Professional Documents
Culture Documents
Real Estate
Finance Instruments
Overview
Key Terms
Key Terms
Finance Instruments
Promissory Notes
Promissory Notes
Negotiable Instruments
Security Instrument
Security Instruments
Security Instruments
Lien Theory
and Title Theory
Lien Theory
and Title Theory
Trust Deeds
Trust Deeds
Trust Deeds
Distinguishing characteristic of trust deeds:
• Creditor may begin non-judicial foreclosure
action when debtor defaults on loan payments
− Authorized by power of sale clause
• Process of foreclosing and selling property
through power of sale clause may be concluded
more quickly
− Without the expense involved for court proceedings
− Debtor can often stop the sale by making up back
payments (plus interest and fees) until a few days
before the sale
− Can create issues of validity of sale in some states
Mortgage Lending P&P 3rd Edition/Updated Nov. 6, 2009 20
Chapter 5: Real Estate Finance Instruments
Mortgages
• Instruments that conveys in interest in real property to
a lender as security for payment of a note
• Borrower (mortgagor) pledges property to lender
(mortgagee) as collateral for debt, creating a
voluntary lien
• Promissory notes usually accompany security
instruments
– Gives creditor leverage against debtor
– Gives debtor extra incentive to pay.
Mortgages:
Advantages and Disadvantages
For Lender
• Main advantage: Right to accelerate entire debt
in event of default and authority of the court for
judicial foreclosure
• Main disadvantage: Time and expense involved
with judicial foreclosure
Mortgages:
Advantages and Disadvantages
For Debtor
• Main advantage: Lengthy court
proceedings give debtor time to get the
money together
• Main disadvantage: Lender’s right of
acceleration can mean a buyer who misses
one or two payments may have to pay off
the entire debt to save the home
Typical Judicial
Foreclosure Scenario
1. Borrower defaults
2. Lender accelerates debt and files foreclosure action
3. Court finds in favor of creditor, who takes ownership; sheriff
seizes property
4. If lender decides to sell, public is notified for specified
timeframe
5. Public auction is held with minimum bid set
6. Proceeds from highest bidder settle costs of the sale,
property taxes, mortgages and other liens
7. Any surplus goes to borrower; deficits could result in a
deficiency judgment
Know the law in the jurisdictions where you practice!
Redemption
Redemption
Typical Clauses in
Finance Instruments
Acceleration Clause
Alienation Clause
Alienation Clause
Defeasance Clause
Prepayment Clause
Subordination Clause
Subordination Clause
Other Mortgage
Clauses and Covenants
• In addition to the typical clauses that appear
frequently in real estate mortgages, there are
also a number of covenants
• Covenants are promises
– Can appear in deeds, mortgages, or other
document
– Can compel or prevent certain actions by the
property owner or uses for the property
Other Mortgage
Clauses and Covenants
Typical covenants include provisions protecting
lender's security interests in property:
• Promising to keep property in good condition and
repair
• Not damaging or diminishing the property value
• Promising to keep fire, hazard, and flood
insurance
• Agreeing to pay taxes and other assessments on
time
Other Mortgage
Clauses and Covenants
• Failure to keep these promises or covenants can
be cited in the mortgage or note as causing the
borrower to be in default
• Buyers should be aware of the clauses and
covenants and understand them
– They should be encouraged to consult legal
counsel before entering into a mortgage
Purchase
Money Mortgage
• Given by a buyer to a lender or seller to secure
part or all the money borrowed to purchase
property
• When given to a seller, can be called a seller-
held mortgage or soft money mortgage
– Borrower receives credit instead of cash
• Can be a first mortgage or a junior mortgage
– Depends on its lien priority
Refinance Mortgage
• Allows borrower to redo or expand loan
• To get better interest rate or terms on new loan
compared to original mortgage
– May be called no cash-out or rate/term
refinance
– Usually a first mortgage
• To receive cash from equity in the home
– May be called hard money mortgage or cash-
out refinance
– Almost always a junior mortgage
Blanket Mortgage
Bridge Mortgage
• Occurs between termination of one
mortgage and beginning of the next
• When next mortgage is taken out, bridge
mortgage is repaid
• Designed to be temporary and used
most commonly for construction
financing.
