Win-Win Mortgage®

(Principal & Interest)

Gift Mortgage®

(Interest-Only)

Optional Loan Servicing

Caregiver Mortgage®

(Reverse Mortgage)

Win-Win Mortgage ® (Principal & Interest)

Our Win-Win Mortgage ® is designed to help Lenders earn a better return than comparable safe investments, like, CDs or savings bonds, while providing Borrowers with a lower interest rate than otherwise offered by the banks. Borrowers save thousands in origination fees and interest — and money is kept in the family!

  • Amortized, Secured Promissory Note and Payment Schedule
  • Registered Mortgage, Deed of Trust, Security Deed & Legal Property Description
  • To purchase a home, refinance a home, renovate a home, or borrow home equity
  • Optional Loan Servicing, IRS 1098 & INT-1099 Tax Reporting
One-Time Setup Fee
Loan Size Price
$1,000,000+ $2,100
$501,000 – $1,000,000 $1,725
$301,000 – $500,000 $1,425
$201,000 – $300,000 $1,075
$101,000 – $200,000 $875
$1 – $100,000 $725

Gift Mortgage ® (Interest-Only)

Our Gift Mortgage ® is simply an interest-only loan. Some clients use the interest-only loan as an easy framework to manage annual gifting. With a low interest loan at the IRS Applicable Federal Rate (AFR), Lenders may choose to annually transfer wealth up to the IRS $14K per person limit. This framework can help clients keep money in their family while minimizing federal gift tax or imputed interest consequences.

  • Interest-Only, Secured Promissory Note & Payment Schedule
  • Registered Mortgage, Deed of Trust, Security Deed & Legal Property Description
  • Great for managed generational wealth transfer
  • Optional Loan Servicing, IRS 1098 & INT-1099 Tax Reporting
One-Time Setup Fee
Loan Size Price
$1,000,000+ $2,100
$501,000 – $1,000,000 $1,725
$301,000 – $500,000 $1,425
$201,000 – $300,000 $1,075
$101,000 – $200,000 $875
$1 – $100,000 $725

Optional Loan Servicing

Use our optional Family Mortgage loan servicing program, powered by FCI Lender Services, Inc., to set clear expectations, protect your relationship, and generate accurate year-end tax forms.

  • Email payment reminders & monthly statements
  • Electronic payment processing & no pre-payment penalties
  • Payoff Statement Preparation
  • Lien Release preparation & filing*
  • Annual IRS Tax Forms: Borrower 1098 | Lender INT-1099

The monthly servicing for family mortgage loans up to $400k is $15 per month.

The monthly servicing fee for loans over $400K up to $1M is an additional $10/month per $100K:

$500K = $25 | $600K = $35

$700K = $45 | $800K = $55

$900K = $65 | $1M = $75

Loans over $1M, add $20/month, per million:

$1.5M = $95 per month | $2.5M = $115 per month

If the Borrower elects to pay the monthly Loan Servicing fee, it is collected electronically along with the Borrower’s monthly loan payment. If the Lender elects to pay the monthly Loan Servicing fee, it is withheld from the monthly loan payment credited to the Lender’s designated bank account.

FCI Lender Services can also collect and hold the Borrower’s monthly property tax / insurance proceeds in a trust account and disburse the scheduled payments to the respective authorities when due. There is a one-time escrow analysis fee of $175 for this account upgrade and a $17.50 monthly fee above and beyond the standard monthly Loans Servicing fees as outlined above.

*Once a loan has been satisfied, FCI Lender Services, can prepare and file the lien release as part of closing out your family’s Loan Servicing account (with the exception of properties located in Colorado.)

About FCI Lender Services, Inc.

Since launching in 2010, our exclusive Loan Servicing partner has been FCI Lender Services, based in Anaheim Hills, California. When requested, your National Family Mortgage ® document package will also include Setup Forms for our optional Loan Servicing platform powered by FCI Lender Services.

As a leading, Dodd-Frank Act compliant, US mortgage loan servicing company, FCI Lender Services has been in business since 1982, with over $5 Billion in loan volume currently under management. In addition to supporting National Family Mortgage ® clients, FCI Lender Services also manages mortgage loan servicing for dozens of Banks, Credit Unions, Investment Firms, and Hedge Funds, Pension Funds, and Insurance Funds. FCI is a top rated “Special Servicer”, with the highest industry rating available from MorningStar, Inc., the mortgage servicing rating company located in New York City.

FCI Lender Services is fully compliant with all state mortgage loan servicing regulations and all national loan servicing rules impacting both lenders and servicers under the Dodd-Frank Act, as enforced by the Consumer Financial Protection Bureau (CFPB). FCI’s comprehensive licensing information can be verified on the National Mortgage Licensing System’s (NMLS) consumer access website: https://www.nmlsconsumeraccess.org

Future Modifications to the Loan Documents – $150 Per Modification**

Upon request, National Family Mortgage ® can assist with the following three loan Modifications for existing clients:

(1) Formal Interest-Rate Modification to Promissory Note.
Please note, conservative tax professionals discourage Interest-Rate reductions (Modifications) on Family loans. In short, Lenders who grant their Borrower a rate reduction as the IRS Applicable Federal Rates fall, arguably make a reportable lump-sum financial gift of the Borrower’s total interest savings recognized over the life of the loan. Please consult your trusted tax advisor before reducing the rate on your loan.

(2) Formal Re-amortization of Borrower Payment Schedule Following Large Principal Pay-Down.

