Most people feel that payday loans and personal loans are one and the same thing, but this is not at all true. They may seem similar, but they have many big differences which set the two options at opposite poles. One should consider the credit and the amount one needs to borrow to know what one qualifies for before one applies for it.
Personal and payday loans are both useful when one requires an extra boost in finances, but this is the only similarity between them. The factors that vary are the term, cost and the amount among other different finances.
The loan amount also differs when it comes to a comparison between the two. Most banks in the UK do not lend less than 1000 pounds for a 12 month period in case of personal loans.
When it comes to cost comparison, personal ones are considerably cheaper with a maximum APR of 29.9% but one needs to have good and excellent credit. Payday loans can be usually more expensive, but it does not require any strict credit requirement.
When it comes to loan term, personal loans offer around 5 years maximum as the loan tenure. Payday have a shorter term of around two to maybe four weeks that can go upto 12 months.
When it comes to eligibility, personal loans which are offered by credit unions and banks have very strict criteria for eligibility. They generally require borrowers to have a good credit along with a fairly strong financial background. Payday loans seem much more flexible in comparison as lenders only require that the borrowers have a proper and regular source of income for qualifying.
Personal loan lenders are online lenders, banks, peer to peer lenders and credit unions whereas payday loans are offered by those lenders who specialize in check cashing services and short term lending.
PAYDAY OR SHORT TERM LOANS
Payday loans, auto title loans and instalment loans have high fees and rates which could trap a person in a debt cycle. The person could be forced to take a second or even third loan just because they couldn’t pay the first one in the stipulated time limit. Alternatives to short term loans like local resources such as local charities, government agencies and non-profits offer relatively free services for financial needs and also help with rent, food and utilities for those people who are in dire need of it.
One can also get payment extensions by talking with the concerned bill providers regarding an extension or a longer time frame or payment plan if one is behind on his or her payments. One can also take side jobs to catch up on the payment.
COST FOR EACH OPTION
The payment cost varies when it comes to payday loans versus personal loans. The interest rate that you will receive along with the terms is based on the individual’s credit history and if one has collateral or not along with the amount you borrow and the stipulated loan term.
Payday loans whereas have APRs of three or four digits (100%-1000%). The actual total cost depends on the state of living of the borrower. APR represents the yearly cost which is important to note.
DECIDING THE RIGHT TYPE OF LOAN
Deciding whether to opt for a payday loan or a personal loan depends on the amount of money that the individual intends to borrow and it also depends on the person’s credit. If one needs to borrow around 50 pounds to 1000 pounds, he or she can opt for a short term loan as personal loans require the person to borrow a minimum of 1000 pounds to around 2000 pounds.
One must also consider the time factor. Short term loans offer faster times for the turnaround when compared to personal loans as it involves less approval process. Nowadays, more and more personal loan providers are shifting online hence they have almost the same processing speeds similar to short term loans like payday loans.
Credit history is also an important factor. If the borrower has excellent credit scores, they are more likely to save money by obtaining a personal loan at lower interest when compared to a payday loan which will be available at higher cost.
The total cost of the loan depends on the borrower’s monthly payments and also depends on the total amount to be repaid which depends mostly on the interest rate. One should always compare and consider various different options and check on online calculators offered by the lender to see which mode of loan is best suitable for your needs and how much one will need to repay.
There are many alternative options available to personal loans and payday loans which can be beneficial to the borrower. One can borrow a small sum or amount of money without the need for the borrower taking on a payday loan.
Another short term loan is an installment loan in which the borrower repays the amount in a single lump sum. Thus, personal loans and payday loans for bad credit can be beneficial only when one carefully examines which loan type is best suited for his or her needs.
12-month loans are a type of short-term loan that has become increasingly popular in recent times. These are designed so as to last for only a year or 12 months to be precise. They are extremely helpful as they help one to accurately budget for the concerned money that they have borrowed as it is known that it must be fully repaid within a year or 12 months. This is the main difference that makes it stand out from other types of short-term loans offered by various direct lenders.
These types of loans allow one to borrow a wide range of different sums of money and these types of loans help break up the borrower’s loan into 12 manageable repayments that must be repaid on a monthly basis. Small loans are a good way of allowing one to budget for anything unexpected.
