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From Shreveport to New Orleans, the USA’s 18th most populous state is a fascinating mix of culture and geography.  As in most states, the majority of sales of houses and buildings are done using traditional bank loans.  However, a substantial number of these properties are sold using owner financing and the creation of a note.  Some property sellers later choose to sell their notes to a Louisiana real estate note buyer.

 

What is a Note?

A real estate note goes by many names.  The most common among are mortgage note, deed of trust note, promissory note, or installment note.  All are similar in that they show how the buyer of the property is paying the seller of the property.  The real estate note nearly always contains the:

  • Amount owed
  • Interest rate
  • Term
  • Frequency and due dates of payments
  • Amount of payments
  • What happens if any payments are late or missing

 

The note is often prepared by an attorney or other expert and is signed by the property buyer.

 

Before the note is created, the buyer and seller agree on the above items, plus other critical elements such as the sale price and down payment amount.  A mortgage or deed of trust is also created and signed to make the property collateral for the note.  Other commonly created transaction documents are a closing statement, title policy, and warranty deed.

 

After the Signing

Once the note has been created and the new owner takes over the property, the seller becomes a note holder and starts receiving payments.  One option for the note holder is receiving and keeping payments for a number of years.  The tradeoffs for receiving those future cash payments include risks such as:

  • Late or completely missed payments
  • Owner not keeping up with property tax and fire insurance payments
  • Owner neglecting to maintain the property, thus weakening the value of the collateral (house, building, etc.)

 

The other option is to sell the mortgage note to a Louisiana real estate note buyer.  There a lot of note buyers out there, with varying levels of competence and integrity.  Be sure that the note buyers you contact:

  • Have at least 5 years of experience in the industry
  • Have an A+ rating from the Better Business Bureau
  • Are fully licensed real estate brokers in their home state
  • Seem service-oriented, trustworthy, and capable

 

An excellent note buyer will explain to you how pricing works, outline the process and time frames for selling a note, and answer all of your questions thoroughly.  The note buyer should provide you with a couple of options for selling your note.  Instead of selling your full note, it may be in your best interests to only sell some of the payments (called a partial).  There are advantages and disadvantages to either selling your full note or only selling some of the payments.

 

Seascape Capital has been in business since 2002.  It has continuously kept an A+ rating from the Better Business Bureau and is fully licensed.  To get an offer on your real estate note, complete the worksheet on the website or call us at 1-800-634-4697.

 

 

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