Unit Trust lending - Regional Resi multi lot site

Discussion in 'Property Finance' started by Luthor Australia, 27th Nov, 2018.

Join Australia's most dynamic and respected property investment community
  1. Luthor Australia

    Luthor Australia New Member

    Joined:
    27th Nov, 2018
    Posts:
    1
    Location:
    Victoria
    Hello all

    New here however was a user back at Somersoft days.

    Question for the brokers experienced in:

    1. Unit Trust lending
    2. Development site lending
    3. Regional properties / residential land

    We (a unit trust) have bought up 6 houses next to each other on a main road in Ballarat Vic. 4 are settled, 2 are new purchases. All right next to each other and all tenanted resi houses. Currently looking at drawing down equity on original properties and refinancing all 6 into one loan.

    There is no intention to develop anytime soon however because of the location of the houses next to each other plus positioning on the main rd, lenders are beginning to now see this as one mega dev site instead of series of houses. By classifying it as such and by having the titles in a UT name, available LVR is much lower than if individual houses and expensive risk fees are suddenly introduced. Not to mention higher interest rates.

    Have also found many lenders want to limit their exposure to no more than a few properties in the same immediate area.

    Anyone know of a lender that might see this for what it actually is? Or will they alway look at it as a dev site given the circumstances. Worth noting houses are zoned resi.

    Happy to speak to brokers that have come across something similar. Many thanks
     
  2. Terry_w

    Terry_w Mortgage broker licenced 4 tax/legal advice Business Member

    Joined:
    18th Jun, 2015
    Posts:
    19,064
    Location:
    Remote
    I think you mean borrowing rather than lending.

    Most lenders will see this as a concentration risk - which is what it is!

    Multiple entities owning would have been a better way to structure the ownership. It is only not recommended to buy more than 1 property per unit trust either.

    If you find a lender you will also have to contend with the valuation which might be around 20% lower than the individual values.
     
  3. Jess Peletier

    Jess Peletier Mortgage Broker - Australia Wide Business Member

    Joined:
    18th Jun, 2015
    Posts:
    5,150
    Location:
    Perth WA
    If you're not looking to develop soon you'd be better off spreading the lending between banks, and not having one big loan. At least it looks more like resi lending then, and ther risk is spread between a few lenders.

    That said, with unit trusts your lender options are already a bit limited.
     
  4. Shahin_Afarin

    Shahin_Afarin Residential and Commercial Broker Business Member

    Joined:
    18th Jun, 2015
    Posts:
    1,009
    Location:
    Sydney
    I don't see this as concentration risk - lender's concentration risk generally occurs with units within a particular development/apartment complex. Which lender has stated that they view this as concentration risk? If we use lenders like Westpac and St George as an example then they will not view this as concentration risk provided the property is not listed on their security/property register.

    Also don't see any issues with lending and UT's. Sure some lenders dont like it but its a small %.

    Don't get one big loan though and ensure that the properties are stand alone and do not cross them. This is in case you need to do a staged development down the track.
     
    Terry_w likes this.