Our Adviser was prepared to do the research and come up with a solution; too many people just gave up.
Commercial Term Mortgages
Financing sources for commercial real estate include mortgage banking firms, savings and loan institutions, regional banks, insurance companies, and private investors. Commercial real estate financing can take on very different terms, and the way deals are structured is based on a number of factors, including:
Anticipated use of the property
Anticipated returns from the property
Type of real estate
Size of real estate
Perceived risk to lender
Each of these areas must be examined by the business owner prior to seeking commercial real estate financing. Unlike obtaining financing for residential real estate, where the transaction is based on the value of the home at the time of the sale, commercial real estate financing will be based in part on the value of the business in the future.
While some lenders specialize in specific types of commercial ventures, such as warehouses, retail operations, or apartment complexes, others provide across-the-board financing to a wide variety of commercial ventures. For the business owner, the key to starting the process is to have the necessary paperwork in order. Despite the many types of financing and types of commercial real estate, lenders remain primarily concerned with the level of risk they&rsquoll be taking. Therefore, they must see the following documentation:
Income and expense statement for the property demonstrating a solid income stream
Financial statements on all principals involved as owners of the property
Profiles of the management team
Financial statements on the borrowing entity
Plans, including construction blueprints if available for the use of the property
If the lender decides to offer a loan, a commitment letter is presented with their terms included. The loan agreement will usually include the length of the loan, interest rates fixed or variable, and what the loan is for new construction, the purchase of an existing property, refinancing. As facilitator, CML Mortgage Specialist would analyze with the borrower, to see that the terms of the offer are conducive to the growth of the business. Such a commitment letter or loan agreement will likely also include:
Owner occupancy requirements
Affirmative and negative covenants regarding what the borrower does and does not agree to do
Representation and warranties
Once the offer is negotiated and accepted to mutually agreeable terms, the closing process follows, and it is usually more complex than that of a residential mortgage. Issues such as tenants, leases, environmental reports, and even zoning ordinances may all need to be factored into the closing process, which can take up to two or three months, in some cases.
The key to commercial real estate financing is to find a lender that will meet the needs of the business, and then allow the business to grow. The right business can increase the value of the real estate it occupies, but only under an agreement that allows it to move forward.