Seller financing is an agreement where a buyer finances the purchase of property through a loan provided by the seller.
How does it Work?
This amount is included in the purchase price. This option is great for a buyer who is unable to get a traditional loan from a bank.
Generally, the property being purchased has a paid-off mortgage. If the buyer’s downpayment will pay off the seller’s mortgage, this is also a possible situation. If the seller has an existing mortgage, the bank must be informed.
The following homes have been listed in the Las Vegas Multiple Listing Service as offering Owner Will Carry loans.
You’ll find properties listed for under $100,000 in Las Vegas all the way to luxury real estate listings offering owner will carry programs.
Owner Financing
- Typically, the seller extends enough credit for the price of the home excluding any down payment.
- The two parties then sign a promissory note that states the terms of credit.
- They are then required to sign a mortgage or “deed trust” depending on which state the agreement is undertaken.
- The buyer is expected to pay back the loan plus the interest within the stipulated period.
If a seller has a junior loan, the buyer may take the title (after clear title search) subject to obtain a first mortgage or the existing loan.
The buyer is given the deed; she then issues the seller with a second mortgage for the difference in the purchase price after deducting the down payment and the first mortgage amount.
However, it’s good to note that Owner Will Carry loans are typically short term.
That’s because sellers, unlike financial institutions, may not be patient to wait for twenty years or more for the loan to be repaid in full.
However, they may be amortized over the 20 years if there is a balloon payment at the end.
This is especially possible if the property is projected to gain value over time or the buyer is in a position to get lending from traditional lenders to refinance the purchase.
Types of Financing
Below are some of the various types of contracts.
Lease Purchase Agreements – Buying a house on lease purchase means that the buyer is given equitable title through the lease. Upon fulfillment of the agreement, where buyer agrees and seller agrees to terms, the buyer is issued with a title and can source for a loan to pay off the seller.
Land contracts– The buyer has received an equitable title and is expected to make payments to the seller for a particular period. Once the final payment is made or the buyer gets a refinance, the seller is then required to transfer the deed. This means that the owner will pass equitable title.
Mortgages and promissory notes – A seller may decide to carry a mortgage for the balance of the purchase price. In some cases, this may include an underlying mortgage price that will be less than the down payment paid. Such a mortgage is referred to as “all-inclusive mortgage” for which the seller is granted an override on the interest of the underlying loan.
Who it’s For
The two most common reasons for owner financing include:
Mortgage accessibility
With owner will carry, mortgages are easy to access even for buyers who may have a bad credit report.
That’s because sellers are beginning to embrace the idea that many qualified buyers are facing challenges in securing conventional loans even though they can make the monthly payment.
An alternative option
Getting conventional loans from the financial institutions can be challenging, and hence home buying becomes difficult.
Cognizant of that fact, home sellers need to seek alternative options.
Although it’s not common among sellers (approximately less than 10% support the idea) it becomes a necessity during such times.
Pros
Owner financing affords the following:
To the Buyer
Closing is faster
Prudent sellers and buyer always use the closing period to conduct due diligence.
However, with owner financing, the closing process is much quicker since there is no banker required to make any approvals, there is no legal department required to clear a file, or an underwriter.
Financing can be tailored
Unlike traditional loans, owner financed options allows the buyer and seller to settle on a variety of options such as fixed-rate amortization, interest only, balloon payment, or less-than interest rate.
The payments can also be combined depending on the agreement of the parties and interest rates adjusted over time or remain the same for the entire term of the loan.
Flexibility on down payment
The two parties can negotiate the down payment.
In instances where the seller wants a large down payment that a buyer can’t afford at the time, the two can agree on periodic lump-sum payments to realize the target down payment in order to pay the seller.
Minimum qualifications needed
The seller’s requirements are way less stringent than financial institutions. Even if the seller reviews the buyer’s credit report, they will only be evaluating the buyer’s ability to repay to fully buy a home.
No loan costs
Conventional loans come with associated costs, including origination fees, points, underwriting charges, credit reports, appraisals, title insurance and more… With owner financing, the buyer is free from all these expenses.
Others have asked: How long does it take to close on a house in Las Vegas?
To the seller
Sell on “as-is” basis
The seller who is offering owner financing may have the option to transact without spending large sums on costly repairs based on the negotiations with the buyer.
In some scenarios, the seller may agree to subtract the cost of repairs on the purchase price as an incentive to the buyer.
Retain title
With owner financing transactions, the seller only makes the transfer when full payment has been made.
In case a buyer defaults payment and the conflict cannot be resolved amicably, the seller will retain all payment made by the buyer as well as title to the property.
Good investment
The seller has potential to earn higher interest rates from the money they raise from the sale than they would from investing it in other businesses.
“Where else can you receive a rate of return in the 4 to 7% range with almost no risk?” asks Jesse Gonzalez, president of North Bay Capital Inc. “Your investment is backed by a tangible asset.” (Read More)
Cons
Owner financing may have the following pitfalls when doing a contract for deed with seller financing.
To the buyer
High-interest rate
The buyer is likely to pay a higher interest than they would pay to a conventional financial institution.
“Due on sale” clause
Should the seller be having a mortgage on the house, the bank might demand full payment of the outstanding amount when the house is sold.
To the seller
Repair cost
If you need to repossess the house for whatever reason, you will have to compensate the buyer for any maintenance and repair costs.
Default
Should the buyer default on payments, the seller is forced to initiate the foreclosure process.
Must Read: How to Buy a House in Las Vegas
What Next if You Don’t Qualify For a Traditional Loan?
Your credit history is an important aspect in qualifying for a loan. With a poor credit history, being approved for a conventional bank loan can be difficult.
Dealing with an adverse credit history may take some time, and thus while you are addressing the issue, you will need to pursue other financing options.
Ultimately, owner financing is undeniably one of the most efficient means of funding. It allows you to sell or acquire properties with ease and avoid the stringent regulations and hurdles associated with traditional financing.
Bottom Line
While there are numerous ways one can sell or buy a house, owner financing bears some legal, logistical, and financial considerations for both the buyer and seller. It comes with abundant aspects that are beneficial to everyone.
While seller financing can provide a unique way for people with low credit scores to obtain a path to home ownership, they are considered predatory by groups such as the Center for American Progress. In addition, some investment firms have shied away from getting involved with seller financing out of fear for their reputations. A 2012 study of seller financing contracts in Maverick County, Texas found that less than 20% of people who signed such a contract ever came to fully own the home ~ Wikipedia