DESCRIPTION OF 12-MONTH LOANS
The approximate calculated interest for borrowing 100 pounds under such a scheme comes around 13 pounds per month. There are many people who may suffer from bad credit history and there are many lenders available who are willing to provide loans to people who have a bad credit rating and who may have been denied loans elsewhere. Most lenders have eligibility checkers that help check the individual’s likelihood of being fully approved for a 12-month loan for bad credit before applying.
One can improve his or her credit score by being accepted for a 12-month loan and keeping up to date with the necessary repayments for the concerned loan. This makes it easier for the individual to be accepted for any sort of credit in the near future. Missing out on payments has the opposite effect and can damage the borrower’s credit profile making it difficult for him or her to be accepted in the future for bad credit loans.
There are many UK lenders offering 12-month loans with no guarantor as not everyone may have access to that facility. These 12-month loans have become extremely popular in recent years as direct lenders have started offering these types of loans which do not require a guarantor.
GETTING APPROVED FOR A 12 MONTH LOAN
One is eligible for such loans only if he or she is above 18 years of age and is a citizen of the UK. Having a good income source is advantageous but not necessary. One also needs to have a good credit score to increase approval chances for the borrower. Lenders always prefer people with a good credit score as they can be trustworthy and reliable and are more likely to repay back the loan amount in the stipulated 12 months or 1 year.
If the borrower’s credit score is not enough for gaining approval for a 12-month loan, then the borrower can obtain loans by getting into a joint agreement which can be done by convincing a friend or family member to become your guarantor for the 12-month loan. In this case, if the borrower fails to make a repayment to the lender then the guarantor can pay in place of the borrower.
Asset pawning is also a good solution for the concerned individual or borrower. In case he or she is unable to find a guarantor then he or she can pawn any asset which may be a land, property or even a vehicle. This asset should have a value equivalent to the value of the loan.
BENEFITS OF 12 MONTH LOAN
Many lenders often provide people with 12-month loans even though they do not have a guarantor to furnish. This type of loan also helps those who are in need of emergency money. These loans are hassle-free and usually, do not carry any extra hidden charges and are also comparatively easier to repay when compared to personal loans or payday loans which have higher interest rates.
Most lenders nowadays have an easy loan process that allows them to assess the financial situation of the borrower within a short period of time and since most of the systems are now online, this has reduced a lot of paperwork involved. These lenders offer personalized loans to the borrower depending on their financial situation and state of living.
These lenders offering 12-month loans also provide competitive rates of interest to the borrower for people with a poor credit score and this helps a person from any strata of society with any economic background opt for a loan without being financially distressed due to the various competitive rates of interest offered to the borrower by the lender.
One can opt for a 12-month loan in case of any financial emergency or an unexpected expense that may be necessary to be cleared immediately. They provide quick loan approval processes and also credit the concerned loan amount directly into the borrower’s bank account making the loan obtaining process smooth and hassle-free. The borrower can easily repay the loan to the lender in simple instalments every month for the 12 months time period of the loan.
Even if the borrower has a poor history of credit and is in need of emergency money at the earliest, many lenders exist offering a wide variety of instalment loans for all types of credit score borrowers.
CHOOSING A 12 MONTH LOAN
One of the top reasons for more and more people opting for 12-month loans is the fact that it offers competitive APR, hassle-free and reliable loans with options for bad credit too, the lack of the need for a guarantor, availability of small and big loans as required, repayment of loans in easy instalments, ensuring that people from all economic backgrounds have a fair chance at securing a loan and many other reasons.
Carefully compare and choose the best suited 12-month loan option for your needs.
Loans, loans, loans that’s what everyone is talking about, on internet, on radio, on, television in news we see advertisement for loans everyday, everywhere. “You want to buy a hat, a cat, a house, a car, you can get a loan”. “Getting loan was never easier”. “Live life the way you want”. These are all the sentences that are clouding the media nowadays. And of course this has increased the ratio of people borrowing loans from banks and other lending organizations. A number of people are making their dreams come true due to these loans, which was otherwise impossible. You can get loans for multiple things like for starting a business, purchasing a house, or getting a car so on and so for. You can simply apply for the loan, buy your desired object and keep on paying small installments for years without even noticing it. Instead of waiting for long years of tough work to buy a house or establish a business of your own you can get some help from one of the diverse kinds of loans and benefit yourself from this golden opportunity.
