A take-out loan is a long term financing instrument that can be used for short-term interim financing. A take-out loan is common in property-related loans and the property is kept as collateral. The fixed payment or monthly payment can be made by the borrower for paying back the long-term financing.
Generally, large financial conglomerates underwrite take-out loans, for example – investment companies or insurance companies. Short-term loans like construction loans are generally offered by the institutions like loans, banks, and savings companies.Highlights
To get access to the take-out loan, the borrower is required to complete the credit application. With the credit application, the applicant will be able to replace the previous loan that usually carries a higher rate of interest and has a shorter duration.
All types of borrowers can avail the take-out loan to pay the previous debt obligations from a credit issuer. The take-out loans can be utilized by the borrowers as long-term loans and the amount can be used to pay off the loan balances with the previous or short-term creditors.
The take-out loan is most common in the real estate business and the construction sector in which the borrower obtains a loan with favourable financing terms and pays the short-term loans taken to finance construction.
The payment of the take-out loan can be done in two ways – firstly, through equal monthly payments and secondly, through one-time lump sum payment at maturity.
Let us understand the working with the help of an example. There is a company X that is involved in the development and construction of the real estate. The company has been able to buy a piece of land and is planning to build an apartment complex on the land. To begin the construction, Company X takes a $5 million loan from bank A. The loan amount is utilised for paying the expenses of construction to a general contractor along with the fees of the general contractor. As per the terms of the loan, the loan needs to be paid back within 18 months and the interest rate on the loan is 9%. The interest rate is high as the land as the collateral is not enough to meet the conditions of bank A.
When the construction of the apartment is completed, then company X obtains a take-out loan from Bank B of $5 million which has a term of 30 years with an interest rate of 5% and the fully-functioning apartments act as the collateral. The loan amount is used to pay back the loan of Bank A that has a term of 18 months and a 9% interest rate.
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The term take-out has several meanings in the financial sector, and the two main meanings that are inferred by the financial market participants are the purchase of a business or a type of borrowing.
Let’s first begin with the most common use of the term, that is, a loan taken for replacing another loan. It is a lending process in which the previous loan is paid off by undertaking another loan at a lower rate of interest with a longer duration. In this, a borrow first secures the loan for constructing a new project from the scrap. In this case, the interest rate is high as the value of the collateral is low. After the construction of a finished product, the borrower can take another loan from a creditor to pay off the previous loan. In the case of the second loan, the interest rate will be lower as the collateral will have a higher value. Thus, the new loan replaces the previous loan.
Another common use of the term take-out is done when a company purchases another company through a buyout, a merger, or an acquisition. As a colloquial term, take-out can be used in a range of contexts as the usage is not affected by what is being purchased or how it has been purchased. The term covers, friendly mergers, hostile takeovers, and managed purchases.
When a company has received the offer of purchase or is likely to be purchased by another corporate in future, then it is said that the enterprise is “in play”. However, when the enterprise is put out of play, that is known as a take-out, which generally occurs when the company has completed the merger or acquisition procedure.
The assurance that is extended by the lenders to provide funding that will help in paying the previous loans or previous construction funding under pre-specified terms and for a longer duration is known as take-out commitments.
The lenders ensure through a takeout agreement that the funding provided through the take-out loan will be sufficient to pay the construction loan or the interim fundings in the real estate industry.
The loans are generally in the form of long term commercial mortgages. Another form of the commercial mortgage can be a promise by the lender to the borrower to provide the funding that will fulfil the requirements of the previous loan.
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The high initial investment is required in all types of real estate construction projects, and at the beginning stage, these projects are not backed by any other piece of property that can be used as collateral. Therefore, it is common that the banks will charge a higher rate of interest for short-term loans as there is less security on the loan.
Through short-term loans, the construction companies aim at meeting the funding requirements at the initial stages and meet the milestones. There are short term loans as well that ask for lumpsum payment at the end of the maturity and it adds an advantage to the borrowers as they can obtain a take-out loan and make the full payment at the time of short terms loans’ maturity.