How a loan works
What happens between your first call and your last payment.
You tell us what you’re trying to do. The people who make the decision read it, structure the loan around it, fund it, and stay with it until it’s paid off. Some of that is quick and some of it isn’t. This page walks through all of it.
Know where you stand early.
Send us the basics. We will take a real look at the property, equity, structure and timing and tell you whether there is a path worth pursuing. No application stack, no committee.
The property
What it is and where it is. An address and a description are enough to start.
The timing
What has to happen by when: an escrow date, a payoff, a deadline the deal is running against.
What you are trying to accomplish
Close the acquisition, retire a maturing loan, finish the project, bridge to a sale or refinance, unlock equity, keep the property.
Start with the basics
- Property
- Loan amount
- Current value
- Existing debt
- Purpose
- Timing
- Borrower or entity type
- Exit
That’s enough for us to start the conversation. It’s not the full package; once there is a path, Alliance Portfolio tells you what the file needs next.
Send us the basicsBrokers send scenarios the same way, on behalf of a client. For brokers
The read
The whole deal gets read, directly.
The people who underwrite the loan read the scenario themselves and answer for it. Four questions carry the decision.
The property
What it is, where it is, its condition, and what it is worth today, not what the plan says it will be worth later.
Your equity
How much of your own capital sits in the property, and how much of it stands beneath the loan.
The structure
The amount, the term, the recorded position, and anything the transaction needs: a draw schedule, a reserve, a partial release.
The exit
How the loan is repaid: a sale, a refinance or completed work, and what happens if that moves.
Structured around the situation.
Timing, structure and judgment are the reasons a borrower is here, so the loan is shaped to the deal, not the deal to the loan.
- Position and term
- First or second position, and a term set by the transaction’s own timeline rather than a product’s.
- Draws, reserves and releases
- Construction draws against a scope. Interest reserves where the plan needs one. Partial releases where parcels sell separately.
- The exit, agreed up front
- The repayment path is part of the structure, not an afterthought, so the loan ends the way it was designed to.
Diligence and documentation.
The same evidence stands behind every loan Alliance Portfolio funds. It protects the lender and the borrower alike: what is agreed is what is recorded.
- Independent appraisal
- What the property is worth today, established by a third party.
- Preliminary title report
- What is recorded against the property, so the position the loan takes is the position it keeps.
- The borrower package
- Who is borrowing and how the transaction is held, the entity, the ownership, the basics of the file.
- The structure, documented
- The note and deed of trust that state exactly what was agreed: amount, term, position, and the exit.
Closing and funding.
The mechanics are the ones every California property transaction uses. What is different is that the lender deciding, documenting and funding is the same firm.
Documents are drawn
The loan documents state the agreed structure. Nothing appears at signing that wasn’t agreed before it.
Escrow and title close
Signing, recording and funds move through escrow, the same way any California real estate transaction closes.
The deed of trust records
The loan takes its agreed position against the property, and the money is where it needs to be.
After closing
The people who funded the loan are the people who service it.
Payments and questions
You pay the lender, not a servicer you have never spoken to, and the person who answers knows the loan.
Draws and changes
Construction draws and mid-term requests are handled by the people who structured the loan. An extension is considered on its own merits, never assumed.
Payoff and release
When the exit arrives, the payoff is calculated, the deed of trust is reconveyed, and the loan ends the way it was designed to.
A question mid-loan goes to the same direct line: (949) 349-1322
Send us the basics.
The property, the timing and what you’re trying to accomplish. You will hear back from the people who make the decision.