Fantasies, dreams have no end. But in order to actualize them you need enough resources, now you have several opportunities to do what you always wanted. For different reasons or things you have varied kinds of loans. Be careful about the interest rates and other specifications of a loan. That will help you in generating the best results financially. You can get loan on really low rates if you play safe, I mean pay your installments on time and if you manage to pay it before time that would be more than good that will drag you in the line of good borrower, which will be very useful if ever in future you need to get the loan again. Unsecured loans are the most fascinating and tempting loan kind that has ever come across my knowledge. You are at minimum risk especially you are simply free from any possibility of repossession of your home or any other asset.
Whereas on the other hand the creditors are at high risk by giving you an unsecured loan as they provide you loan just on the assessment of your income and repayment capacity and therefore the monthly installments are a bit higher and the repayment duration is also shorter as compared to secured loans. But for everything you have to pay a price, there is nothing free and of course you are getting money without giving any of your owned possession’s guarantees, which is a very big thing? This doesn’t stop here; you have other benefits too of unsecured loans that can’t be overlooked. First you can find a number of companies who are offering unsecured loans and thus get it on a very competitive rate. As for an unsecured loan you are not to provide a number of documents with the loan application the process of the approval are much faster than that of secured loans. It can be obtained in the time span of as short as 72 hours.
Besides this there are other loans you can think of like secured loans but of course you should be dead sure that you’ll pay the loan before the deadline, as for secured loans you have to put any of your asset as a guarantee to bank, there are cheap home improvement loans, house buying loans, small and big business loans, personal loans, bad credit loans, pay day loans, car loans etc… there are just few things to keep in mind while applying or before applying a loan such as the interest rate, type of rate (fixed or variable), terms and conditions (repayment time in months or years), deposit (down payment), associated fees (broker, origination, prepayment etc.), insurance required by the lender. For best financial results see all the terms and conditions and be crystal clear about the things and then apply. This will give you ample tendency to work out your way out victoriously.
Loans are never (most of the times) an effectual, result-oriented solution for your long term monetary needs! Taking loans is becoming a fashion, I think more then 50% of advertisement on media is directly or indirectly about loans. But frankly speaking I believe loans are not more than debt traps. There are so many alluring names as payday loans; cash advance loans, check advance loans, post-dated check loans or deferred deposit check loans. But beware! Don’t charmed by such attractive offers, think twice about borrowing a loan before you go ahead with this and honestly realize, do you really need a loan? Is it inevitable? Is this loan for frivolous, like a holiday? Or for something real serious an urgent need, Can you borrow money by a more traditional way, I mean from a relative, maybe a part-time job or you can think of selling an asset. Try to convince your creditors for some more time to pay your bills. Find out what they will charge you for that service – as a late charge, an additional finance charge or a higher interest rate. Don’t put your foot into a trap yourself if you can avoid it.
Did you ever think why you drag your self in to a situation where you are left with no money and need loan desperately? Strive to mend this; if you are a lavish spender and you always spend more than you earn then it is a terrible practice. To overcome this condition, if you opt for a payday loan, it will be a “chancy solution”. Payday loan companies often take the advantages of your need and lead you in debt ensnare. Try to make a more realistic and practical budget, and figure out your monthly and daily expenses. Avoid superfluous purchases even undersized every day items. Their costs add up and may become a huge amount at times that makes real big difference. Also, put aside some savings, even small amounts will do to avoid borrowing for emergencies, unexpected expenses or other such instances. I know it’s simply impossible to write your requirements in black and white and consume money according to that but one should make a strict line that you are not spending more than this and this is only for your own advantage.
Check out if you can go for overdraft protection on your checking account? If you are a regular most or all of the funds in your account user so then if you make a mistake in your checking (or savings) account ledger or records, overdraft protection can assist in protecting you from further credit problems. Do find out the terms of overdraft protection. Want any help or working out a debt repayment plan with creditors or developing a budget, contact your local consumer credit counseling service. Almost in every state there are non-profit groups that offer credit guidance to consumers. These services are available at very little or no cost. Don’t forget to check with your employer, credit union or housing authority for no- or low-cost credit counseling programs. If you decide that a payday loan is inevitable, borrow only as much as you can afford to pay with your next paycheck and still have enough to make it to the next payday.
