How it works
From enquiry to funds in days, not months.
1
Tell us what you need
Complete our short questionnaire with your loan amount, the property and its current mortgage, and how the funds will be used. Takes 2 minutes.
2
Get your offer
We review your application and provide a letter of offer within 24 hours, with the rate, fees and valuation cost disclosed upfront.
3
Valuation and settlement
Once you accept and the valuation is complete, the second mortgage is registered behind your existing loan and the funds are released.
What a second mortgage is
A second mortgage is a loan secured against a property that already has a mortgage on it. It is registered on the title behind your existing bank loan, which stays exactly as it is, so you access the equity in the property without refinancing your first mortgage.
We lend up to 75% of the property value on residential security, less what is owed on the first mortgage. Terms run from 1 to 24 months, interest only, and the loan is repaid from a refinance, a sale or business cash flow.
Second mortgages are for Pty Ltd companies only. Every loan is commercial in nature and every property is valued before funds are released.
Keep your bank loan
Your first mortgage and its rate are untouched. We sit behind it.
Up to 75% LVR
On residential security. Commercial and land are assessed case by case.
Any property type
Residential, commercial or land, anywhere in Australia. No postcode restrictions.
Clear exit
Repay from a refinance, a sale or business cash flow at the end of the term.
How our clients use second mortgages
Commercial funding for Australian companies, released from the equity in property they already own.
Working Capital
Bridge cash flow gaps and keep your business running
ATO & BAS Debt
Clear tax debt and restore your borrowing capacity
Equipment Purchase
Buy vehicles, machinery or equipment your business needs
Property Purchase
Secure a property fast before traditional finance settles
Business Debt Consolidation
Bring several business facilities into one interest-only loan
Equity Release
Unlock equity in your property for business purposes
Development Finance
Complete a build or fund the next stage of a project
Bridging Finance
Short-term bridge between selling one property and buying another
Loan parameters
Transparent terms. No hidden fees. Interest only payments.
$100,000 - $10,000,000
Loan amounts available
From 1.75% per month
Second mortgage interest rates
1 to 24 months
No minimum loan term
75% LVR
Maximum against residential security
Interest only
No principal repayments during term
All security types
Residential, commercial and land accepted
Australia-wide
No postcode restrictions
Pty Ltd borrowers only
An Australian company with property security
Valuation on every loan
Quoted before it is ordered
Why Vivian Locke Capital?
Vivian Locke Capital specialises in commercial mortgages for Australian based companies. We have a $30 million funding line specifically set aside as a non-bank facility, so the capital is ready when you need it.
Our loans are secured against Australian property nationwide. We make fast decisions with clear communication. No unnecessary delays or middlemen.
We always make sure that our core value of ethical transparency is upheld. Valuation quotes are provided before valuation and clients proceed independently if they are happy with the pricing offered.
Fast decisions, no delays
You speak directly with the decision maker. No delays, no runaround.
$30 million dedicated funding line
Purpose-built non-bank facility means we have the capital ready.
Pty Ltd borrowers, property security
We assess the property value, the debt against it and your exit, not months of trading statements.
Ethical transparency
All fees, rates and valuation costs disclosed upfront. No hidden charges.
Real examples
How second mortgages have helped Australian businesses.
Hunters Hill, Sydney, NSW
$680,000
Equipment purchase for logistics business
Our client needed four 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.
Toorak, Melbourne, VIC
$320,000
ATO debt removal + 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.
Nashua, NSW
$882,000
Second mortgage for business
Our client, a Northern Rivers finance professional and real estate agent, needed a second mortgage for his business. We provided it against his rural luxury investment property with an accountant's letter and confirmation of income.
Nashua, NSW
$500,000
Urgent funding for 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 for a second mortgage. We released funds within a week of the valuation.
Bondi Beach, Sydney
$200,000
Renovation and stock for fashion retail store
Our client required $200,000 for the renovation and stock of their fashion retail store in Bondi. We secured the funds as a second mortgage against their commercial asset at 65% LVR.
Flinders View, QLD
$125,000
Urgent working capital for 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 as a quick second mortgage against his property.
What we need from you
To provide a letter of offer, we require the following information.
Loan details
1
Clear commercial use of the funds with the amount required
2
The term required (1-24 months) and your exit strategy after our term expires
3
Details of the borrowing Pty Ltd company with its ABN and the nature of the business
Security details
4
The full address of the proposed security and details of the security type (house, land, commercial premises, etc.)
5
Your estimated value of the proposed security and the current debt level on the property
6
Details of the guarantor(s) and their ID to comply with AML and KYC requirements
Fair and transparent valuations
Every loan is secured against a valuation of your property, carried out at fair market value by our panel of professional valuers. There is no loan without one.
Valuation quotes are provided before the valuation is ordered and you proceed independently if you are happy with the pricing offered. All fees, rates and valuation costs are disclosed upfront.
Ready to get funded?
Complete our 2-minute questionnaire and get a personalised rate within 24 hours. No credit score impact.
GET YOUR RATEPty Ltd borrowers with Australian property security. 24hr approval. Up to 75% LVR. Australia-wide.
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.