Commercial real estate with mortgage. Mortgage for commercial real estate for individuals

Construction requires large start-up capital, which can be obtained through loans. This article will help you find out which banks provide such programs to borrowers and where you can get funds for such purposes.

Many banks in the country offer services to commercial organizations.. Only a few of them provide special programs for construction. Several such banks are listed here and can be quite helpful.

Sberbank issues loans that cover more than half of the project budget. You can receive ruble, dollar or euro loans. The bank also carries out construction examination of projects and provides other services.

Alfa Bank finances developers and equity holders, and there is a minimum loan amount per company. Funds are allocated to most categories of commercial buildings and there are strict requirements for clients.

Absolut Bank offers similar services. At the same time, you can get additional services that can be quite useful during construction.

All of these banks also provide a wide range of comprehensive services to their commercial clients. Therefore, if these banks are already providing services, it is quite possible that it will be easier to receive funds.

Since very large amounts are usually involved, then relevant requirements for borrowing companies. Most banks are ready to cooperate with those who have been on the market for many years and have been successfully running their business.

You will need a lot of documents to confirm your status and goals. Banks must see them in order to check the reliability and feasibility of issuing funds for certain projects and only then transfer them to the account.

Each bank has its own requirements. You need to carefully study them before submitting them in order to immediately prepare the required package of documents. Sometimes they are published on official websites along with requirements.

Banking representatives will look at how long the business has been in business and what long-term results it produces. They will also competently assess the scale of future construction and its possible prospects.

Also, the more successful the business, the more favorable interest rates and a long payment period the bank can offer. It is desirable to have other projects that are already paying dividends.

If you don’t have enough time to communicate with bank representatives, you can use the help of credit brokers. They charge a certain percentage for searching for the most suitable loans and processing them.

When signing such large transactions, it is important to have legally correct contracts. Use the help of competent lawyers to ensure that contracts are beneficial for all parties.

There is still a lot of information for entrepreneurs on our website. Read the pages about where it is better to open an account, how to take a cash loan, how to get loans for tenders.

Leave your opinions and suggestions in the comments. To decide which banks are suitable and how best to take out loans for commercial construction, read the reviews.

It became possible to get .
You are happy?
Me too.

Have you not noticed my intense joy on this issue?
Not surprising, because there are so many subtleties in this issue that you can get loan for the purchase of non-residential premises- it is possible (theoretically), but practically it is quite difficult.
But let's figure it out.

Why are non-residential premises purchased?

I won’t reveal a terrible secret if I say that offices are bought for rent, in order to make a profit;
or to ensure the life of the company.
It would be logical to assume that if an office is needed for the activities of a company, then it should be registered in the name of the company as a legal entity.
So?

But the situation is such that banks are ready to issue a loan for the purchase of non-residential premises: an office, a store, a warehouse, etc., only on the condition that it is registered in the name of an individual. This requirement of banks can be considered both as a positive and as a negative: everyone decides for themselves, but I want to note that this is so and not otherwise (according to existing bank programs).

Why can this be seen as a negative point?
Because the income of the company is not equal to the income of the founders of the company.
And in order for the bank to issue a loan, it is necessary that the borrower’s income be clear to the bank.
The company's turnover can be huge, but the founders can use all the income to develop the business, and therefore the founders' income can be equal to their salaries, without dividends from the business.
Low income means little credit: you want to buy an office, but it doesn’t work out.

Land under the office.

When purchasing an apartment, few people think about the fact that the house is on the ground and who owns the land and what it is encumbered with.

When it comes to purchasing non-residential premises, the issue of land is one of the primary ones.
The land is purchased along with the office.
And, if the former owners of the non-residential premises do not own the land, but under a lease agreement, then one of the bank’s questions is: for how many years?
For three years?
The maximum loan period will be three years, since landlords have the right not to renew the lease agreement.
(If the bank agrees to give the loan at all).

But that’s not all: we come to the most interesting part.
To make everything clear, I will remind you of the main stages of buying an apartment, and then compare them with the procedure for purchasing an office.

How to buy an apartment on credit?