While taking a loan it’s never only the interest rate to take care of it’s only a part, there are a whole lot of other inevitable expenses that makes it really, really expensive. The rate on a payday loan may be 500% per year or even more. Borrowing 200 dollar for 2 weeks at 500% will cost you 38.36 dollar. Just compare this to borrowing 200 dollar for 2 weeks at 36% (2.76 dollar) or 12% (.92 dollar). Suppose if this loan is refinanced four times, the cost difference increases dramatically! In actuality, it will cost you nearly 200 dollar to borrow 200 dollar for ten weeks. Gosh! It’s a lot. Besides the insurance rate there are also arrangement fees and prepayment penalties to consider. And many ‘no fee’ credit lines have a pre-payment penalty. This is the way broker and lenders make their money. Do work out the total cost of your loan before committing? Compare the APR and the finance charge (which includes loan fees, interest and other types of credit costs) of credit offers to get the lowest cost.
Borrowing loans can be helpful when you are having temporary cash flow crisis or are facing a financial emergency and need money on a short-term basis. Don’t rely on loan or don’t make long-term planning depending on loans only. If you already have one loan outstanding, then you should avoid taking out another such loan. Also think about the aggravations if you can’t be able to repay the loan at specific date to the payday lender!! I hope you are getting my point. Now this was what I call a bird’s eye view about the loans advantages and disadvantages. But if still you are not satisfied and wants to dig in more to know minute details about different types of loans, I’ll give you some info about it as after all you are the best judge for your own problems and needs. Doesn’t matter what someone says it’s always you who know what you need to do?
I have already given you a transparent idea about secured and unsecured loans. Now else than this there are home loans, bad credit loan, bad credit auto loan, personal loan, debt consolidation, payday loan, mortgage loan, auto loan, student consolidation loan, business loan, home equity loan and pay day advance. See you can get loan for anything and everything. There are so many different kinds of flexible and non-flexible loans that help you to keep going ahead in life. Loan products.
Pay day loan.
Hmmm…! The dead line of paying the installment of a credit card is coming near. And still didn’t get your pay. Well laugh your worries away. The payday loan will help you to pay on time. After you get your salary you can pay off your payday loan, but don’t make it a habit? For short-term loan this is the best sort of loan you can go for.
Everyone either he is a prince or a commoner want to own a home of his own, in old days people use to work whole their lives to buy their own house. But in this struggle the best boom period of life flies away. Now enjoy your life to the fullest, get a home loan and build the house of your dreams and live in it like a king. You can buy, build or renovate a house by acquiring various types of loans that suits you the most. There are mostly three kinds of it:
o You already own a house and want to renovate it. You can get a loan for renovating your house by putting your house for collateral security to the bank for the loan.
o Secondly you have a plot and want to build your house on it. Then again the place will be the collateral security and you’ll be provided loan to build the structure of the house on it.
o The third type is that you neither have a house nor a plot and you want to buy a house in that case you will get the loan to build your house but the house will be on bank’s name till you pay the loan fully. Else than this there are different rules and flexibilities for diverse home loans. Like:
o The mark-up rate will vary for a salaried person or a businessman. It can start from 11% for a salaried person and 12% for a businessman though different banks and other companies may differ from this rate.
o For construction, purchase & balance transfer you can have 3 to 20 years times to pay back the loan.
o For renovation it can be from 2-20 years.
o For home purchase you can get the amount of loan that can vary from – 0.5M to 20M.
o Whereas for home renovation approximate loan can be form – 0.5M to 7M.
o For home construction you can get up to – 0.5M to 10M. This could be the approximate loan to value ratio you can get for these different home loans.
o For Home Purchase – 80:20 for salaried employees, businessmen and self-employed professionals who maybe in the business for five years and 75:25 for businessmen and self-employed professionals who can be in the business for last 3 Years.
o For Home Construction – 70:30 for salaried employees, 70:30 for businessmen and self-employed professionals who maybe doing business for last five years and 65:35 for businessmen and self-employed professionals who are in the business for last three years.
o For Home Equity- 70:30 for salaried employees, 70:30 for businessmen and self-employed professionals who can be in the business for last five years and 65:35 for businessmen and self-employed professionals who are in the business for last three years.
o For Balance Transfer Facility – 80:20.
Car is not luxury anymore it’s a necessity; you are handicap without a car. If you cannot afford a car with your salary and trying desperately to save some money for buying a car but unfortunately every month something new comes up to eat up all your savings then get a car loan and make your life easy and you can use your savings in paying the installment of your loan every month. For car loans the rules are almost same as house loans. The payment will vary with the difference of new or used car, car model or price.
Bad credit car loan.
