Resumen de La vinculación entre los sectores financiero e inmobiliario
The link between financial and real estate sectors, sometimes excessive and others inadequate, is generated through its assets and in all the operations in which they intervene. Its study comprises finance of mortgage-backed investments, real estate or otherwise, and the corporate participations between both of them. Taking into account the major percentage that mortgage debt represents as regards the entire funding granted by credit agencies, this research study focuses on the link between real estate-backed loans or credit and their subsequent securitizations. In addition, taking into account the regulatory and economic differences of each country, the thesis concentrates on the Spanish juridical and economic context, which in some processes is compared with the US model. Credit assets, with their real estate collateral, which determines the maximum amount of the credit, may form part of securitized portfolios, with different configurations. The risk these mortgage-backed securities represent can be covered by new assets, which are in tum insured with other similar ones, all negotiated on globalized markets. The linking chain, composed by different financial and real estate assets, anchored in and dependent on each other, comprise a rigid balance of values, risks and profitability. Its great complexity arises from their exposure to the future, form their dependence on the variation of the value of the property that constitutes the original mortgage guarantee, and on the monetary regularity of their underlying financial assets. This is a liquidity circuit that responds to the demand for profitability and risk, confígured by assets valued by different methods, whose negotiation amounts to an important economic volume. Due to the dependence of some assets on others and the lack of transparency in the process that determines the value of some of them, this link may result in fragility and vulnerability of the financial markets involved. Such circumstances generate situations of crisis the con sequences of which, on occasions, go beyond the perimeters of the two sectors, affecting real economy or to a country's risk through its systemic institutions, with moral hazard as a reference. The research focuses on how and why both sectors are anchored, the motives behind the increase of such links and the consequences that arise from all this. In this regard, the possible causality relationship of the link between both sectors and the availability of information in their operations or the increased risk they entail is also studied. The management of both sectors, and the participation in their markets depend on the decisions made by their opera tors. This highlights the role of regulation and means of supervision, as well as the necessary professional skills and ethical quality in the decisions made and actions undertaken by the people involved in the financial and real estate markets. With regard to this, the thesis considers that legislation may change and financial innovation will continue to affect the markets, but ethics remain the same. Crises form part of the very nature of economic cycles and their recurrence is regarded as inevitable, with increased values of assets, disproportionate leverage and excessive accumulation of risk, through financial assets linked to real estate property or other types of assets. Knowledge of foregoing situations provides experience and criteria so that we may avoid making the same mistakes as before, consequently the thesis intends to provide sufficient documentation in the different interrelated sections. Nevertheless, knowledge of the past will not enable us to infer the future
