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Foreign National Loans in Westlake Village
Westlake Village draws foreign buyers for its proximity to LA's business centers and top-rated schools. Most international buyers here are investors or executives relocating for work.
Foreign national loans skip the SSN and US credit history requirements that block conventional financing. You'll need 30-40% down and prove income through foreign bank statements or employment letters.
You need a valid passport and proof of income from your home country. Most lenders accept bank statements, tax returns, or employment verification letters translated to English.
Expect rates 0.5-1.5% higher than conventional loans. The larger your down payment, the better your rate. Credit from your home country helps but isn't required.
About 15-20 lenders in our network handle foreign national loans. Each has different country restrictions and documentation requirements.
Some lenders won't work with certain countries due to sanctions or risk policies. China, Canada, and Mexico are widely accepted. Middle Eastern and African countries face more restrictions.
Get your documents translated early. Most lenders want certified English translations of bank statements and tax records at least 60 days before closing.
Westlake Village foreign buyers often use LLCs for liability protection. We structure these deals carefully since entity vesting can trigger different lending requirements.
ITIN loans work if you have US tax history but no SSN. Foreign national loans skip the ITIN requirement entirely — better for first-time US buyers.
DSCR loans focus purely on rental income, which helps if your foreign income is hard to document. Foreign national loans let you buy a primary residence, which DSCR doesn't.
Los Angeles County charges the same transfer taxes regardless of citizenship. You'll pay 0.11% county tax plus 0.45% city tax in Westlake Village.
Foreign buyers often face extra scrutiny on fund sourcing. Your lender will want proof your down payment came from legitimate sources, not sanctioned entities.
Yes, you can close remotely using a notary or US consulate in your country. We coordinate the signing logistics and wire instructions.
Most lenders require 30-40% down. A few specialty lenders go as low as 25% for primary residences with strong income documentation.
No, but opening one before closing makes fund transfers easier. We can refer you to banks that work with foreign nationals.
Plan on 45-60 days. Document translation and foreign income verification take longer than conventional loans.
Yes, you can refinance into another foreign national loan. If you get a green card, you can refinance into conventional financing at lower rates.
Mortgage financing for independent contractors and freelancers who earn 1099 income instead of traditional W-2 wages.
Mortgage programs that allow borrowers to qualify based on liquid assets rather than traditional employment income.
Non-QM loans that use 12 to 24 months of bank statements to verify income for self-employed borrowers.
Short-term financing that bridges the gap between buying a new property and selling an existing one.
Debt Service Coverage Ratio loans that qualify investors based on a rental property's income rather than personal income.
Asset-based short-term loans primarily used by real estate investors for property acquisition and renovation projects.
Mortgages that allow borrowers to pay only the interest for an initial period, resulting in lower monthly payments upfront.
Financing solutions tailored for real estate investors purchasing rental properties, fix-and-flip projects, or investment portfolios.
Home loans for borrowers who have an Individual Taxpayer Identification Number instead of a Social Security number.
Adjustable rate mortgages held in a lender's portfolio rather than sold on the secondary market, offering more flexible terms.
Non-QM mortgages that use a CPA-prepared profit and loss statement to verify income for self-employed borrowers.
Home loans with interest rates that adjust periodically based on market conditions after an initial fixed-rate period.
Specialized mortgage programs designed to support homeownership in underserved communities with flexible qualification criteria.
Mortgages that meet the guidelines and loan limits set by Fannie Mae and Freddie Mac for secondary market purchase.
Financing for building a new home or making major renovations, typically converting to a permanent mortgage upon completion.
Traditional mortgage financing not backed by a government agency, offering flexible terms and competitive rates for qualified borrowers.
Innovative loan products that leverage projected home equity growth to provide favorable financing terms.
Government-insured mortgages from the Federal Housing Administration with low down payments and flexible credit requirements.
A revolving line of credit secured by your home equity that allows you to borrow funds as needed during a draw period.
A fixed-rate second mortgage that provides a lump sum of cash by borrowing against the equity built in your home.
Mortgages that exceed the conforming loan limits set by the FHFA, designed for financing high-value luxury properties.
Loans for homeowners aged 62 and older that convert home equity into cash without requiring monthly mortgage payments.
Government-backed zero down payment mortgages for eligible rural and suburban homebuyers who meet income limits.
Government-guaranteed mortgages for eligible veterans, active-duty service members, and surviving spouses with zero down payment.