Basic Info On Construction Loans
"Construction loans are typically short term that then get rolled into conventional mortgages at the end of the construction period. Since the actual construction loan is short term, you cannot combine it with a long-term land loan as well. You could do the two separate loans up front to buy the land and finance the construction, then at the end roll both into a conventional mortgage to close out the land and construction loans. This option will only work if you do all three through the same lender. Trying to engage various lenders will require a whole new refinance process, which I very much doubt you would want to go through. These are sometimes called combo loans, since they aggregate several different loan products in one ""transaction."" Not a lot of places do land loans, so I would suggest first find a lender that will give you a land loan and set an appoint with a loan representative. Explain what you are trying to do and see what they can offer you. You might have better luck with credit unions as well instead of traditional banks." Construction loans have an entirely set of rules and factors than mortgages and that's hard to reconcile into one instrument.  Also, I'm guessing the bank would be a bit shy about giving a commitment to a home loan before they have any information about how the construction process is going.  There would have to be a ton of contingencies put into mortgage and they probably can't account for everything.
"In a domestic setting, Letters of Credit are often used to build public works needed to support a development.  So if you're bulldozing a few 3 story buildings to build a 50 story tower, the municipality will build appropriate water/sewer/gas/road infrastructure, and draw from the developer's letter of credit to fund it. The 'catch' to the developer is that these things usually aren't revokable -- once the city/town/etc starts work, the developer cannot cut-off the funding, even if the  project is cancelled. A letter of credit definitely isn't a consumer financing vehicle. The closest equivalent is a ""line of credit"" tied to an asset like a home." Good! The article says it was some kind of collateral protection insurance that customers were signed up for despite it being unrequired for the loan. The accusations is that WF racketeered about 800,000 loans by bundling in this bunk insurance cost as part of the loan structure. I'm glad you're not caught up in it. Hmm well the methods used differ depending on the asset class. I've worked with a REIT and PE on a few different types of commercial projects. For a general overview though I would say look up courses at a local community college and purchase the text books on the syllabus. Some asset classes also have free industry updates which can give you an broad overview. Feel free to PM me if you want to talk specifics. So if it's a bridge loan they need a lot of money now to keep the trains running but expect to get the actual loan they need in the future at which point they pay off the bridge loan ideally after not having to make too many coupon payments. That's what it sounds like to me.  Scenario: I am building a large development, my main funding source is kaput for whatever reason, I need money now to make payroll, buy fuel, pay for that shipment of supplies etc, I don't have time to secure the huge loan I need in the future for the rest of the project so I get a loan to cover me until I secure that deal and put my building site as collateral against it, I get the full funding, pay off the bond in full and move on with the project. You would probably be best off checking through your loan documents to see if anything is listed in it in regards to tearing down the existing house. Likely it is not allowed. Thinking about it logically, the house is collateral for the mortgage, and you are wanting to destroy the collateral. I would expect the bank would not be pleased. Semi related question (answers have some good info) -  Construction loan for new house replacing existing mortgaged house? This is all answered in the prospectus. The money not yet invested (available/committed to a note but not yet funded) is held in pooled trust account insured by FDIC. Money funded is delivered to the borrower. Lending Club service their notes themselves. Read also my reviews on Lending Club. If you go traditional financing there is a chance it'd be syndicated amongst a bank group. That is going to add a little depth to your credit agreement id imagine. You thinking a term loan with a 7-10 amortization? I've never seen a LOC more than 5 years out. Basically isn't this like if they loaned a bank 400b with 401b due tomorrow, and then the bank took the same loan the next day? Gross exaggeration I know, but I just want to make sure that is the way this works. "Here are some important things to think about.  Alan and Denise Fields discuss them in more detail in Your New House. Permanent work.  Where do you want to live?  Are there suitable jobs nearby?  How much do they pay? Emergency fund.  Banks care that you have ""reserves"" (and/or an unsecured line of credit) in case you have a run of bad luck.  This also helps with float the large expenses when closing a loan. Personal line of credit. Who are you building for?  If you are not married, then you should consider whether building a home makes that easier, or harder.  If you hope to have kids, you should consider whether your home will make it easier to have kids, or harder.  If you are married (or seriously considering it), make sure that your spouse helps with the shopping, and is in agreement on the priorities and choices.  If you are not married, then what will you do if/when you get married?  Will you sell?  expand?  build another house on the same lot?  rent the home out? Total budget.  