• A less common use is to buy a new
home before selling the old one
Mortgage Lending P&P 3rd Edition/Updated Nov. 6, 2009 46
Chapter 5: Real Estate Finance Instruments
Open-End Mortgage
Package Mortgage
Reverse Mortgage
• Allows qualified senior homeowners over the age of
62 to convert equity into monthly income stream or
line of credit
– Borrower must have substantial equity in home
• Mortgage is repaid when:
– Home is sold
– Borrower does not occupy the home for 12 consecutive
months
– Borrower dies
• Also called:
– Reverse annuity mortgage
– Reverse equity mortgage
– Home equity conversion mortgage
Mortgage Lending P&P 3rd Edition/Updated Nov. 6, 2009 49
Chapter 5: Real Estate Finance Instruments
Equity
Participation Mortgage
• Permits lender to share part of the earnings,
income, or profits from a real estate project
• Usually in addition to collecting principal and
interest payments on the loan
– For example, lender may receive 5% of gross
rents
• Done mostly for commercial real estate
projects
Wraparound Mortgage
• Describes financing arrangement in which
existing loan is combined with a new loan
• Total debt (new + existing loan) treated as
single obligation by buyer, with one payment
made on entire debt
• May be used in lieu of traditional refinancing
• Less often offered by seller with existing lower-
rate loan to make property more attractive to
buyer
Construction Mortgage
Construction Mortgage
Construction Mortgage
Disbursement
Disbursement
Voucher System
• Requires contractor or borrower to pay
own bills and submit receipts to lender for
reimbursement
Warrant System
• Lender directly pays bills presented by
various suppliers and laborers on project
Permanent
Construction Loan
Graduated Payment
Mortgage (GPM)
• A specialized payment structure, not a
specific type of mortgage
• Allows borrowers to make smaller payments
in early years
• Unpaid interest results in scheduled
negative amortization
• At predetermined point, payments
escalate until reaching a point they fully
amortize
Mortgage Lending P&P 3rd Edition/Updated Nov. 6, 2009 58
Chapter 5: Real Estate Finance Instruments
Land Contracts
• Real estate installment agreements where buyer
makes payments to seller for right to occupy and
use property
– No deed or title is transferred until all, or specified
portion of, payments are made
• Another instrument to finance purchase of real
estate
• Also called land installment contracts, installment
sales contracts, land sales contracts, real estate
contract, and other names
Land Contracts
Land Contracts
Land Contracts
Land Contracts
Buyer Default
Buyer Default
Buyer Default
• If contract has been in effect for more than the
minimum number of years required under state
law, or
• Buyer has paid at least the percentage of
purchase price as required under state law,
then:
– On default, seller must use foreclosure
proceedings, same as under a mortgage, to
protect buyer's substantial investment
Land Contracts:
Advantages and Disadvantages
For Seller
• Main advantage: The right to hold title as security,
since buyer does not receive deed to property until
all, or a specified portion of, contract purchase
price is paid
• Main disadvantage: Expense and time required
for foreclosure after under state law
Land Contracts:
Advantages and Disadvantages
For Buyer
• Main advantage: Easier to qualify for than a
conventional loan
• Main disadvantage: Lack of ownership,
making it difficult for borrower to obtain
financing for the equity or improvements as
banks are reluctant to lend to someone
without legal title to property; also, offers little
or no protection if not recorded
Summary
Summary
Summary
3. Mortgages create liens against property as security
for debt. If in default, judicial foreclosure ensues:
Notice of default, foreclosure action filed, order of
execution has sheriff sell property, advertising, and
public auction (minimum bid based on percentage
of appraised value, confirmation of sale to highest
bidder, sheriff’s deed issued.) Debtor has equitable
right of redemption to regain property until
confirmation of sale. Process is slow and
expensive, but has court authority. The order of
mortgage is important: A senior mortgage is any
mortgage in a higher lien position; a junior
mortgage is in a lower lien position.
Summary
4. Many clauses are common in real estate
contracts. An acceleration clause lets the lender
call the loan balance due if in default. A
prepayment clause lets lenders charge a penalty
for paying off a loan early. An alienation clause
gives lenders some stated rights if the property is
transferred (also called due on sale clause). A
defeasance clause is used to defeat or cancel a
certain right on the occurrence of a specific event.
Subordination lets a later-recorded mortgage
take priority over an earlier one. A partial release
is when a lien is released from part of land if some
part of balance is paid.
Summary
5. Mortgage can be prefaced by different words describing
its type or function. Purchase money mortgage, seller
takes mortgage for part of purchase price. Soft money
mortgage, borrower gets credit instead of cash. Hard
money mortgage, borrower gets actual cash (e.g.,
cash-out mortgage). Bridge mortgage, temporary
mortgage between two others and repaid with a later
mortgage. Package mortgage, includes personal
property. Blanket mortgage, for more than one land
parcel. Construction mortgage, temporary loan to
finance buildings.
Summary
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