Caveat Loans
When the money is needed in days, not weeks. Caveat loans are the fastest form of property-secured business funding — settlement is possible within days because the lender lodges a caveat rather than waiting on a full registered mortgage.
Key Features
Settle in Days
Caveat security can be lodged fast, so urgent deadlines are achievable
From $250k Net
Facilities from $250,000 net funds through to multi-million positions
Short, Sharp Terms
Typically 1 to 12 months — designed to be repaid, not held
Equity, Not Financials
Assessed on property equity and exit, not tax returns
Recently Funded Deals
See what's possible with the right finance solution
*Based on real deals settled by Andorra Private. Details may be generalised for confidentiality.
Unregistered MIS — Industrial Warehouse Portfolio
The Scenario
A property syndicate structured as an unregistered managed investment scheme sought finance to acquire a portfolio of large industrial warehouses in regional Victoria.
The Challenge
The syndicate required non-recourse lending with no directors guarantees — a structure many lenders are unfamiliar with. Loan documentation needed to reflect the MIS trust structure correctly, requiring coordination between the client, their solicitor, and the bank's solicitor.
The Solution
We identified a major bank willing to provide a lease-doc facility on a non-recourse basis. We then worked closely with all parties — the client, their legal counsel, and the bank's solicitors — to ensure the loan contracts correctly reflected the trust structure and that no personal guarantees were required.
The Outcome
The facility was successfully arranged with a major bank. The syndicate acquired the warehouse portfolio with no directors guarantees, and all loan documentation was executed correctly on the first pass.
Non-Recourse
Structure
None
Guarantees
Lease-Doc
Facility Type
Major Bank
Lender
Client Testimonials
Hear from our satisfied clients
“Nick as a broker is part of my dream team for not only residential but especially commercial lending and has been nothing short of brilliant! Always calm under pressure and gets the job done. Very proactive and knowledge far superior to other brokers I've worked with. He's also got another option up his sleeve to ensure you achieve your goals. Absolutely no hesitation in recommending Nick for all things finance. Do yourself a favour and have a preliminary chat with Nick.”
Rachael
Commercial Lending
“Nick is an absolute gun at his job. I've been through many brokers over the years, and he is by far the best I've worked with. His knowledge in the commercial space is second to none, and the way he handles the process is completely seamless.”
P
Commercial Finance
“Nick is super professional and highly competent in his craft. He guided me with credible lending options and advice during my commercial property purchase journey. Highly recommended.”
ADS Rawal
Commercial Property
Ready to discuss your options? Get a response within 24 hours.
Start ApplicationWhat a Caveat Loan Is — and Is Not
A caveat loan is short-term business funding secured by a caveat lodged on the title of property you own. Because a caveat can be lodged far faster than a registered mortgage, funds can move in days — which is why caveat loans exist for genuinely urgent situations: a settlement about to fail, an ATO deadline, a supplier who will not wait.
It is also the most expensive way to borrow against property, and the sector has its share of sharp operators. We arrange caveat funding only where the timeline genuinely demands it, from lenders whose terms we have scrutinised — and we will tell you plainly when a slightly slower first or second mortgage would leave you thousands of dollars better off.
How We Arrange It
You tell us the property, the amount, and the exit. We confirm the equity position, match the deal to a caveat lender on our panel, and manage it through to funding — often within 2 to 5 business days of instruction, subject to the lender and legal process.
All caveat lending we arrange is for business or investment purposes, with a minimum of $250,000 in net funds. A clear, dated exit — a sale, a refinance, or a defined receipt of funds — is the first thing any lender will test, so it is the first thing we will ask you for.
Discuss Your Caveat Loans Needs
Our team specializes in finding the right lending solution for your unique situation. Get expert advice today.
Frequently Asked Questions
Important — Private Lending Risk Disclosure
Private lending and short-term secured finance involves risks that differ from standard bank lending. Please read this notice carefully before proceeding.
Fees: Brokerage fees become payable upon your signing of the letter of offer. At our discretion, we may allow deferral of payment until settlement — but this does not waive or reduce the obligation to pay. Commitment fees, valuation fees, legal fees, and other costs may be incurred from engagement and are payable regardless of whether the facility proceeds to settlement.
Security interests: Lenders will register a mortgage or caveat over the secured property as a condition of approval. Andorra Private, as your broker, may also hold a registered security interest over the property for unpaid broker fees. These interests remain registered until the loan is settled or all outstanding fees are paid.
We strongly recommend you obtain independent legal and financial advice before signing any loan or fee documents.
Ready to Get Started?
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