Bernanke, he did strike a more pleasing note when he said, “I don’t anticipate stagflation, I don’t think we’re anywhere near the situation that prevailed in the 1970s.”

But actually, that is not the point. Our debt is so much greater now, and while inflation can be good for eroding the true value of debt in the long run, it will mean interest rates will have to shoot up – and in the short-term that could be very bad indeed.

By cutting rates at a time of growing inflation fears, the Fed could be making things very much worse down the line.

But here is the good news. Yesterday, the latest data on US growth was released. The stats are still saying the US grew at a tiny annualised rate of 0.6 per cent in the last quarter, but apparently inventory levels fell dramatically during the period. Once the stock of inventories is gone, then of course US businesses will have to go spending and replace this stock.

Rises and falls in inventories are one of the tell-tale signs of movements in the economic cycle.

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House prices see fourth successive monthly drop

It’s a bit like love and marriage, or even a horse and carriage. House prices fall, property market experts tell us not to fret. Bad news and hype on house prices – they just go together.

This morning the Nationwide announced a 0.5 per cent fall in house prices on last month. It has now announced falls four months in a row – and has annual house price inflation at 2.7 per cent. It now has average house prices at the same level as last August, and bear in mind the first half of the year saw big rises in prices, so it will only take a few more falls and then the annual data will go negative.

house prices
So that sounds pretty worrying. With data like that you just know the Nationwide is going to make some bullish comment, and sure enough, this morning it obliged.

“The trend in prices is clearly weakening, but the size of the drop in the annual rate between January and February perhaps overstates the rate of cooling as it partly reflects the particularly strong increase in prices in February last year. The 3-month on 3-month rate of price growth rate fell to -1 per cent in February, down from -0.4 per cent the previous month. The average price of a typical property now stands at £179,358, an increase of £4,653, or £12.75 per day, over the last 12 months,” said Fionnuala Earley, Nationwide’s Chief Economist.

She added, “Economic growth is expected to fall below trend this year, but the Bank of England’s analysis suggests a recession is very unlikely, even with more hawkish interest rate assumptions than those held by the market.” Indeed, MPC member Andrew Sentance put his view more forcefully in a speech last week by saying that ‘an outright recession…is a remote risk for the UK economy’.

MS Earley added “The performance of the economy is highly relevant for the fortunes of the housing market. A brief glance at the relationship over the last twenty or so years makes this abundantly clear. So while there are several factors which are slowing housing market demand, from poor affordability to weakening house price growth expectations to tighter credit conditions, the fact that an economic recession in the UK seems unlikely provides some support for the overall health of the housing market.“

She went on, “Indeed, comparison with the US market, where house prices are falling rapidly, is instructive. Taking the average stock per surveyor figure and dividing by the average sales per surveyor should give a rough measure of the number of months required to clear the existing stock of property at the existing rate of sales. A similar measure in the US leapt in the last two years and is consistent with the 10% annual house price fall in the US in 2007. In the UK, it has been edging up but is not at levels that have been consistent with systematic falls in prices in the past. Even if demand remains at current low levels, if fewer new sellers decide to market their properties in the UK, as was the case in January, the upturn in the UK measure should also slow.”

Well, she may be right. But then bear in mind that banks are making it much tougher to borrow money. As was revealed here yesterday, in 2005 no less than 17 per cent of loans were for mortgages that carried a four-to-one or higher income ratio, compared to just 5 in 2003 and 4 in 1990.

Capital Economics said that if income multiples had stayed at their long-run average since 2003, average house prices would be around 13 per cent lower than they are currently.

It seems reasonable to assume that lending multiples are either set to return to their long-run average, or may even go under the average for a while. Clearly this will have a massively-adverse effect on the market.

As for the argument that house prices only go down in a recession, this is getting cause and effect mixed up. Falls in house prices can cause a recession.

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Markets

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FTSE 100, Dow, NASDAQ, 2008-02-29

Index Close Change
FTSE 100 5965.7 -110.8
Dow 12582.2 -112.1
NASDAQ 2331.6 -22.2

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2008-02-29 oil, gold, pound, dollar, euro


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chart of the day


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Did Mrs Thatcher squander our money?

When people talk about the economic legacy of Margaret Thatcher, there seem to be two schools of thought. Some see her as the UK’s saviour, others point to North Sea oil and say she was lucky. They say she only managed what she did thanks to the vast stream of revenue flowing in from our right hand side, from that cold sea. They then go a step further and say we wasted the money.

Now PricewaterhouseCoopers has joined the debate. According to John Hawksworth, PWC’s chief economist, if, instead of blowing the money from the North Sea we had saved it, then right now the UK would be sitting on a sovereign wealth fund worth £450bn, bigger than the funds in Russia, Kuwait and Qatar combined.

The Guardian reported Mr Hawksworth as saying, “Since oil revenues were greatest in the first half of the 1980s, this was also when this potential effect was greatest. In practice, had the oil revenues not been there, it seems most likely that some combination of higher taxes and lower current spending would have taken the strain, although we can never know for sure.”