Briefly, the process can be represented as follows:

1. Collect a package of documents confirming your solvency;
2. Submit documents to the bank and receive a decision from the credit committee;
3. Knowing how much money the bank is willing to lend you, look for an apartment;
4. Having found an apartment, you make an advance payment, confirming your readiness to buy this apartment;
5. Collect documents for the apartment, submit them to the bank and insurance company;
6. If everything is in order with the documents and they do not raise any questions from either the bank or the insurance company, a transaction day is set;
7. The day before the transaction or on the day of the transaction, the apartment is insured and the loan agreement is signed;
8. On the day of the transaction, the bank transfers the money to you, and you and the apartment seller enter into a deal.
9. The signed agreement is submitted for state registration. Since the purchase of an apartment occurs using credit funds, a mortgage arises by virtue of the Law.
   Please pay special attention to the fact that (in most cases, according to the loan programs of most banks): The apartment is pledged to the bank simultaneously with the purchase of the apartment by the borrower-buyer. Everyone is happy and laughing: the seller gets his money; the buyer - an apartment, the bank - securing a loan in the form of collateral for the apartment.

How to buy an office on credit?

Actions of the buyer-borrower upon purchase office on credit, almost the same as when buying an apartment (up to point 7). Then the fun begins.
When a bank issues a loan, the bank requires collateral for this loan. That is, the bank will release the money from its control when the office is pledged to the bank: there is a pledge - Dear Seller, receive the money.
According to existing legislation, a mortgage by virtue of the Law when purchasing non-residential premises is not possible: only by virtue of an agreement.
That is, the purchase procedure office on credit could look like this:

• The Bank signs a loan agreement with the Borrower;
• The bank issues money to the borrower;
• The borrower buys an office and the seller receives the money;
• The borrower pledges the bank....
  And here the bank begins to have doubts: what if they don’t pledge it and the loan will be unsecured?
  But it’s no secret that the cost of an “average” office is much more expensive than an “average” apartment. And since the cost is more expensive, then the bank has more risks.

What should I do?
Are you ready to have fun? (And those who buy an office on credit are having fun through their tears):

Option two:

1. • The borrower must convince the office seller that he should pledge the office to the bank. Once again: it is not the Borrower, but the seller who must mortgage the office to the bank.
   • Then the Borrower buys the mortgaged office from the Seller. That is, two conditions are met: the office is pledged to the bank and the Borrower becomes the owner of the office.
     Only if both of these conditions are met does the seller receive money for the office.
     
   A legitimate question from the seller: “What happens if the buyer refuses to buy the office: the office is mortgaged to the bank and the Seller, in order to sell it to someone else, needs to remove the mortgage?”
   
   It is recommended to answer this question with a certain bunch of “russies”. But even with this answer, sellers do not agree willingly.
2. • The borrower buys an office from the seller, but the seller does not receive the money until the office is mortgaged by the buyer-borrower to the bank.
   • Collects documents for bail
   • Mortgages the office to the bank
   • Only now the office seller can get money for it
   A legitimate question from the seller: “I sold the office. How long will I wait until my buyer pledges this office to the bank?”
   And an even more legitimate question from the seller: “Why do I need all this?”
   (We convince in the same way as in the first case).

(I see, through the distances separating us, how you are preparing to argue.
In vain: if you want to get a mortgage loan to buy non-residential premises, then, alas, this is the scheme. If you decide to argue with me, it’s all the more in vain: I didn’t come up with these schemes, I’m just telling you what exists and now laquo “works” raquo.)

Do you need an office loan or just a loan?

Let's say you're thirsty. If I offer you tea with sugar (or without it), will you get drunk?
And now, a tricky question: “Do you really need tea to get drunk?”
It’s the same with an office: you need office on credit or a loan with which you can buy an office?

• You can purchase an office using leasing schemes. ( I’ll make a reservation right away: this is not my topic, therefore, except for the theoretical possibility that this is possible in principle, all questions regarding leasing are not for me)
• You can borrow money against the security of your existing apartment.
• You can borrow money against the security of your existing cottage.
• Money can be taken as security for an existing apartment owned by your wife (husband, if any), parents, parents of your wife/husband (that is, mother-in-law).
• There is, however, one more way to resolve the issue: you can buy an apartment on credit and then transfer it to non-residential stock. This method is one of the simplest, but if you want to buy a store (with large display windows) or an office in an office center (where there has never been any residential real estate), then this path, alas, is not for you.
• Does not work?
  Well, then you can get money to buy an office by taking a loan secured by the purchased office space: this path is not the easiest, although banks not only issued loans theoretically, but also practically, and I warned you about the difficulties you will encounter: it has become be you are already ready for them.

1 This interest rate is valid for a loan term of 120 months. and the loan amount is more than 5 million rubles. The final interest rate is set individually and depends on the financial condition of the borrower, the term and amount of the loan, as well as the collateral provided. You can obtain detailed information about the loan products of Sberbank PJSC for small businesses, loan conditions and documents required to obtain a loan at the Bank's branches serving legal entities and individual entrepreneurs.