Happy news for the bad credit raters, now you can also enjoy the pleasure of shopping the way you want; there is high competition in those who are ready to give loan to those who have bad credit rating for car and even for house. Or if you are doing a business you can still get a loan. Actually roughly all sorts of loans are open to bad credit rater now. Though they’ll charge more interest rate and other charges but still you have a facility of loan to enjoy.
Learning is a weapon no one can steal. Education is of no comparison with anything, I think it’s a must get thing for everyone. But sometimes due to monitory resources one has to discontinue his or her education but now you can freely get education as much as you want, you just have to get a loan and study to your fill. Student loans for the benefit of students are on quite competitive rates and are much more flexible than other loans to provide maximum chance to a student to be carefree and get education as easily as possible.
Doesn’t matter how much good salary you are taking? A business (of course here I am talking about your own business) is a blessing. There is no tension of getting deadlines from your boss. No pressing for reaching office at so and so time. And there are definitely more chances of growth. Now if you want to start a business or re-establish it on a small platform or on a bigger level there are all different sorts of loans to benefit you in your goal. Your business may have helped you construct your home, now your home can assist you build your business. A business loan is normally against Residential Property. It is an evergreen credit line that the customer can use for his/her business expansion.
o Business loan can be for business expansion.
o Or for staring a new business.
o You can get loan for a small business set-up as well as fro a bigger business project.
o Business loan offers you the facility of availing a financing up to 70 % of your property value. So that now you can have a chance to avail a higher amount against your assets, you can plan your growth and expansion exactly the way you want to.
o There is another kind of loan you can get for business purpose, you can give a business plan to a bank and make the bank a sort of business partner. In this way you are saved the worry of putting your house or any other asset as collateral. This type of loan is very useful for heavy industry.
We all dream, but there are few who dare to put the power gear of their life to make their dreams come true. It’s much easier to fulfill your most dear fantasies now with the prospect of personal loan. The most interesting part in going for personal loan is you’ll be not asked the reason for getting loan.
o Personal installment loan is extremely flexible. You can borrow any amount ranging from 50,000 to 500,000 for 12, 18, 24, 30, 36, 42, 48, 54 and 60 months. Whatever suits you! Isn’t awesome, what else you need for a good start? Although there can be pre-payment penalty if you desire to pay the loan before the agreed tenure.
Besides these chief and main objects there are other prospects for which you can get loan. Those may not be as important for all but you can still avail the chance to do other things with loan like if you desire to redecorate your house but you are short of money for that you can get branded or non branded furniture of your choice besides this you can also buy other home appliances on installment.
So now you can see how many options are open for you to make your next move. You can easily choose to do what suits you the most. Loans are almost for everything you are thinking of doing in your life. Due to high competition in market the rates are also quite flexible and in addition you are allowed to choose from a lot of flexibilities to relax you for paying back any loan. From a business to petty thing for your personal use you can get loan.
Your commercial real estate transaction does not close unless the loan is approved. You can also improve the cash flow if the interest rate for the loan is low. So the more you know about commercial loans, the better decision you can make about your commercial real estate investment.
Loan Qualification: Most of you have applied for a residential loan and are familiar with the process. You provide to the lender with:
W2’s and/or tax returns so it can verify your income,
Bank and/or brokerage statements so it can verify your liquid assets and down payment.
In general the more personal income you make the higher loan amount you qualify. You could even borrow 95% of the purchase price for 1-unit principal residence with sufficient income.
For commercial loan, the loan amount a lender will approve is based primarily on the net operating income (NOI) of the property, not your personal income. This is the fundamental difference between residential and commercial loan qualification. Therefore, if you buy a vacant commercial building, you will have difficult time getting the loan approved since the property has no rental income. However, if you
Occupy at least 51% of the space for your business; you can apply for SBA loan.
Have sufficient income from another commercial property used as cross collateral; there are lenders out there that want your business.
Loan to Value: Commercial lenders tend to be more conservative about the loan to value (LTV). Lenders will only loan you the amount such that the ratio of NOI to mortgage payment for the loan, called Debt Coverage Ratio (DCR) or Debt Service Ratio (DSR) must be at least 1.25 or higher. This means the NOI has to be at least 25% more than the mortgage payment. In other words, the loan amount is such that you will have positive cash flow equal to at least 25% of the mortgage payment. So, if you purchase a property with low cap rate, you will need a higher down payment to meet lender’s DCR. For example, properties in California with 5% cap often require 50% or more down payment. To make the matter more complicated, some lenders advertise 1.25% DCR but underwrite the loan with interest rate 2%-3% higher than the note rate! Since the financial meltdown of 2007, most commercial lenders prefer keeping the LTV at 70% or less. Higher LTV is possible for high-quality properties with strong national tenants, e.g. Walgreens or in the areas that the lenders are very familiar and comfortable with. However, you will rarely see higher than 75% LTV. Commercial real estate is intended for the elite group of investors so there is no such thing as 100% financing.
