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Probate Loans (Fiduciary Mortgages)

We fund mortgages to trust & estate Administrators (Will or No Will), Executors, Trustees & Co-Trustees, Conservators & Guardians, Private Fiduciaries & Public Administrators.

The problem, in case you don’t know it, is that banks don’t make real estate loans during probate or if held in trust. We ought to know because The Suburban Group pioneered the probate loan business 20+ years ago, created specialty loan products for trust and estate borrowers when we spotted this niche market and began to fund mortgages that others can’t offer and don’t understand.

We also learned that you can’t be an expert in everything you do.  Trust & estate liquidity is our only business. If you’re trying to work with a lender’s agent who’s either giving you the runaround, not returning your calls or asking about the “probation officer” you’re not talking to a knowledgeable expert.  Approximately 25% of our clients started with another lender before calling us to get their loan actually funded!

A Real Solution: What type loans are available to trusts and estates?  All of our loans are secured by a mortgage (trust deed lien) on California real estate with a higher emphasis on the equity, for up to half of property’s value.  Because these loans are funded with private investor money we have more flexible lending guidelines.

Interest rates start at about 9% and higher, depending on the program, and term lengths from 2 – 10 years.  Loan costs are typically part of loan total (except for the appraisal which is normally paid up front by the borrower).

If there’s limited cash flow available, we can arrange to pre-pay future payments for several months or more.

Loans may remain on property at close of probate and payoff is not required if the property is distributed to an heir or beneficiary, unless sold to third-party buyer.

Most borrowers have a plan to refinance the probate fiduciary mortgage loan later or to sell the property

So, what can you do with a probate fiduciary mortgage loan?  Here are a few ideas:

  1. Pay estate debts
  2. Refinance existing loans
  3. Stop foreclosure
  4. Provide quick funds for emergencies
  5. Pay Medi-Cal claims
  6. Negotiate lower creditor bills with cash
  7. Pay delinquent property taxes
  8. Money  for property repairs
  9. Improve property value prior to sale
  10.  Pay off difficult mortgage lenders
  11.  Make special needs property improvements
  12.  Pay off liens
  13. Buy out other heirs or beneficiaries
  14.  Resolve disputes and “work-outs”
  15.  Pay settlement & fund other legal actions
  16.  Fund eviction of non-paying tenants
  17.  Pay for tenant relocation & moving costs
  18.  Funds for ongoing estate expenses
  19.  Pay attorney fees
  20. Pay administrator or trustee

To get started:

  1. Watch the videos, especially the Probate mortgage video and read the articles & reports that apply to your own estate or trust situation
  2. Complete and submit the online questionnaire
  3. Have your legal paperwork available
  4. Schedule your free, no-obligation financing consultation

Probate (Fiduciary) Mortgage Loans are for…

  1. Administrators (Will or No Will)
  2. Executors
  3. Special Administrators
  4. Trustees & Co-Trustees
  5. Conservators & Guardians
  6. Private Fiduciaries & Public Administrators

Banks don’t make loans during probate

  1. We recognized what others couldn’t offer
  2. We focus on what others don’t understand
  3. We pioneered probate loans 20+ years ago
  4. Created a specialty loan for special borrowers
  5. Not a “me-too” loan like others offer
  6. Trust & estate liquidity is our only business
  7. 25% of our clients started with another lender

What’s available?

  1. All Loans are Secured by a Mortgage on California Real Estate
  2. Equity-driven
  3. Up to half of property value
  4. More flexible lending guidelines
  5. Interest rates start at about 9%
  6. Terms lengths from 2 – 10 years
  7. Charges start at 2 points+ costs
  8. Costs are typically part of loan total (except Appraisal)
  9. Can pre-pay future payments
  10. Loans may remain on property at close of probate
  11. Payoff not required if property distributed, but not sold to third-party buyer

What can you do with a probate fiduciary mortgage loan?

  1. Pay estate debts
  2. Refinance existing loans
  3. Stop foreclosure
  4. Provide quick funds for emergencies
  5. Pay Medi-Cal claims
  6. Negotiate lower creditor bills with cash
  7. Pay delinquent property taxes
  8. Money  for property repairs
  9. Improve property value prior to sale
  10.  Pay off difficult mortgage lenders
  11.  Make special needs property improvements
  12.  Pay off liens
  13. Buy out other heirs or beneficiaries
  14.  Resolve disputes and “work-outs”
  15.  Pay settlement & fund other legal actions
  16.  Fund eviction of non-paying tenants
  17.  Pay for tenant relocation & moving costs
  18.  Funds for ongoing estate expenses
  19.  Pay attorney fees
  20. Pay administrator or trustee

To get started, click on the “Get started” button, complete the online questionnaire so that we’ll know how best to help you and have your probate papers handy.  This will save you time, there’s no obligation and no personal info is required. Then we’ll schedule a free phone consultation with you, the borrower, and work with you to make a financing plan.

We have what you need:

  1. Over 20+ years probate lending
  2. Highest credibility in legal system
  3. Vast experience in problem-solving
  4. The confidence to fund your loan
  5. Direct lender & mortgage banker

Please do NOT contact us if you are:

  1. Shopping for low % rate bank-type loan
  2.  If you want to compare us to TV ads offering teaser rates
  3.  If your uncle Bob says he’ll lend you the money (hint…call him first!)

DO contact us if you want…

  1. A lender that understands your situation
  2.  Knows trust & estate lending laws and works with attorneys daily
  3.  Isn’t afraid to show you better ways than borrowing
  4.  A direct-funding mortgage banker

Speak with a probate professional

Ask financial and legal probate questions, get advice on specific situations, have a professional review your probate documents and more

Get started now

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