Commercial Loan Retainer Fees

When you’re starting out in business, you might think that the capital you set aside to get started in business is all you are going to need. You plan to turn your profits back into the company and grow using your proceeds as funding. The truth of the matter is – most expansions cost a lot more than just your profit can handle. Commercial loans, even when used for the short term, are an essential part of growth. Let’s look at some of the main reasons you would want to apply for a commercial loan.

First, purchasing or leasing new properties is costly. If you are looking to add new locations for your business, you will need to take out a commercial real estate loan. Banks expect this when companies are ready to expand, and that makes commercial real estate loans some of the most common kinds of commercial loans available. Being able to demonstrate a profit and a positive outlook for that to continue are important for the bank to consider.

Second, if you need to buy new equipment or you are adding equipment to current or future locations, you may need a commercial loan. You may wish to consider leasing over purchasing, depending on how long you intend to keep the equipment. If it would be for as long as or longer than the loan term, then a purchase makes sense. You also can take the depreciation tax deduction as long as you are able to.

Third, you might find that you need to add to your inventory, especially around the peak shopping seasons if you are a retailer. You might want to consider a very short term loan to purchase your inventory, then pay off the loan after your successful Christmas season or back to school season.

Fourth, you may just need a boost to your general operating capital. These types of loans can help you weather rough financial times or get you started. Because these are more risky types of loans, the interest rate charged on them will be higher than on the short term inventory loans or even a real estate loan. But, when a business needs it, the loan is essential and can be the difference between making it or not making it.

Fifth, there is your vehicle fleet to consider. You might have started your delivery business with your own pickup truck, but as you grow, it’s time to think about a bigger vehicle that is branded for your company. Here again it might be worthwhile to lease instead of purchase the vehicle, especially if you want to turn in the vehicle every two years and get a new one.

All of these are kinds of debt financing. There is also equity financing, the kind businesses get from venture capital firms that typically confer a partial share of ownership to the capital lender as collateral. These are often the kind used for business owners (or potential business owners) who don’t have much startup capital of their own.

Still, getting a financial boost from a commercial loan is not something to undertake lightly. Think things over, consider where you are now, where you want to be in five years, and where you want to be in ten years. Then, talk things over with a financial advisor to get his or her expertise and formulate your plan. Good luck, and may the growth be with you.

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Commercial Loan Retainer Fees

Retainer fees are “standard business practice” for some (but not all) commercial loan situations. It is understandable that a commercial borrower would rather not pay such a fee, so it is important for a commercial borrower to understand when it is more likely to be necessary. In fact a business loan retainer will not be necessary in many business loan scenarios. This is especially true of commercial financing such as business cash advances that takes less time and produces funding within just a few days.

For more time-consuming commercial loan processes, it is increasingly common for a retainer fee to be paid during the preliminary stages. This is especially true when working with business loan consultants that specialize in commercial loans. Most advisors who work with residential mortgage loans (and perform commercial loans as a sideline to their main business activities) will not charge a retainer fee because in many/most instances they are legally prevented from doing so by certain state and federal regulations (in other words, it is likely that they too would charge a retainer fee if not legally prohibited from doing so because of prevailing residential loan compliance issues).

So why wouldn’t a commercial borrower who doesn’t want to pay a retainer fee simply work with someone who doesn’t charge a retainer fee? Many commercial loan situations are too difficult for the average residential loan advisor to handle successfully. Similar to a person seeking a more expensive medical or legal specialist to help them when confronted by a serious medical or legal problem, most commercial borrowers have come to realize that business loan problems are frequently just as serious and complex and deserving of a commercial loan specialist.

It is in these situations when a commercial borrower is working with a business loan specialist that a retainer fee should be viewed as “standard business practice” for more difficult and time-consuming commercial loans. I have stated elsewhere that one of the most important lessons to be learned from a thorough analysis of commercial financing “trade-offs” is that the lowest rate is almost never associated with the best deal for the commercial borrower. A similar observation based on over 25 years of business loan experience: the lowest fees are also rarely associated with the best deal for the commercial borrower.

The fees charged by commercial loan specialists (including retainer fees when appropriate) are almost always higher than loan advisors who do not specialize in business loans. In the end, most of these borrowers still choose to deal with a highly-qualified commercial loan specialist because they ultimately realize that perhaps it is better to use the “best” business loan advisor rather than the “cheapest” business loan advisor.

The most typical range for commercial loan retainer fees is $2500 to $10,000 (obviously a wide range). There are various reasons for a retainer fee and here are three of them: (1) to compensate the advisor for some of the initial loan processing; (2) to serve as a “good faith” deposit toward the overall commercial financing fees; and (3) to focus the borrower on working with one business loan advisor. The third reason might be the most important of all. With difficult commercial loans, it is extremely counterproductive for a commercial borrower to be working with multiple business loan advisors (regarding the same loan). Once a retainer fee has been paid, a commercial borrower is likely to be more comfortable in working solely with the business loan advisor who received the retainer fee, and with difficult commercial loans, this unified approach is likely to be more successful. It is this success that ultimately justifies the retainer fee.

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Important Things To Know About Commercial Real Estate Loans

Commercial real estate loans are considerably different when compared to residential loans. They actually are much more complicated as they carry terms and conditions that are very different when compared to that of residential loans. This is one of the reasons that most of the investors fear to venture in the commercial real estate market.

