Note 6

Mortgage Servicing Rights

The Company serviced $232.2 billion of residential mortgage loans for others at March 31, 2016, and $231.8 billion at December 31, 2015, which include subserviced mortgages with no corresponding MSRs asset. The net impact included in mortgage banking revenue of fair value changes of MSRs due to changes in valuation assumptions and derivatives used to economically hedge MSRs were net losses of $22 million and $1 million for the three months ended March 31, 2016 and 2015, respectively. Loan servicing fees, not including valuation changes, included in mortgage banking revenue, were $184 million and $178 million for the three months ended March 31, 2016 and 2015, respectively.

Changes in fair value of capitalized MSRs are summarized as follows:


Three Months Ended March 31, (Dollars in Millions)	2016			2015
Balance at beginning of period	$	2,512		$	2,338
Rights purchased		9			6
Rights capitalized		99			145
Changes in fair value of MSRs
Due to fluctuations in market interest rates (a)		(301	)		(131	)
Other changes in fair value (b)		(97	)		(108	)
Balance at end of period	$	2,222		$	2,250

(a)

Includes changes in MSR value associated with changes in market interest rates, including estimated prepayment rates and anticipated earnings on escrow deposits.

(b)

Primarily represents changes due to realization of expected cash flows over time (decay).

The estimated sensitivity to changes in interest rates of the fair value of the MSRs portfolio and the related derivative instruments was as follows:


	March 31, 2016																		December 31, 2015
(Dollars in Millions)	Down 100 bps			Down 50 bps			Down 25 bps			Up 25 bps			Up 50 bps			Up 100 bps			Down 100 bps			Down 50 bps			Down 25 bps			Up 25 bps			Up 50 bps			Up 100 bps
MSR portfolio	$	(590	)	$	(296	)	$	(145	)	$	134		$	249		$	467		$	(598	)	$	(250	)	$	(114	)	$	96		$	176		$	344
Derivative instrument hedges		528			274			138			(134	)		(263	)		(517	)		475			226			107			(98	)		(192	)		(377	)
Net sensitivity	$	(62	)	$	(22	)	$	(7	)	$	–		$	(14	)	$	(50	)	$	(123	)	$	(24	)	$	(7	)	$	(2	)	$	(16	)	$	(33	)

The fair value of MSRs and their sensitivity to changes in interest rates is influenced by the mix of the servicing portfolio and characteristics of each segment of the portfolio. The Company’s servicing portfolio consists of the distinct portfolios of government-insured mortgages, conventional mortgages and Housing Finance Agency (“HFA”) mortgages. The servicing portfolios are predominantly comprised of fixed-rate agency loans with limited adjustable-rate or jumbo mortgage loans. The HFA division specializes in servicing loans made under state and local housing authority programs. These programs provide mortgages to low-income and moderate-income borrowers and are generally government-insured programs with a favorable rate subsidy, down payment and/or closing cost assistance.

A summary of the Company’s MSRs and related characteristics by portfolio was as follows:


	March 31, 2016												December 31, 2015
(Dollars in Millions)	HFA			Government			Conventional (c)			Total			HFA			Government			Conventional (c)			Total
Servicing portfolio (a)	$	28,241		$	39,921		$	161,586		$	229,748		$	26,492		$	40,350		$	162,533		$	229,375
Fair value	$	314		$	385		$	1,523		$	2,222		$	297		$	443		$	1,772		$	2,512
Value (bps) (b)		111			96			94			97			112			110			109			110
Weighted-average servicing fees (bps)		36			34			27			29			36			34			27			29
Multiple (value/servicing fees)		3.08			2.82			3.48			3.34			3.11			3.24			4.04			3.79
Weighted-average note rate		4.45	%		4.06	%		4.08	%		4.12	%		4.46	%		4.08	%		4.09	%		4.13	%
Weighted-average age (in years)		3.1			3.7			3.5			3.5			3.1			3.6			3.4			3.4
Weighted-average expected prepayment (constant prepayment rate)		12.7	%		17.2	%		13.3	%		13.9	%		12.8	%		13.9	%		10.4	%		11.3	%
Weighted-average expected life (in years)		6.1			4.8			5.5			5.5			6.1			5.7			6.6			6.4
Weighted-average discount rate		11.8	%		11.2	%		9.4	%		10.0	%		11.8	%		11.2	%		9.4	%		10.0	%

(a)

Represents principal balance of mortgages having corresponding MSR asset.

(b)

Value is calculated as fair value divided by the servicing portfolio.

(c)

Represents loans sold primarily to GSEs.