Interest Rate: The interest for commercial is dependent on various factors below:
Loan term: The rate is lower for the shorter 5 years fixed rate than the 10 years fixed rate. It’s very hard to get a loan with fixed rate longer than 10 years unless the property has a long term lease with a credit tenant, e.g. Walgreens. Most lenders offer 20-25 years amortization. Some credit unions use 30 years amortization. For single-tenant properties, lenders may use 10-15 years amortization.
Tenant credit rating: The interest rate for a drugstore occupied by Walgreens is much lower than one with HyVee Drugstore since Walgreens has much stronger S&P rating.
Property type: The interest rate for a single tenant night club building will be higher than multi-tenant retail strip because the risk is higher. When the night club building is foreclosed, it’s much harder to sell or rent it compared to the multi-tenant retail strip. The rate for apartment is lower than shopping strip. To the lenders, everyone needs a roof over their head no matter what, so the rate is lower for apartments.
Age of the property: Loan for newer property will have lower rate than dilapidated one. To the lender the risk factor for older properties is higher, so the rate is higher.
Area: If the property is located in a growing area like Dallas suburbs, the rate would be lower than a similar property located in the rural declining area of Arkansas. This is another reason you should study demographic data of the area before you buy the property.
Your credit history: Similarly to residential loan, if you have good credit history, your rate is lower.
Loan amount: In residential mortgage, if you borrow less money, i.e. a conforming loan, your interest rate will be the lowest. When you borrow more money, i.e. a jumbo or super jumbo loan, your rate will be higher. In commercial mortgage, the reverse is true! If you borrow $200K loan your rate could be 8%. But if you borrow $3M, your rate could be only 4.5%! In a sense, it’s like getting a lower price when you buy an item in large volume at Costco.
The lenders you apply the loan with. Each lender has its own rates. There could be a significant difference in the interest rates. Hard money lenders often have highest interest rates. So you should work with someone specialized on commercial loans to shop for the lowest rates.
Prepayment flexibility: If you want to have the flexibility to prepay the loan then you will have to pay a higher rate. If you agree to keep the loan for the term of the loan, then the rate is lower.
Commercial loans are exempt from various consumers’ laws intended for residential loans. Some lenders use “360/365” rule in computing mortgage interest. With this rule, the interest rate is based on 360 days a year. However, the interest payment is based on 365 days in a year. In other words, you have to pay an extra 5 days (6 days on leap year) of interest per year. As a result, your actual interest payment is higher than the rate stated in the loan documents because the effective interest rate is higher.
Prepayment Penalty: In residential loan, prepayment penalty is often an option. If you don’t want it, you pay higher rate. Most commercial loans have prepayment penalty. The prepayment penalty amount is reduced or stepped down every year. For example on a 5 year fixed rate loan, the prepayment penalty for the first year is 5% of the balance. It’s reduced to 4% and then 3%, 2%, 1% for 2nd, 3rd, 4th and 5th year respectively. For conduit loans, the prepayment amount is huge as you have to pay for the interest between the note rate and the equivalent US Treasure rate for the whole loan balance for the remaining term of the loan. This prepayment penalty is called defeasance or yield maintenance.
Loan Fees: In residential mortgage, lenders may offer you a “no points, no costs” option if you pay a higher rate. Such an option is not available in commercial mortgage. You will have to pay between ½ to 1 point loan fee, appraisal cost, environment assessment report fee, and processing/underwriting fee. A lender normally issues to the borrower a Letter of Interest (LOI) if it is interested in lending you the money. The LOI states the loan amount, interest rate, loan term and fees. Once the borrower pays about $5000 for loan application fees for third party reports (appraisal, phase I, survey), the lender starts underwriting the loan. It orders its own appraisal using its own pre-approved MAI (Member of Appraisal Institute) appraisers. If the lender approves the loan and you do not accept it, then the lender keeps all the fees.
