Get Started

A free standing home on fee simple or leasehold land. This includes Planned Unit developments, a form of common interest subdivisions. Permanent Construction loans are available.

Common-interest ownership consists of a parcel of land together with all the buildings and improvements (e.g. homes, recreational facilities, and common area improvements) that have been constructed upon that land. While there are many different ways of dividing the ownership, common-interest subdivisions generally include:

1. Individual ownership of an interest, unit, housing lot or space.
2. Ownership in common with others in the recreational facilities and green belts.
3. Some form of an association to collect proportionate shares of the common-interest’s expenses, and to disburse the same for upkeep, reserves and services rendered.

We all work with the major forms of common-interest ownership every day. Planned unit developments (PUDs), which combine individual lot ownership with areas owned in common with the other lot owners. Normally these are recreational facilities and private streets. The condominium is another major form of common-interest ownership. A condominium is an estate in real property in which one holds a separate fee title to the airspace in a unit and an undivided interest in common with the other owners to the common areas.

An estate in real property in which one holds a separate fee title to the airspace in a unit and an undivided interest in common to the common areas. A form of common interest subdivision.

Planned unit developments (PUDs) combine individual lot ownership with areas owned in common with the other lot owners. Normally these are recreational facilities and private streets. A form of common interest subdivision.

Under the Single Family Residence category, this would refer to an individual lot for the development of a single family home. In the Commercial category, mapped land zones for commercial or apartment complexes of 5 or more units.

Apartments house loans are broken down into two categories, 2-4 units and 5+ units.

Any building or parcel that carries a commercial zoning. From a single unit, mixed use (Residential & Commercial) to a major shopping center or office complex.

A loan made to a Homeowners Association secured by the Association's right to assess.

Fixed rate loans have a fixed interest rate over the life of the loan, e.g. 15-30 years. They are broken into three basic categories:

1. Conforming, up to $453,100;
2. High Balance Conforming up to $679,650 (maximum loan amount is determined county by county); and
3. Jumbo, in excess of $679,650.

Conforming interest rates are generally lower than High Balance and Jumbo and require complete income, asset and credit documentation. It should be noted that conforming loan amounts can be funded on Jumbo pricing according to the Jumbo loan's underwriting guidelines. Loan limits vary by county.

Some fixed rate programs are available with an initial interest only period, usually 5-10 years. After the interest only period, the loan re-amortizes over the remaining term of the loan.

Variable rate loans provide terms where in the interest rate/payment can adjust at predetermined intervals over the life of the loan. There are always rate adjustment caps, which provide limitations that protect the borrower from excessive payment adjustments.Traditional variable rate loans have a variety of introductory periods ranging from 1 month to 10 years. Interest only ARM programs are available. Generally speaking, the interest only period corresponds with the introductory rate period, and then is amortized over the remaining term of the loan.

Variable rate loans are generally written with a term of 30 years.

Product range from $300,000 - $5,000,000 and up to $20,000,000 on a case by case basis. Underwriting Features include:

• Will consider exceptions for borrowers with prior short sales or foreclosures.
• Asset depletion underwriting to create additional qualifying income.
• Pledged assets in lieu of down payment up to 90% LTV.
• Exclude K-1 losses (case by case) and loss carry forwards.
• Allow Capital Gain income.
• Business funds for down payment and reserves.
• Will use rental income without 30% equity.
• Alimony and child support can be applied as income reduction not debt.
• Equity recovery with no waiting period.
• No limit to the number of properties owned.
• No maximum cash out limit but must meet LTV guidelines.
• Departing residence listed but not sold: will not use PITI in DTI.
• Departing Residence retained 75% of Lease/Market rent to offset DTI.
• Non-Permanent Residents, has work Visa and SSN.
• Foreign Nationals, no work Visa or SSN to 60% LTV.
• Vest Title in Entities, Irrevocable and Blind Trusts.
• Leasehold Estates.
• Cash flow only on rental properties.

Property Types Include:

• Unlimited acreage.
• Beach front and on slopes.
• Hobby Farms including orchards and vineyards.
• Commercial properties.

Our goal is to make sure that your information is both transmitted and stored securely. We've researched several systems and have chosen a sophisticated system that meets or exceeds the current state of the art standards. But no security system is 100% guaranteed, so we will continue to evaluate technology as it develops and you can feel confident that we will implement any improvements as they become feasible.

Transmission

All pages that request personal information are delivered to your browser through HTTPS, a secure server communications layer. You can check this encryption by checking for the key (Netscape) or lock (Internet Explorer) icon on the browser. If you have the security feature of your browser turned on, a dialog box notifying you that you are entering a secure page will pop up when the page loads. Your Information Is Encrypted Your data is run through a software program that encrypts the data before it gets sent to us over the Internet. It takes whatever you give it, say, your annual salary, and turns it into a meaningless jumble of letters, numbers and symbols so that even if someone somehow intercepts your information, they can't piece it back together into anything understandable. But on our end, we have the key to reconstitute the data stream into your salary.We will never share your confidential personal information with anyone except the people and organizations you want us to, and you can review, edit or even delete your data at any time.The reason we request so many details is to give you better information and advice. Your information is incredibly important to you, and we work to maintain professional standards of confidentiality.As a mortgage brokerage experienced in helping our customers through this major transaction, we are also very clear on how uncomfortable people can be about sharing this kind of data, and so we have developed guidelines on how we use the information gathered by our website.

How It Works

Your Loan Application Data requires more information and documentation and verification than just about anything else you will ever do.We know that you provide this information for the sole purpose of getting a mortgage, and we treat this information as sacrosanct.

We will only disclose any or all of this information to the service providers required to get a loan, or close escrow, for the purchase of your home.

Personal Details and Contact Info

We use this data to tailor our advice or information for you. We try to provide a more efficient and understandable experience on the site, and that means it helps to know whether you are currently a renter who's trying to figure out how much of a down payment you need to save, or an owner looking for the cheapest refinance deal.