First Mortgage Loans for Business, Funded Fast

Yes, where the payout figure fits inside 70% of the factory property's value. A first mortgage from us, from 9.7% p.a., repays the bank at settlement, and the bank then discharges its mortgage. Ask the recoveries team for a written payout figure to a specific settlement date, including any default interest and enforcement costs, and send it to us with the bank's letter. Tell us how you plan to repay us, such as a bank refinance once trading has improved or a sale, and we can tell you within hours whether the numbers work.

• →Refinance business loans

It would be a first mortgage, because there is no other mortgage on the title. The most we can lend against a $2 million property is 70% of its value, which is $1.4 million, so $900,000 sits well inside the limit. The loan funds are paid to the company, which then pays the ATO. Rates for a first mortgage start from 9.7% p.a.

• →ATO tax debt loans

Yes. A first mortgage can repay the bank in full and take its place on the title. If the property is worth about $2.5 million, the most we can lend is 70% of that, $1.75 million, which covers the $1.3 million owing with room to spare. Ask the bank for a payout figure now, and send us the non-renewal letter and the property details. Thirty days is enough time if the process starts this week.

• →refinancing a business loan

Both can work. A first mortgage that repays the bank could go to 70% of $1.9 million, which is $1.33 million, leaving about $930,000 after the $400,000 is repaid. A second mortgage behind the bank works to the same combined limit, so the amount available is about the same. The difference is the rate and the bank loan. Our first mortgage rates start from 9.7% p.a. and second mortgage rates from 11.95% p.a., and keeping the bank loan matters most if it has a low or fixed rate you want to keep. Ask the bank what it would cost to repay it early before you decide.

Yes. Both titles can be taken as security, each is valued, and the 70% limit applies to their combined value. A car park title that adds to what the property is worth adds to what we can lend. Send us both title references when you call, so our in-house valuation team assesses them together from the start.

It can. Our valuation team is in house and regularly assesses non-standard property, so we do not depend on finding an outside valuer who will take it on. The 70% limit applies to the value our team assesses. Send us photos, the floor area, the zoning and any recent sales of similar buildings you know of. That shortens the assessment.

Yes, a first mortgage can carry you for that period, because our terms run from 1 to 24 months. A refinance to a bank once your financials are ready is a common way these loans are repaid. We cannot promise what the bank will decide in 12 months. Ask it now, in writing if possible, what it will need to see then, and choose a loan term with a few months of margin past that date.

Yes. The site is the security, and the loan pays the consultants and the council contributions. If the site is valued at $1.8 million, the most we can lend is 70% of that, $1.26 million. The loan is repaid when the construction loan settles, and the construction lender will normally need to hold the first mortgage itself. Tell us who is providing the construction finance and when, so the term fits that timeline.

Yes. The two loans total $1.6 million, and the most we can lend against a $3 million property is 70% of its value, $2.1 million. One first mortgage can repay both lenders, with up to about $500,000 left over if the business needs it. Ask both lenders for payout figures and send them to us with the property details.

• →secured debt consolidation

Yes. A first mortgage over the property you are buying can lend up to 70% of its assessed value, which on $1.5 million is $1.05 million. The remaining $450,000 comes from your own funds, or a second property can be added as security to cover more of it. The loan can be repaid by the bank refinance once the bank is ready. Send us the contract and the settlement date today.

• →commercial property purchase loans

It can. We assess the value of the property and how the loan will be repaid, which is the exit, rather than rental income. A vacant building is valued on what it would sell for. The exit carries more weight here, so tell us how you plan to repay: a sale, a new tenant followed by a bank refinance, or another source.

A first mortgage means the private lender holds a first-ranking registered charge over your property. In the event of a default, the first mortgage lender is repaid before anyone else. A second mortgage sits behind the first, which means higher risk for the lender and typically higher interest rates for the borrower. First mortgage private loans generally offer lower rates and higher LVRs than second mortgage options because of the stronger security position.

At Secured Lending, we can lend up to $10 million, to a maximum of 70% LVR. That ceiling is the same on residential, commercial and industrial security. The exact amount depends on the assessed value of your security property and the strength of your exit strategy.

Secured Lending can settle first mortgage private loans in as little as 24–72 hours from approval in straightforward cases. More complex transactions involving multiple titles, company trustees, or SMSF borrowers typically take 5 business days. Compare this to a bank, which can take 4–8 weeks even for a standard application.

Yes, in most cases. We assess a first mortgage on the value of the security property and the strength of your exit, not on a credit score. Defaults, judgments, debt agreements, prior mortgage arrears and a discharged bankruptcy are all workable where the equity sits inside 70% LVR. What we cannot get past is an undischarged bankruptcy in the borrowing entity, or an exit that does not stand up.

Yes, and it is one of the most time-critical scenarios private lenders handle. If your bank has issued a default notice and is moving toward mortgagee possession proceedings, refinancing into a private first mortgage loan can discharge the bank debt and halt the possession process, giving you time to stabilise your finances and arrange a longer-term solution.

Yes. A discharged bankruptcy sits on your credit file for years after it stops meaning anything commercially, which is exactly the kind of history that closes a bank file and does not close ours. We need to see the discharge, understand what the funds are for, and be satisfied the exit is real. The property still has to carry the loan inside 70% LVR.

The most common are a purchase the bank cannot settle in time, a private loan that has expired, and a mortgagee in possession. We explain each one and what to send us.

• →urgent finance