The sellers provided a 15-year wraparound mortgage
of $600,000 to finance the deal.
W Financial has closed a $5 million wraparound mortgage
blanketing two luxury properties in Manhattan and Old Greenwich, Conn.
In 1980 my article, "Installment Sales of Mortgaged Real Estate and the Wraparound Mortgage," on the use of a wraparound mortgage in the sale of real estate on the installment basis, appeared in The Appraisal Journal.(1) The focus of the article was the use of a wraparound mortgage to circumvent the impact of the former 30% eligibility test when existing mortgages exceeded the basis of the property.
Though a wraparound mortgage is no longer necessary to avoid the impact of the 30% test, it can provide two important tax advantages for an installment seller.
In my earlier article, I observed that a wraparound mortgage was commonly used to circumvent the problem of having to report the excess of loans over basis as a payment received in the year of sale.(15) Three tax court cases were cited as providing the basis for this tax planning device.(16) Thus, prior to the temporary regulations issued by the IRS in 1981, both of the advantages cited previously were available to installment sellers.
A wraparound mortgage is simply a mortgage that a buyer issues to a seller, of which the principal amount includes the outstanding balance due on the existing indebtedness that encumbers the property.
The legal principal - which holds that a holder of a wraparound mortgage must meet its obligations to the underlying mortgagee or it loses the wraparound mortgage - has been made clear in the case of 51 Fifth Avenue v.
In addition, a wraparound mortgage was made in favor of Midtown Associates, also in the sum of $1.5 million, but reserving a higher interest rate payment than the underlying mortgage.
Midtown Associates failed to make the required mortgage payments to East New York Savings Bank as required by its wraparound mortgage, thereby precipitating a default of the underlying mortgage.
As interest rates rise, we will see more wraparound mortgages
because the benefit from keeping old mortgages alive increases.
The blog on the company's website www.realinvestortips.com frequently publishes updated lender specific secrets on how to get investment properties' loan modified, and abundant free information and resources about rental management, owner financing tools like lease to own, land contract and wraparound mortgages
Others who had wraparound mortgages
refinanced and consolidated the two loans to get a single first mortgage at less than 80 percent loan-to-value (LTV).