Apparently, in Norway much of the money was put away, and today the country is sitting on an impressive sovereign wealth fund. Mr Hawksworth added, “Without such a fund, it is hard to dispel the suspicion that, in 30 or 40 years time, many of us may be sitting around looking enviously at the Norwegians and others and wondering: where did our oil money go?”

There is no doubt we are not saving enough. The economic boom of recent years has been funded in part at least by consumer and government borrowing.

But equally, we have to ask the question: what would have happened to the UK without Thatcher’s reforms?

It is a contentious point, and for every person who believes Mrs T transformed Britain for the better, there is someone else who talks about the enormous hardship she brought.

But, it seems to us that before her time, the UK was in a sorry state indeed. Decades of Keynesian economics had created an attitude that jobs were all that mattered – regardless of whether those jobs were productive.

Mrs T heralded what the Austrian economist Joseph Schumpeter once called “gales of creative destruction,” as the UK re-defined itself as a dynamic economy, where the entrepreneur was suddenly given an opportunity that had previously not existed.

Making profits ceased to be a bad thing to do, and ironically, in the longer-term, by putting less emphasis on protecting jobs, Mrs T created employment.

And while we can criticise her for squandering billions when we should have been setting money aside for a rainy day, don’t forget that the pension industry was enjoying massive surpluses a few years ago.

And remember, her arch critics at the time were not saying Mrs T should have saved North Sea’s revenue – instead they wanted her to use it to protect inefficient industries. Surely that would have extracted an even-bigger toll on the longer-term strength of the economy.

It was in a post-Thatcher world where the UK economy boomed, but we suffered from a live-for-today and hang-the-future frenzy, which would still be in full swing if it wasn’t for the credit crunch.

There is another lesson from North Sea oil, however. North Sea oil did have the effect of pushing the currency possibly too high – making it harder for manufacturing to compete.

It was similar in Holland, which has led economists to christen the problem the Dutch disease.

Looking forward, the UK faces a similar challenge, this time with the City of London.

If the City can continue to maintain its position as arguably the world’s premier financial centre, then, as the global economy expands, the wealth this will bring will be even greater.

This in turn will mean the money made in the City will dwarf the amounts made elsewhere in the UK. It could force the pound up again, and make the UK’s other industries uncompetitive.

If we are to learn any lessons from North Sea oil, then that is the lesson we should learn, and then apply moving forward.

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House prices: was boom down to low supply or loose credit?

It is one of those seemingly perennial questions. Have house prices gone up because of low supply, or was the boom down to easy supply of money?

It’s an important question. Property bulls argue that house prices have got years of growth in them, thanks to demographic factors meaning demand is set to outstrip low supply. Market forces, it is then argued, will ensure prices just go up and up.

The counter argument is that actually, the demand the bulls refer to is not actually demand in the proper economic sense at all. An economist would define demand as being related to what consumers can afford, quite different from aspirational demand.

So the question then, is not are house prices going to be driven up because there is a shortage of homes, it is rather can people afford to splash out more money. If they can’t, then it’s irrelevant how much they want a new home, if they can’t afford it, well that’s it, end of debate.

Now, Capital Economics has taken a look at house price growth over the last four years or so, and asked how much growth in house prices has been down to looser credit.

“Over the last ten years or so,” it said, “there has been an increase in the availability of mortgage credit, and low mortgage rates have made borrowing more attractive. At the same time, mortgage income multiples have been rising; median income multiples have now reached historic highs.“

Okay, just for a moment, peek back even further.

In 1977, the median income to mortgage borrowing ratio was just 1.86. By 1990 this had jumped a little to 2.27, by 2003 it was up to 2.69, but from 2003 to 2005 the ratio increased to 3.13 – a massive jump in just two years.

Even more tellingly, in 2005 no less than 17 per cent of loans were for mortgages that carried a four-to-one or higher income ratio, compared to just 5 in 2003 and 4 in 1990.

Now actually, that is quite interesting. Because, you may recall, in late 2005 the housing market did a surprising about turn. From the end of 2004 to the summer of the following year, the housing market had been limping, then all of a sudden it roared back into life,

What is clear is that, during that period, there was a sudden jump in the size of gearing borrowers were willing to take on. A big jump.

Capital Economics reckons that, “Without the relaxation in credit conditions, average house prices would have risen by a cumulative 19 per cent since the end of 2003. In fact, the Nationwide house price index reports that they have risen by 37 per cent over this period. In other words,” it says, “looser credit conditions can explain about half of house price growth over the last four years.”

This is significant of course, because right now, credit conditions are becoming a lot tighter.

Capital Economics’ conclusion: “If income multiples had stayed at their long-run average since 2003, average house prices would be around 13 per cent lower than they are currently. In contrast, our analysis suggests that a supply shortage has played only a minor role in recent house price inflation and, therefore, cannot necessarily be expected to support house prices over the next few years.“

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