Loan Types: While there are various commercial loan types, most investors often encounter 3 main types of commercial loans:
1. Small Business Administration or SBA loan. This is a government guaranteed loan intended for owner-occupied properties. When you occupy 51% or more of the space in the building (gas station or hotel is considered an owner-occupied property), you are qualified for this program. The key benefit is you can borrow up to 90% of purchased price.
2. Portfolio loan. This is the type of commercial loans in which the lenders use their own money and keep on its balance sheet until maturity. Lenders are often more flexible because it’s their money. For example East West Bank, US Bank and some life insurance companies are portfolio lenders. These lenders require the borrowers to provide a personal guaranty for the payment of the loans. And thus these loans are recourse loans.
3. Conduit loan or CMBS (Commercial Mortgage-Backed Securities) loan. This was a very popular commercial loan program prior to the 2007 recession where its market size was over $225 Billion in 2007. It was down to just a few Billion in 2009 and is making a comeback with issuance of almost $100 Billion in 2015. Many individual loans of different sizes, at different locations are pooled together, rated from Triple-A (Investment grade) to B (Junk) and then sold to investors over the world as bonds. Therefore it’s not possible to prepay the loan because it’s already part of a bond. These are the characteristics of conduit loans:
The rate is often lower. It is often around 1.2% over the 5 or 10 year US Treasury rates compared to 1.85-3% over the 5 or 10 year US Treasury rates for portfolio loan. Some CMBS loans have interest only payments. Since the rate is lower and borrowers are required to pay interest only, the LTV can be over 75%. Low rates and high LTV are the key advantage of conduit loan.
Conduit lenders only consider big loan amount, e.g. at least $2M.
Lenders require borrower to form a single-asset entity, e.g. Limited Liability Company (LLC) to take title to the property. This is intended to shield the property from other the borrower’s liabilities.
The loans are non-recourse which means the property is the only collateral for the loan and the borrowers do not have to sign personal guaranty. And so these loans are popular among investment firms, REIT (Real Estate Investment Trust), TIC (Tenants in Common) companies that invest in commercial real estate using funds pooled from various investors.
If the borrower later wants to sell the property before the loan matures, the new buyer must assume the loan as the seller cannot pay off the loan. This makes it harder to sell the property because the buyer needs to come up with a significant amount of cash for the difference between the purchase price and loan balance. Furthermore, the lender/loan servicer could reject the loan assumption application for various reasons as there are no strong incentives for it to do so. The loan servicer can also impose new conditions to loan assumption approval, e.g. increase reserve amount by several hundred thousand dollars. If you are a 1031-exchange buyer, you may want to think twice about buying a property with loan assumptions. Should the lender reject your loan assumption application, you may end up not qualifying for the 1031 exchange and be liable for paying capital gain. This is the hidden cost of conduit loan.
Even when you are allowed to prepay the loan, it costs an arm and a leg if you want to prepay the loan. The prepayment penalty is often called Defeasance or Yield Maintenance. Basically you have to pay the difference in interest between the note rate of your loan and the applicable US Treasury rate for the remaining years of the loan! This amount is often so high that the seller normally requires the buyer to assume the loan. You can compute the defeasance from www.defeasewithease.com website. Besides the defeasance, you also have to pay 1% loan assumption fee. This is another hidden cost of conduit loan.
Conduit loan may be the loan for you if you intend to keep the loan for the life of the loan that you agree to at the beginning. Otherwise it could be very costly due to its payoff inflexibility.
Lenders Coverage Area: Commercial lenders would do business in areas they are familiar with or have local offices. For example East West Bank will only consider properties in California. Many commercial lenders don’t lend to out-of-state investors.
Lenders Coverage Property Types: Most commercial lenders would only consider certain types of properties they are familiar with. For example Chase would do apartments and owner-occupied office buildings but not retail properties or gas stations. Westford Financial specializes on church financing. Comerica concentrates on owner-occupied properties.
Lenders Escrow Accounts: Most lenders require borrowers to pay 1/12 of property taxes each month. Some lenders require borrowers to have repairs and/or TI (Tenants Improvement) reserve account to make sure the borrowers have sufficient funds to cover major repairs or leasing expenses should existing tenants not renew the leases.
Conclusion: Commercial loans are a lot more complex and difficult to obtain with loan approvals more unpredictable than residential loans. As an investor, it is in your best interest to employ a professional commercial loan broker to assist with your commercial loan needs. By doing so, you will vastly improve your chances of paying lower interest rates, avoid potential pitfalls and improve your chance on getting the loan