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I will write a subject to contract, owner financing, or contract for deed
Licensed US Attorney : Institutional Real Estate and Transactional Counsel
Welcome. I am Nico Giap Zimmerman, an active, licensed U.S. Attorney (BAR ID: 234275) with 15+ years of transactional experience in commercial and residential real estate, asset acquisition, and creat...
Over deze dienst
Creative financing structures- Subject-To, Seller Carrybacks, and Contracts for Deed-allow sophisticated investors to scale capital. However, using unvetted templates exposes investors to loan acceleration, lender audits, and statutory foreclosure violations.
I am Nico Giap Zimmerman, a licensed U.S. Attorney (BAR ID: 234275). I draft custom, institutional-grade creative real estate financing documents that insulate investors, secure private equity, and establish clear legal remedies.
What I Draft for Creative Operators:
- Subject-To Acquisitions: Asset purchase agreements transferring title subject to the existing underlying mortgage.
- Owner/Seller Financing: Structured loan agreements, security instruments, and tailored Promissory Notes.
- Contracts for Deed (Land Contracts): Equitable title agreements with statutory default, forfeiture, and cure provisions.
- Wrap-Around Mortgages (AITD): All-inclusive notes and wrap-around equity instruments.
- Risk Mitigation Documentation: Due-on-Sale acknowledgments, Special Limited Powers of Attorney, loan servicing directives, and hazard insurance escrow covenants.
Place your order today to secure your creative real estate deals.
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Veelgestelde vragen
How do your Subject-To contracts protect against the lender's "Due-on-Sale" clause?
Under federal law (Garn-St. Germain Act of 1982), lenders retain the contractual right to accelerate debt upon title transfer. My agreements contain explicit, formal disclosures where the seller acknowledges this risk.
What is the legal difference between Seller Financing and a Contract for Deed?
In Seller Financing, legal title conveys at closing, and the seller secures a lien via a Mortgage or Deed of Trust. In a Contract for Deed, the seller retains legal title until full payoff, while the buyer takes equitable title and immediate possession.
What specific powers are included in your Limited Power of Attorney (LPOA)?
The LPOA grants the investor authority to verify underlying mortgage balances, communicate directly with loan servicers, file hazard insurance claims, execute payoff requests, and manage impound/escrow accounts for the subject property.
How is hazard, flood, and liability insurance handled in a Subject-To deal?
My contracts mandate the placement of an updated insurance policy naming the buyer/investor as the primary named insured and owner, with the underlying lender listed as additional insured/loss payee, preventing policy cancellations that trigger lender audits.
Can you draft a Wrap-Around (All-Inclusive) Mortgage agreement?
Yes. I draft comprehensive Wrap-Around Purchase Agreements and Wrap Promissory Notes detailing how payments pass through to service the senior underlying mortgage while distributing the net margin to the seller.
What remedies are built into your Contracts for Deed if the buyer defaults?
My contracts incorporate state-specific statutory default notices, formal cure timelines, and forfeiture vs. judicial foreclosure protocols, allowing sellers to clear title and retake possession without costly delays.
Are your seller financing agreements compliant with the Dodd-Frank Act and SAFE Act?
Yes. I structure terms to fit statutory exemptions under federal regulations (e.g., entity-to-entity transactions, commercial property exemptions, or the 1-property/3-property individual seller exemptions under Dodd-Frank).
Can these contracts mandate third-party loan servicing?
Yes. All agreements contain dedicated covenants requiring the use of a licensed, third-party loan servicing company to manage escrow reserves, generate 1098/1099 tax forms, and track principal and interest amortization.
Can you include balloon payment covenants and loan extension provisions?
Yes. I can include maturity dates with mandatory balloon payments, early payoff incentives, and conditional loan extension clauses tied to performance thresholds.
What documents are included in the Premium Investor Suite?
The Premium Suite provides: (1) Master Subject-To Purchase Agreement, (2) Due-on-Sale Disclosure & Seller Waiver, (3) Limited Power of Attorney, (4) Third-Party Servicing Authorization, and (5) Hazard Insurance Assignment Covenant.
