Three ways to borrow against property your company owns
Every loan is commercial in nature, to an Australian Pty Ltd company, and every property is valued before funds are released.
Caveat loans
From 1.75% per month
A short-term business loan secured by a caveat lodged on the title of a property you own. The caveat sits behind your existing mortgage, which stays as it is, so nothing is registered or refinanced to release the funds. $100,000 to $10,000,000, interest only, for 1 to 24 months.
See caveat loansSecond mortgages
From 1.75% per month
A loan registered on the title behind your existing bank loan, which stays exactly as it is. Up to 75% of the property value on residential security, less what is owed on the first mortgage; commercial and land assessed case by case. $100,000 to $10,000,000, interest only.
See second mortgagesFirst mortgages
From 8.65% p.a.
A first-ranking mortgage on a property with no existing mortgage, or a purchase or refinance where the existing loan is repaid at settlement. $100,000 to $10,000,000, interest only, for 1 to 24 months, valued before funds are released.
See first mortgagesKnow the rate, fees and valuation cost before you commit
A $30 million funding line
We have a $30 million funding line specifically set aside as a non-bank facility, so the capital is ready when you need it.
A letter of offer within 24 hours
We review your application and provide a letter of offer within 24 hours of your enquiry, with the rate, fees and valuation cost set out before you commit to anything.
The valuation, quoted first
We quote the valuation cost before it's ordered, and you only proceed if you're happy with the pricing. Every property is valued at fair market value by our panel of professional valuers. Once you accept and the valuation is complete, most loans settle within 48 hours.
You speak directly with the decision maker.
Deal example
Pimpama, QLD · $1,000,000 · Settlement for an interior design business
Our client operates an interior design business on the Gold Coast. They had been developing a home in Pimpama, but inflationary cost blowouts put them in mortgagee possession with their existing bank, and they needed a quick settlement to keep the property. We organised an urgent settlement and the client kept the property.
How it works
A letter of offer within 24 hours of your enquiry, then the valuation, then the funds.
1
Tell us what you need
Complete our short questionnaire with your loan amount, the property you are offering as security and how the funds will be used. It takes 2 minutes.
2
Get your letter of offer
We review your application and provide a letter of offer within 24 hours of your enquiry, with the rate, fees and valuation cost set out before you commit.
3
Valuation, then funds
We quote the valuation cost before it's ordered. Once you accept and the valuation is complete, the caveat is lodged or the mortgage registered and the funds are released; most loans settle within 48 hours of acceptance.
The loan documents go to your lawyer before settlement, so have their details ready when you accept.
Clear ATO debt, fund working capital or settle a purchase
Short-term commercial funding for Australian companies, secured against property they already own.
Working capital
Bridge a cash flow gap and keep the business trading, then repay from a refinance, a sale or business cash flow.
Get your rate
ATO and BAS debt
Clear ATO or BAS debt and restore your borrowing capacity, supported by a serviceability letter from your accountant.
Get your rate
Property purchase
Settle a purchase before other finance is ready, secured against property you already own.
Get your rate
Equipment purchase
Buy vehicles, machinery or equipment your business needs. One deal example funded 4 prime mover trucks.
Get your rate
Bridging finance
Bridge between selling one property and buying another, with the sale stated as your exit strategy.
Get your rate
Equity release
Unlock equity in your property for business purposes, against a valuation and a stated exit strategy.
Get your rate
Loan refinancing
Refinance existing debt into one interest-only facility for 1 to 24 months, repaid from your stated exit.
Get your rate
Development finance
Complete a build or fund the next stage of a project, valued at fair market value before funds are released.
Get your rate
Rates, terms and LVR across the three loans
Vivian Locke Capital lends from $100,000 to $10,000,000, interest only, for 1 to 24 months, to Australian Pty Ltd companies with property as security.
| Loan amount | $100,000 to $10,000,000 |
|---|---|
| Caveat loans and second mortgages | From 1.75% per month, interest only |
| First mortgages | From 8.65% p.a., interest only |
| Term | 1 to 24 months |
| LVR | Up to 75% of the property value on residential security, less what is owed. Commercial and land are assessed case by case. |
| Repayments | Interest only, no principal repayments during the term |
| Security | Residential, commercial and land |
| Location | Australia-wide, with no postcode restrictions |
| Borrower | Australian Pty Ltd companies only, with Australian property as security |
| Valuation | On every loan, quoted before it's ordered |
The rate, fees and valuation cost are set out in your letter of offer before you commit to anything.
Can my company apply?
Yes, if it's an Australian Pty Ltd company with residential, commercial or land property as security and a commercial use for the funds. Every Vivian Locke Capital loan is written on the same conditions:
- An Australian Pty Ltd company borrows, and a registered director signs as guarantor with ID for AML and KYC checks.