2 The maximum deferment amount for certain categories of Borrowers is indicated. The final amount of the deferment of repayment of the principal debt is established individually for each Borrower and depends on his solvency and credit history with the Bank for previously issued loans to legal entities.

3 The product is not provided to certain categories of customers, incl. individual entrepreneurs.

4 Maximum loan amount up to 600 million rubles. operates in the following cities: Volgograd, Voronezh, Yekaterinburg, Irkutsk, Kazan, Krasnodar, Krasnoyarsk, Nizhny Novgorod, Novosibirsk, Omsk, Perm, Rostov-on-Don, Samara, St. Petersburg, Ufa, Chelyabinsk, Balashikha, Krasnogorsk, Mytishchi, Odintsovo, Podolsk, Ramenskoye, Khabarovsk. In other cities in the Russian Federation, the maximum loan amount is up to 200 million rubles.

5 With the exception of land plots

Buying non-residential real estate is now no less relevant than purchasing housing. Individuals can also buy commercial or other non-residential premises with a mortgage, just like individual entrepreneurs. However, such a transaction will be filled with complexities and nuances that need to be considered in more detail.

Now lenders provide the opportunity for such mortgages not only for legal entities, but also for individuals.

This is due to the development of programs to support small businesses.

Some banks even allow individual entrepreneurs to pledge not only the mortgaged premises, but also any other real estate that they own.

To the garage

Individuals and individual entrepreneurs can take out a mortgage for a garage. Some banks (for example, Sberbank) issue targeted loans specifically for the purchase or construction of garages.

Of course, not all banks offer such a mortgage, but in this case, you can apply for a regular consumer loan.

Note! Garages are not real estate in themselves. They are connected to the land on which they are located. In addition, a garage must, at a minimum, have a foundation to be considered real estate.

Also, according to the law, you can take out a mortgage even for an ordinary parking space. Sberbank already practices issuing such loans.

The terms of this mortgage are:

1. The minimum loan amount is 45,000 rubles;
2. PV – 15% of the property value;
3. Commission for using mortgage funds – 10%;
4. The maximum loan term is 30 years.

It will be useful to view:

With land

According to Article 69, Article 103 of the Federal Law, a land plot becomes collateral if a house purchased with a mortgage is located on it.

But there are also cases in which you can take out a mortgage and not pledge a plot of land:

• If it is municipal or federal property;
• If the area of ​​the plot is smaller than that established in the region;
• The property is under the right of permanent use.

You can learn more about a mortgage on a land plot here.

Commercial real estate

It is more difficult for individuals to buy commercial real estate than for legal entities.

The fact is that legal entities, in principle, issue loans at an increased rate, and if you allow an individual to issue such a mortgage, the bank will lose its money.

Such loans are most often issued:

1. For individual entrepreneurs;
2. Farm owners;
3. Small business owners;
4. Heads of companies.

Thus, in this case, the bank will carefully analyze the activities of the company that takes out the mortgage. That is, an individual (for example, the head of an LLC) must provide not only a standard package of documents, but also company papers.

Note! Due to the peculiarities of the legislation of the Russian Federation, issuing loans for the purchase of commercial real estate is accompanied by difficulties for banks. If only because the transfer of non-residential real estate as collateral from an individual is a rather specific process, from the point of view of the law. Therefore, each case should be considered individually.

More often, such loans are accompanied by stricter conditions for the borrower.

Largely:

• Mortgage interest rates may be from 11.5% to 20% per annum;
• Amount of credit from 150,000 to 200,000,000 rubles;
• Down payment on mortgage at least 20%
• Credit term - from 5 to 15 years;
• The building in which the premises are located must be permanent;
• There should be no encumbrances on ownership.

Specifics of non-residential premises

If for legal entities the purchase of non-residential premises is a fairly standard and already verified to the smallest detail procedure, then individuals will have to face certain, not always pleasant, nuances:

1. The mortgaged property will necessarily become collateral;
2. If you buy an apartment, but you cannot register in it;
3. The tariff for utilities in non-residential premises is much higher, so an ordinary individual will have difficulty paying for them;
4. To repay the loan, you cannot use funds from maternity capital or any other housing subsidies;
5. Taxes on such a mortgage are not deductible.

What does the law say?

The entire process of purchasing non-residential commercial premises with a mortgage is regulated by Federal Law 102.

However, even he does not indicate all the intricacies of the process of obtaining such a loan. Everything is considered in general terms. And even then, only regarding the issue of collateral.

102 of the Federal Law regulates only the issue of collateral of such real estate. This means that the requirements for borrowers, forms and lists of documents, as well as other conditions for issuing such loans are completely established by banks. And this may not be beneficial for the borrower.

