Alternative Financing

Lease/Purchase Agreements

Borrowers can lock in the price of a house today and postpone financing for 12 to 18 months with these agreements. The borrower gives the seller a deposit which is applied to the purchase and makes monthly rental payments. Lease/purchase agreements are used by sellers who want to keep a home occupied and receive rental money after they’ve moved out, and by buyers who are not in a position to commit to a property at a particular time.

Second Mortgages

These are used when a borrower needs additional financing to buy a home. This mortgage may be financed by the seller, another lender, relative or investor, and terms are negotiated between buyer and lender. Often, second mortgages are used when a borrower assumes a guaranteed first mortgage with a lower interest rate and needs to make up the difference between the loan and the sale price.

Installment Contract

Buyers and sellers work out a contract which states a down payment, interest rate and term. Some contracts have long terms; others are short-term with balloon payments. Regulations about title transfer in a contract sale vary from state to state.

Equity Financing

An equity plan allows buyers to buy new homes by borrowing against a portion of the equity in their present home. A six-month “bridge” is secured on which no monthly payments are required and that money is used to purchase the new home. When the present home sells, the loan is paid off with the proceeds of the sale. If the home doesn’t sell within six months, the owner may renew the loan or choose from other “back-up” options.

First Mortgages From Relatives or Others

Sometimes relatives or private investors will purchase a home outright then offer a borrower a first mortgage. The terms are worked out to the mutual satisfaction of both parties.

Note: The Internal Revenue Service will impute higher rates on the lender for loans arranged below market rates.