Prorating Assumed Mortgage Interest

October 6, 2017

Investor, if it’s economically beneficial, can presume an existing home loan from the seller when obtaining an investment property. When this is done, there is a pro-ration needed for the assumed home loan interest.
As mortgage interest is paid in financial obligations, the seller will owe the buyer for interest “to or through” the closing date, as the purchaser will be paying that interest on the next payment after closing.As with most prorations, we’ll need to understand

As with most prorations, we’ll need to understand the purchase contract whether we’ll be prorating to or through closing.

1. Calculate the days of interest the seller owes the buyer.
2. Identify the quantity each day of the interest.
3. Multiply the number of days by the amount/day for overall.

Let’s do a sample pro-ration An investor is closing on a rental property on the 16th of July. The home loan balance is $257,505, with interest rate of 6.75%, and we’re using a 365 day calendar year. We’ll be prorating “through” the day of closing. This implies that the seller is spending for the day of closing interest.

1. Days seller owes to a buyer is 16 for July 1 through 16.
2. $257,505 X0675 = $17381.59 divided by 365 days = $47.62/ day.
3. $47.62/ day interest X 16 days = $761.92 from Seller to Purchaser.
This would be a DEBIT to the Seller and a CREDIT to the Buyer.

About Prorating in Property Transactions.

The proration of mortgage interest in assumptions is actually not that typical, as home loan assumptions aren’t typical.There are a variety of products in a closing declaration, residential or industrial, that require a pro-rating of cash to make sure the buyer and seller are paying their

There are a variety of products in a closing declaration, residential or industrial, that require a pro-rating of cash to make sure the buyer and seller are paying their fair share based on the closing date.

Real estate tax.

Real estate tax is paid in arrears, meaning for the previous year. Real estate tax prorating is probably the most common, as taxes are typically paid every year, not monthly.

Likewise, if there’s a mortgage, then there is likely an escrow of taxes gathered monthly to be sure that the yearly billed quantity can be covered when gotten. Based on the date of the closing, the purchaser will get a credit for the amount of tax that will be due from that day back to the beginning of the tax year. Then they will pay the complete tax expense when due. The seller will effectively be paying their part of the year’s taxes to the purchaser to then be used at tax time.

Property Insurance.

The buyer will be responsible for insurance coverage from closing day. The seller might have prepaid some insurance, so would receive a credit for any quantity they have actually paid covering days after closing.
Leas.

This is more common in home and multi-family deals, however single household homes are likewise rented. A closing would need to be on the really last day of the month to avoid a lease pro-ration requirement. The seller will have currently gathered leas for the entire month if closed for example in the middle of the month. The buyer will get a credit for the leas from the middle to the end of the month.

Business Area More Complex.

There are various ways to structure commercial leases. Some have occupants paying apart, or even all, of taxes and other expenses of operation.

Any of these might require pro-rating, and for a retail office complex or shopping center, this would need computations for each leased space if sharing the cost with the property manager.

I’ve currently discussed the pro-ration of commercial leas, so for a big retail rental space deal, there might be a great deal of these computations. That’s why there are accounting professionals.

Practically any real estate transaction including pre-paid or post-paid amounts will require a pro-rating of those products on the closing declaration. It’s not something the real estate specialist does, however they have to be able to describe it to their purchaser or seller client.

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