How much can the lot, utilities, permits, taxes, financing charges, building costs, and contingency allowance come to?  Talk with a banker about how much you can afford.  Talk with a build-on-your-lot builder about how much house you can get for that budget.  Consider a new mobile or manufactured home.  But if you do choose one, ask your banker how that affects what you can borrow, and how it affects your rates and terms.  Talk with a good real estate agent about how much the resale value might be. Finished lot budget. How much can you budget for the lot, utilities, permits required to get zoning approval, fees, interest, and taxes before you start construction? Down payment.  It sounds like you have a plan for this. Loan underwriting.  Talk with a good bank loan officer about what their expectations are.  Ask about the ""front-end"" and ""back-end"" Debt-To-Income ratios.  In Oregon, I recommend Washington Federal for lot loans and construction loans.  They keep all of their loans, and service the loans themselves.  They use appraisers who are specially trained in evaluating new home construction.  Their appraisers tend to appraise a bit low, but not ridiculously low like the incompetent appraisers used by some other banks in the area.  (I know two banks with lots of Oregon branches that use an appraiser who ignores 40% of the finished, heated area of some to-be-built homes.)  Avoid any institution (including USAA and NavyFed) that outsources their lending to PHH. Lot loan.  In Oregon, Washington Federal offers lot loans with 30% down payments, 20-year amortization, and one point, on approved credit.  The interest rate can be a fixed rate, but is typically a few percentage points per year higher than for a mortgage secured by a permanent house.  If you have the financial wherewithal to start building within two years, Washington Federal also offers short-term lot loans.  Ask about the costs of appraisals, points, and recording fees. Rent.  How much will it cost to rent a place to live, between when you move back to Oregon, and when your new home is ready to move into? Commute.  How much time will it take to get from your new home to work?  How much will it cost?  (E.g., car ownership, depreciation, maintenance, insurance, taxes, fuel?  If public transportation is an option, how much will it cost?) Lot availability.  How many are there to choose from?  Can you talk a farmer into selling off a chunk of land?  Can you homestead government land?  How much does a lot cost?  Is it worth getting a double lot (or an extra large lot)? Utilities. Do you want to live off the grid?  Are you willing to make the choices needed to do that?  (E.g., well, generator, septic system, satellite TV and telephony, fuel storage)  If not, how much will it cost to connect to such systems?  (For practical purposes, subtract twice the value of these installation costs from the cost of a finished lot, when comparing lot deals.) Easements. These provide access to your property, access for others through your property, and affect your rights.  Utility companies often ask for far more rights than they need.  Until you sign on the dotted line, you can negotiate them down to just what they need.  Talk to a good real estate attorney. Zoning. How much will you be allowed to build?  (In terms of home square footage, garage square footage, roof area, and impermeable surfaces.)  How can the home be used?  (As a business, as a farm, how many unrelated people can live there, etc.)  What setbacks are required?  How tall can the building(s) be?  Are there setbacks from streams, swamps, ponds, wetlands, or steep slopes? Choosing a builder.  For construction loans, banks want builders who will build what is agreed upon, in a timely fashion.  If you want to build your own house, talk to your loan officer about what the bank expects in a builder. Plansets and permits.  The construction loan process. If you hire a general contractor, and if you have difficulties with the contractor, you might be forced to refuse to accept some work as being complete.  A good bank will back you up.  Ask about points, appraisal charges, and inspection fees. Insurance during construction.  Some companies have good plans -- if the construction takes 12 months or less.  Some (but not all) auto insurance companies also offer good homeowners' insurance for homes under construction.  Choose your auto insurance company accordingly. Property taxes. Don't forget to include them in your post-construction budget. Homeowners' insurance.  Avoid properties that need flood insurance.  Apply a sanity check to flood maps -- some of them are unrealistic.  Strongly consider earthquake insurance.  Don't forget to include these costs in your post-construction budget. Energy costs.  Some jurisdictions require you to calculate how large a heating system you need.  Do not trust their design temperatures -- they may not allow for enough heating during a cold snap, especially if you have a heat pump.  (Some heat pumps work at -10°F -- but most lose their effectiveness between 10°F and 25°F.)  You can use these calculations, in combination with the number of ""heating degree days"" and ""cooling degree days"" at your site, to accurately estimate your energy bills.  If you choose a mobile or manufactured home, calculate how much extra its energy bills will be. Home design.  Here are some good sources of ideas: A Pattern Language, by Christopher Alexander.  Alexander emphasizes building homes and neighborhoods that can grow, and that have niches within niches within niches. The Not-So-Big House, by Sarah Susanka.  This book applies many Alexander's design patterns to medium and large new houses. Before the Architect.  The late Ralph Pressel emphasized the importance of plywood sheathing, flashing, pocket doors, wide hallways, wide stairways, attic trusses, and open-truss or I-joist floor systems.  Lots of outlets and incandescent lighting are good too.  (It is possible to have too much detail in a house plan, and too much room in a house.  For examples, see any of his plans.) Tim Garrison, ""the builder's engineer"".  Since Oregon is in earthquake country -- and the building codes do not fully reflect that risk -- emphasize that you want a building that would meet San Jose, California's earthquake code." Hi guys, have a question from my uni finance course but I’m unsure how to treat the initial loan (as a bond, or a bill or other, and what the face value of the loan is).  I’ll post the question below, any help is appreciated.  “Hi guys, I have a difficult university finance question that’s really been stressing me out....  “The amount borrowed is $300 million and the term of the debt credit facility is six years from today  The facility requires minimum loan repayments of $9 million in each financial year except for the first year.  The nominal rate for this form of debt is 5%. This intestest rate is compounded monthly and is fixed from the date the facility was initiated.  Assume that a debt repayment of $10 million is payed on 31 August 2018 and $9million on April 30 2019. Following on monthly repayments of $9 million at the end of each month from May 31 2019 to June 30 2021.  Given this information determine the outstanding value of the debt credit facility on the maturity date.”  Can anyone help me out with the answer? I’ve been wracking my brain trying to decide if I treat it as a bond or a bill.”  Thanks in advance, "From the Op's comment below re: the ""audit""  http://www.gao.gov/new.items/d11696.pdf, the first paragraph states that loans outstanding peaked at just over 1 trillion in 2008.  So you'd look at the Fed's balance sheet of loans outstanding over time, and perhaps subtract amounts reported as more normal operations." RMA Journal is good. You should search for more in depth articles if you really want a good handle on all of the recent regulations. Dodd-Frank, CFPB regs, Basel II and the new capital reserve requirements and how that's affecting the industry. The irony about much of the new regs is that they are driving smaller lenders into selling their company because it is simply too costly to carry the staff necessary to ensure compliance; thus making the too big to fails even bigger. Presumably, the inverse of the advantages? You are guaranteed the interest rate that is written on your mortgage commitment as long as the first draw happens before the rate hold expiry date (typically 120 days from application date). In most cases, it takes at least 6 months or more to build a home from the ground up. That means that you are taking a chance at what the interest rates and qualifying criteria will be several months down the road. You can normally only lock in 120 days prior to possession with a 'Completion Mortgage'. Lenders are constantly changing their guidelines and rates are predicted to increase over the coming months. That means you are much better to obtain draw mortgage financing to avoid any of these uncertainties. You will know that you have your financing in place right away before construction even starts. This is a huge peace of mind so you can relax and get ready for the big move. So thus, if interest rates are lower 6 months or a year from now, that'd be the disadvantage -- a longer lock-in period. "The most succinct answer is ""Banks are in the Money business"". Not construction, not real estate, not any of the other things they may find find themselves sometimes being dragged (foreclosure) or tempted (construction) into. ""Money"" is their core competence, and as good business people they recognize that straying outside that just dilutes their focus." "Hi, I'm not sure what you're looking for, but I'll assume you are just looking for some distinguishing characteristics of an infra deal.  Infra deals are typically:  - Project financed meaning that a Special Purpose Company (SPC) is established to build and operate the asset. Project finance means that the SPC is quarantined from any party and is backed by the cashflows of the project and not by the balance sheet of some parent entity  - The SPC's cashflows are backed by a lengthy concession agreement (e.g. a government body provides a concession to a private party to operate the infrastructure asset for *say* 30 years). The concession agreement can best be thought of as a form of guarantee provided by the government body. The exact terms of the agreement will vary but something like ""you can operate this toll road for 30 years and charge $x per vehicle, indexed at y% p.a."" should give you the idea of what a concession agreement is.   - Because the concession agreement acts a bit like a guarantee over the cashflows of the SPC it makes longer term and higher leveraged financing more plausible. Imagine a national tollroad asset where the AAA-credit rated government body guaranteed 20m cars a year for 30 years with a $5 toll charge. Your tollroad SPC now has $100m of cashflow every year for 30 years which is AAA-credit rated. This should enable you to get competitively priced long term capital and to gear the SPC at much higher rates than non-infra deals.  - At the end of the concession period the SPC hands the asset back to the government completely unencumbered (debt-free)  So in a nutshell, a government body grants a concession to a SPC that guarantees its cashflows over a long term. The SPC is then financed based purely on this guarantee. The SPC then Builds the asset, Operates it and then at the end of the concession period Transfers it back to the government (google Build-Operate-Transfer or BOT for more detail if curious).    There are plenty of other distinguishing characteristics and a truck-load of detail that I have completely skipped/ignored so others may want to jump-in/ridicule me.  Good luck with your interview.  edit: formatting"