Marianne Lake
Chief Financial Officer
So just let me deal first of all with production quarter over quarter revenues. Margins are down -- margins are down for two principal reasons. So, remember, quarter over quarter, at least on a closed loan volume, we were at a consistent level. Margins are down because we moved -- our mixed shift towards correspondent from retail towards purchase from refi, as well as capacity in the industry, you know, more capacity in the industry, and therefore less constraints. So the production quarter-over-quarter revenue is more of a margin number than anything. With respect to year over year, I do want to make this clear, with respect to the guidance year over year that we should expect non-interest revenue for the mortgage company in totality, to be down $250 million, that brings our total year-over-year NII [ph] down around $1 billion, maybe a little more, which is what we guided to at Investor Day. And it's more off the back of lower repurchase reserve releases, lower gains on Ginnie Mae sales and [inaudible] against [ph] the, you know, sort of non-fee-based revenues that are to do with third-party UPB, as well as runoff in the UPB. So it's consistent with our guidance. It wasn't fully reflected in everyone's models. I think there was a third part to your question, but I have -- oh, expenses, yes. Thank you. And on expenses, in the -- there are two -- so we continue to work very hard in our expense equation, both in terms of managing down the -- particularly in the servicing space by the way, managing down the default inventory in a number of different ways, but also investing in our operating model, so, in technology, to improve the production, operations, cycle, process, also in our site strategy. So, no, we are not done. We continue to work very hard at it. We have made great progress, but we continue to work hard at it.