Smaller investors of residential real estate are typically limited to somewhere around four to ten properties that are valued in between hundreds and thousands of dollars before the lenders conclude that it’s the sufficient risk level and no further loans will be made. The loan requirements for commercial properties can significantly vary between the private lenders and banks. Also, the loans that are held in the portfolio of a single lender may vary based on the risks perceived by the lenders.

Commercial Bank Loans

Normally, the banks want you and you and your partners to come up with a minimum of about 20 – 25% of the property value as the down payment. For instance, if the property value is about RS 4 Cr, you’ll have to contribute about RS 80 Lakh- 1 Cr as the down payment. Also, the recent researches have shown us that, most of the businesses have failed because of the lack of adequate capital to meet the needs.

For that reason, banks often require the business maintain a significant cash reserve that can be drawn on if cash flow is not adequate to make the loan payments. This financial requirement is in addition to the hefty down payment. One strategy that some commercial investors use is borrowing as much money as they can (even at a higher interest rate) to provide ample capital to build out the business and thereby increase cash flow.

Private Commercial Loans

Private lenders or the non-bank lenders typically offer less rigorous requirements for commercial loans. There are a few lenders who require lower down payment (range of 10-15%). These lenders often agree to carry to the loan amount up to 20 or 30 years until it’s paid completely (in most of the cases). However, they charge the slightly higher interest rate when compared to banks (1% or 2% higher than bank rates).

But when you do all the maths, the higher interest rate might not look very expensive as it appears the first time. Calculate the cost of higher interest over the period of loan and compare it with the cost you pay to open a new loan (2 or 3 times as the balloon payments come due).

The emergence of private or non-banking lenders is challenging the banks on their traditional terms of loans. While the banks are continuing to tighten the requirements to sanction the loan, these private lenders are moving towards a larger share as it is making it easier to qualify. So, if you are looking for a smaller commercial loan (less than 15 Cr) or a medium loan amount (less than 35 Cr), consider taking your time so that you can find the lenders who can offer you the acceptable time and term constraints.

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Let Technology Help In Getting Your Commercial Loan Application Approved

Every loan rep or a broker must know the significance of timing. The timing must be opportune; because if that is not the case, the deal will never float to completion. So we can say that timing is closely associated to getting the loan approval letter issued in no time.

However, what must be done when the borrower is not at all able to get the needed docs on time? Does that mean a long wait until everything gets approved? No. However, it will always involve a little hard work on your, the borrower’s, part.

Today, in the age of the Internet, information can be accessed in no time; so you will have to leverage this specific piece of information technology to get your bridge loan or any other commercial property funding approved. However, many know little when it comes to leveraging the Internet in such a way that will expedite the loan-approval process.

Property pictures

One of the key items that every underwriter will need is the pictures of a property. There is no reason at all to wait for a borrower to give you property pictures. Rather, it has become way too simpler to find property pictures, now, by using Google Earth.

Here you can get your property’s aerial views as well as the street views. So a click here and a keystroke there will get you your pictures that must be sent to the underwriter. However, it is still better to watch out as some pictures may be out of date. Which is why it becomes very important for you to note the date that is mentioned with the picture. If, however, you are submitting old property pictures to a lender, it will be best for you to update your lender and assure the lending party that updated pictures will be provided once the loan-approval process is initiated.

Property details

Again, this is the second most important item that every underwriter will require for pushing your loan application one step farther in the loan-approval process. For example, if the borrowers tell you that there is an industrial building on the premises, but they are unable to dig up the information related to it, then you must not wait for them to provide you the details (such as the parcel size or the square footage value).

Also, do not whittle time away if you are unable to find the info for yourself. You can get the help of another marvelous fragment of information technology that goes by the name of LoopNet. This tool is one of the best ways to find all the reports associated to a property’s history, sq. footage, parcel size, tenants, the land’s tax history, etc. And what is the best part-it is, indeed, free to use. Plus, the tool even has a set of filters that can help you to differentiate good deals from the bad ones.

So when it is about getting to pass your applications for commercial bridge loans, it will be apt if you can provide the relevant information (related to property pictures and other technical details) on time. And, now, you can provide such relevant info at the push of a button.

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All About Commercial Bridge Loans

Commercial Bridge Loans Made Easy

A commercial bridge loan is a great way to secure temporary financing on a commercial property. A bridge loan is designed for financing that is used when a borrower is expecting to sell a property quickly or refinance it within the near future. It is a “bridge” of fonancing until permanent financing can be obtained.

A good commercial mortgage officer can offer loans on a variety of commercial properties including apartments, retail, industrial, office, health care and mixed use. The one thing that borrowers need to know when securing commercial bridge financing is that many commercial lenders always look for an “exit strategy” to be certain that borrowers have a plan to retire the loan through selling or refinancing the property. Bridge financing is usually offered for terms of 12-24 months and many can be refinanced into low cost, long-term financing through a good commercial lender. Commercial bridge loans are not only for shorter terms, but are also often needed to close quickly.

An example of a bridge loan scenario is as follows: A borrower wishes to purchase a hotel, and is approved for a conventional SBA loan contingent upon two years of successful business operation. In order to fund the purchase the borrower arranges for the seller to Carry-back 30% of the purchase price, and secures a loan for the remaining 70%. The loan allows the borrower to acquire the property and establish the operating history necessary for long-term financing.

Many investors understand the importance of a bridge loan. The cost of the loan may be much less than a joint venture partner or nor doing the deal at all!

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