- The security is Australian residential, commercial or land property.
- The funds have a clear commercial use. We don't offer personal or consumer loans.
- Your accountant or financial planner provides a serviceability letter.
- You state your exit strategy: a refinance, a sale or business cash flow.
- The property is valued before funds are released, and the valuation cost is quoted before it's ordered.
The assessment centres on the property value, the debt against it and your exit strategy, supported by a serviceability letter from your accountant. That letter is the document to have ready before you start.
Loans we've settled, from $125K to $1M
Each card is a settled deal as Vivian Locke Capital tells it. More on the caveat loans and second mortgages pages.
Deal example
Hunters Hill, Sydney, NSW
$680,000 for an equipment purchase for a logistics business
Our client needed 4 prime mover trucks to meet new contract demand. Despite pre-approval elsewhere, traditional finance wouldn't assist due to existing finance commitments. Using equity in his Hunters Hill residential property, we provided a 5-month second mortgage and the trucks went to work.
Deal example
Toorak, Melbourne, VIC
$320,000 for ATO debt removal and working capital
Our client needed to remove ATO debt, purchase stock and fund working capital while restructuring his wholesale furniture business. Being in debt to the ATO precluded him from major banks. Using a lowly leveraged investment property as collateral, we provided a second mortgage. The business is now trading strongly.
Deal example
Nashua, NSW
$500,000 for a film production project
Our client operates a film production company and urgently needed $500,000 for an upcoming project. He had large equity in a Byron Bay Shire home in Nashua and contacted us. We released funds within a week of the valuation.
Deal example
Flinders View, QLD
$125,000 working capital for a carpentry business
Our client required $125,000 for his carpentry business, for urgent working capital to cover expenses, invoices and subcontractors for upcoming projects. We released these funds quickly against his property.
Who you're dealing with
Vivian Locke Capital provides caveat loans, second mortgages and first mortgages to Pty Ltd companies with residential, commercial or land security, from $100,000 to $10,000,000.
Vivian Locke Capital is the trading name of Vivian Locke & Partners Pty Ltd, ABN 89 639 401 648. We have a $30 million funding line set aside as a non-bank facility. Every loan is commercial in nature, made to an Australian Pty Ltd company, secured against Australian property and valued before funds are released. We don't offer personal or consumer loans. You speak directly with the decision maker.
Questions directors ask
Which loan fits my company: a caveat loan, a second mortgage or a first mortgage?
If your bank loan is staying in place, a Vivian Locke Capital caveat loan or second mortgage sits behind it: the caveat loan lodges a caveat on the title, the second mortgage is registered on the title. If the property carries no existing mortgage, or the existing loan is repaid at settlement, a first mortgage fits. All three run from $100,000 to $10,000,000, interest only, for 1 to 24 months, and every property is valued before funds are released.
Who can borrow?
Australian Pty Ltd companies with residential, commercial or land property to offer as security. Every Vivian Locke Capital loan is commercial in nature, and a director signs as guarantor with ID for AML and KYC checks. We don't offer personal or consumer loans.
What does it cost?
Vivian Locke Capital caveat loans and second mortgages start from 1.75% per month, first mortgages from 8.65% p.a. All loans are interest only. The rate, fees and valuation cost are set out in your letter of offer before you commit to anything.
Do I need a valuation?
Yes, on every loan. Vivian Locke Capital quotes the valuation cost before it is ordered and you only proceed if you are happy with the pricing. Valuations are carried out at fair market value by our panel of professional valuers.
Can I keep my existing bank loan?
Yes. A Vivian Locke Capital caveat loan or second mortgage sits behind your current mortgage, which stays exactly as it is. You access the equity without refinancing your first mortgage.
Can I borrow to clear ATO or BAS debt?
Yes. Clearing tax debt is one of the most common uses of Vivian Locke Capital funding. The assessment centres on the property, the debt against it and your exit strategy, supported by a serviceability letter from your accountant.
What is an exit strategy?
How the loan will be repaid at the end of the term, which runs from 1 to 24 months. Usually that is a refinance with a bank, the sale of a property or business cash flow. Vivian Locke Capital needs it stated clearly in your application.
Get your letter of offer
Tell us the amount, the property and what the funds are for. It takes 2 minutes, and your letter of offer follows within 24 hours of your enquiry.
Important Information
- Please note that we do not offer personal or consumer loans. Loans are commercial only in nature.
- Please be advised that you must provide a suitable serviceability letter from your accountant or financial planner, and clearly state your exit strategy for the loan.
- Please ensure you provide all forms of ID to comply with AML and KYC requirements and be a registered director of an Australian company.
- Vivian Locke & Partners Pty Ltd, trading as Vivian Locke Capital, ABN 89 639 401 648.