Features of mortgage lending

Mortgages on non-residential real estate for individuals are quite specific. So only in the conditions of banks you can find many disadvantages and negative aspects for the borrower.

Namely:

• Such a loan always provides for increased interest (up to 20% per annum);
• The borrower is given less time to repay mortgages. So, if you are buying a home, then in most cases, maximum loan term – 30 years. In the case of non-residential properties, the mortgage term rarely reaches even 10 years;
• The down payment on the mortgage has been increased. You will have to pay at least 30% of the value of the property;
• More stringent requirements for borrowers than in the case of housing loans;
• If you buy a building, the land on which it is located also is issued as collateral;
• If the mortgaged premises are pledged as part of the common premises, then the creditor receives the right to this share and land plot.

Note! To avoid such conditions, you can take out a regular consumer loan. It is much easier to find a lender for such a loan, and you can purchase any non-residential property:

1. Garage or parking space;
2. Garden house;
3. Outbuilding;
4. Apartments.

Terms of loan

Lenders can set any requirements and conditions, since this is not limited by law. Therefore, each bank can present its own requirements, and for greater accuracy, it is worth contacting a bank employee directly with this question.

Individuals can obtain a mortgage for non-residential premises only under the following conditions:

• An individual is an individual entrepreneur;
• A business owner, one of the founders or a major shareholder;
• Acting top manager in LLC;
• The borrower must be a citizen of the Russian Federation;
• This company must have a good reputation;
• The company must be located in the region where the bank is located;
• The company is registered in the Russian Federation and pays taxes.
• Must be between 21 and 65 years of age;
• The area of ​​the property must be at least 150 square meters;
• The facility is located in the region where the bank is located;
• This is a capital building;
• There are no encumbrances on the property.

Useful video:

Banks providing loans

Not every bank is ready to provide such a loan. Typically, such an offer can only be found from a major lender.

Registration process

When applying for such a mortgage, the borrower will have to adhere to the following instructions:

1. Submitting an application with attached documents;
2. Waiting up to two weeks for the bank to review and approve the application;
3. The loan amount and other conditions are calculated;
4. The borrower selects a property and submits its documents to the bank;
5. After approval, a mortgage agreement is concluded;
6. Buying a property;
7. Registration of the transaction in Rosreestr.

Registration procedure

Required list of documents

In the process of applying for a mortgage, you will have to provide the bank with the following documents:

• A company employee brings the charter;
• Agreement on its creation;
• Extract from the register;
• License to operate;
• A certified sample signature of the manager and an imprint of the company seal;
• An individual entrepreneur must provide a passport;
• Registration document;
• License;
• Sample of your signature;
• You also need to bring information about the head of the LLC and the financial condition of the company;
• Information about the company's credit history;
• Copies of business agreements and project.

Photo gallery:

Russian Federation passport Certificate of registration of individual entrepreneur
Sample of your signature Credit history

Sample of the concluded agreement

The mortgage agreement is concluded individually. Its clauses may vary depending on the terms of the loan, but basically, such an agreement should have clauses such as information about the borrower and the bank, the terms of the mortgage, the rights and obligations of the parties, as well as a mortgage repayment scheme (the possibility of early repayment is also taken into account).

Registration period

The last step in the mortgage process is to register the transaction. Usually it takes no more than 15 days. At the same time, you must pay a state fee. A legal entity pays 4,000 rubles, and an individual entrepreneur pays 1,000 rubles.

Possible difficulties

It is not easy for individuals to obtain such a mortgage. Difficulties arise mainly when registering a pledge. The fact is that such real estate is not immediately transferred to the bank. The borrower will have to go through the title transfer process. For this purpose, banks have three main schemes.

The seller receives an advance payment in the amount of the first loan payment. After this, the transfer of ownership is formalized and the object is pledged. And only after this, a mortgage agreement is concluded, and the remaining funds are paid to the seller.

Similar to the previous option, the seller receives an advance payment. But the transfer of rights occurs simultaneously with the execution of the purchase and sale agreement and mortgage. And the transaction is registered only after the transfer of all papers.

The last scheme is the most ornate. First you need to register a new company, to whose name the ownership is transferred. After this, the cost of the property is paid by the bank, and the buyer enters into a purchase and sale agreement with the seller for a new legal entity. The encumbrance will be lifted only after the transfer of the collateral.

Mortgages on non-residential real estate are more difficult for individuals. Such a deal will mean increased interest and a reduced loan term, which is not very profitable for the borrower. However, knowing all the intricacies of such lending, you can avoid some difficulties and get more favorable mortgage conditions.