Archive for the Blog Category

Most of us are familiar with Contract Assignments wherein the original buyer on the Purchase and Sale Agreement “assigns” his interest to a third party, but what is a Double Closing and why is it considered a valuable tool?

A Double Closing is the simultaneous closing of two separate Purchase and Sale Agreements involving three parties – a seller, a real estate investor, and an end buyer.  The sale of the property to a third-party investor is referred to as the Acquisition Escrow.  The investor then sells the property to the end buyer; this transaction is referred to as the Resale Escrow.  Both contracts will include language stating that closing is contingent on the simultaneous closing of the other.

Advantages of a Double Closing

Sellers working with investors are often sellers in dire circumstances. They want to close their home quickly but aren’t thrilled about the idea of entering a contract with one buyer who then assigns their interest to someone else who could then come back and start trying to renegotiate the terms. Utilizing a Double Closing allows the investor to remain in control of both transactions until closing occurs and keeps the seller content.

Investors completing a Double Closing do not have to disclose the amount of profit they are making to their end buyer like they do on an assignment. Because they are completing two closings, the sales price on the Acquisition Escrow is not disclosed to the buyer on the Resale Escrow nor is the sales price on the Resale Escrow disclosed to the seller of the Acquisition Escrow.

Funding for Double Closing

• Transactional Financing

Oftentimes investors will secure a very short-term loan referred to as a Transactional Loan or Flash Cash Loan. This type of financing is normally only secured for a few days and is paid back when both transactions close.

• Single-Source Funding

Using the proceeds from the Resale Escrow to complete the Acquisition Escrow closing is referred to as Single Source Funding. Although this type of closing was more common before the 2008 housing crisis, this type of funding can still be done today. The investor/seller of the Resale Escrow must disclose to the buyer that sellers’ proceeds are being used to purchase the property subject property.

Disadvantages of a Double Closing

The biggest disadvantage of a Double Closing is timing and the reliance of three parties to perform rather than just two. If the buyer or original seller backs out list minute, it affects both transactions.

Trying to record and fund on both transactions on the same day can be a challenge especially if the end buyer has a conventional lender.

To learn more about Double Closings reach out to one of our specialists now!

EMAIL OUR SPECIALIST NOW

An assumable mortgage allows a buyer to purchase a home by taking over the payments on the sellers existing loan rather than obtaining a new loan.

One of the biggest benefits to a mortgage assumption is that your rate would be far below today’s current interest rates. To assume a loan, you must apply and be qualified by the seller’s lender but the approval process is similar to applying for any other type of mortgage loan.

Which loans are assumable?

FHA and VA loans are generally assumable if the new borrower qualifies with the sellers existing lender to take over the loan payments.

Conventional Fixed Rate loans contain a due-on-sale clause and are not assumable.

Do I need a down payment?

The current borrower has likely paid down some of the original loan balance and the home has also increased in value.  The difference between the sales price and the loan amount being assumed is your required down payment. 

One option for bridging that gap may be to use a Home Equity Line of Credit which the borrower would apply for at the same time they are qualifying for the assumable loan.  In some instances, the seller may be willing to do a seller carryback Note and Deed of Trust.

What are the Pros and Cons of an Assumable Mortgage

Pros

• Lower interest rates
• Qualifying for a higher loan amount – with a lower interest rate you can qualify for a larger loan.
• Fewer closing costs – closing costs on assumed loans are usually lower than on a new loan and usually you will not need an appraisal.

Cons

• Higher down payment
• Ongoing mortgage insurance – FHA Loans have mortgage insurance payments for the life of the loan.

VA loan eligibility – If a non-veteran assumes a VA loan the original borrowers VA eligibility will not be available to him until the loan has been paid in full.

To learn more about Assumable Mortgages reach out to one of our specialists now!

EMAIL OUR SPECIALIST NOW

When a buyer cannot qualify for a traditional mortgage loan it can make it rough for buyer and sellers alike! Closing the transaction using a wrap-around loan may be a great financing option for both parties.

What is a wrap-around loan?

A Wrap is a type of seller financing wherein the seller’s existing loan is wrapped by a secondary loan from a buyer to a seller.  The payment from the buyer is then used to pay the sellers existing loan. 

How does a wrap-around loan work?

In a typical real estate transaction, the buyer purchases the home with a loan provided by a conventional lender.  The seller uses the proceeds of the sale to pay off their existing mortgage on the home.

With a wrap loan the seller keeps their existing mortgage on the home, offers seller financing to the buyer and wraps the buyer’s loan into the existing mortgage. In this situation, the seller takes on the role of the lender.

The terms of the loan between buyer and seller should mirror or be higher than the sellers existing loan.  The buyer then makes the payment to the seller and the seller uses those funds to make the monthly payment on their existing loan.

Usually, a contract collection company is retained to ensure that both payments are made timely.

Example of a wrap-around loan

Tia is selling her home for $200,000 and has an existing loan balance of $100,000 at a 3% fixed interest rate. She decides to finance a loan for John to purchase her home.  Tia and John agree to a $40,000.00 down payment and a $160,000 wrap-around loan in favor of Tia at a 5% fixed interest rate.  John pays Tia monthly on his loan and Tia then uses that money to make the payment on her existing loan.  Tia can use the profit from John’s payment to continue to pay down her existing loan or keep the difference herself.

Normally the wrap-around mortgage will include a balloon payment due within 12-36 months.

Benefits of a wrap-around loan

Wrap-around loans can help sellers who are having a difficult time selling their home, it broadens the pool of buyers by making it easier for them to qualify.  For buyers it helps them to purchase a home that otherwise might be unattainable at today’s rates.

To learn more about wrap-around transactions reach out to one of our specialists now!  

EMAIL OUR SPECIALIST NOW