(3) Formal Conversion of Amortized Promissory Note to Interest-Only Promissory Note or Vice Versa.

**Once your loan has been activated for servicing, should you wish to amend any basic loan terms, including the implementation of the Modifications described above, FCI charges a $55 administrative fee to reset the loan. If for any reasons you decide to cancel your Loan Servicing account and manage your loan on your own, there is a $90 Loan Servicing cancellation fee.

Knowledgeable and friendly customer service representatives are available Monday thru Friday, 8AM – 5PM PST to answer your questions and respond to your requests to make any changes or account updates.

Caregiver Mortgage ® (Reverse Mortgage) - $2,500

Our Caregiver Mortgage ® is a secured line of credit funded by the relatives of a retired homeowner. It allows the homeowner to receive tax-free cash borrowed against their home equity, knowing that their own family – not an institution – is building equity in their home. It offers may of the features and benefits that attract people to reverse mortgages, but without the costs and restrictions.

  • Secured Line of Credit Promissory Note
  • Registered Mortgage, Deed of Trust, or Security Deed
  • Joint Lender Agreement, Basic Property Report (Lien Search), Electronic Property Valuation
  • Loan Tracking and Annual Tax Reports
  • Supports multiple households (like, adult siblings) who wish to crowd fund the credit line

Setup Details: Four Easy Steps

Structure the Loan

Either the Lender or Borrower may initiate the online setup process, with the following exceptions:

(1) If the Borrower’s subject property is in Kentucky, Maryland, Pennsylvania, or Virginia, then the Borrower must submit our online Application and submit our one-time setup fee.

(2) If the Lender lives in North Carolina, then the Borrower must submit our online Application and submit our one-time setup fee.

Please be sure to review our company Standards, as found on Page 5 of each Family Mortgage Guide, as not all products are offered in all states.

The family should be prepared to provide:

  • (A) Lender and Borrower contact information: Names, addresses, email addresses, phone numbers
  • (B) Subject property details: Property address, name of current owner of record, name of condo association if applicable
  • (C) Family Mortgage loan details: Loan amount, loan disbursement date, interest rate, payment term, late fee, lien position (1st, 2nd, or 3rd mortgage)
  • (D) Secure credit card payment information

Document the Loan

Within one business day of receiving the online Application, a Family Mortgage Advisor will call the family and their financial advisor to confirm the details of of loan. Within seven business days of receiving the online Application, we will email both parties their customized, state specific mortgage documents for review and approval.

Promissory Note: The Promissory Note establishes the legal debt between the parties and records how the debt is going to be repaid.

Mortgage / Deed of Trust / Security Deed: This is the legal security instrument through which the Borrower offers their property as collateral to the Lender in exchange for the loan. Attached to the Mortgage / Deed of Trust / Security Deed is the legal description of the property that we will obtain from the County authority where the subject property is located.

We will also include setup forms for our optional Family Mortgage loan servicing program.

When they’re ready, the Lender may disburse purchase funds directly to the Borrower’s closing attorney, title company, or escrow company that will conduct the real estate settlement.

For a refinance transaction, the Lender may disburse payoff funds directly to the Borrower’s current lien holder, per their instructions.

For other loans, the Lender may disburse funds directly to the Borrower.

National Family Mortgage ® does not disburse funds.

Register the Loan

For purchase loans, National Family Mortgage ® will coordinate the government registration of the loan with the Borrower’s closing attorney, title company, or escrow company. For other transactions, the family should return their original, notarized documents to National Family Mortgage ® for legal public recording at the appropriate government authority. This will allow the Borrower to legally deduct their mortgage interest payments from their federal tax return — just like with a bank mortgage.

*Please note, in addition to National Family Mortgage’s ® one-time fee for service, the following states require mortgage taxes must be paid at the time of County recording: Alabama, Florida, Hawaii, Georgia, Minnesota, New York, Oklahoma, Virginia, Tennessee

If the subject property is in one of the states listed above, please refer to the appropriate Family Mortgage Guide for more information about these taxes.

Manage the Loan

Use our optional Family Mortgage loan servicing program, powered by FCI Lender Services, Inc., to set clear expectations, protect relationships, and generate year-end tax forms.

  • Monthly payment reminders and statement
  • Electronic payment processing and online account access
  • IRS 1098 and INT-1099 tax reporting
  • Toll-free customer support

Setup Details: Four Easy Steps

Structure the Loan

Either the Lender or Borrower may initiate the online setup process, with the following exception:

(1) If the Borrower’s subject property is in Pennsylvania then the Borrower must submit our online Application and submit our one-time setup fee.

(2) If the Lender lives in North Carolina, then the Borrower must submit our online Application and submit our one-time setup fee.

Please be prepared to provide:

  • (A) Lender and Borrower contact information: Names, addresses, email addresses, phone numbers
  • (B) Subject property details: Property address, name of current owner of record, name of condo association if applicable
  • (C) Family Mortgage loan details: Loan amount, loan disbursement date, interest rate, payment term, late fee, lien position (1st, 2nd, or 3rd mortgage)
  • (D) Secure credit card payment information

You set your loan terms, but within our Standards.

Document the Loan

Within one business day of receiving the online Application, a Family Mortgage Advisor will call the family or financial advisor to confirm the details of the loan. Within seven business days of receiving the online application, we will email the family their customized, state specific mortgage documents for approval and notarized signature. The document package will also include an open lien search and an electronic valuation of the Borrower’s property.

Promissory Note: The promissory note establishes the legal debt between the parties and records how the debt is going to be repaid.

Joint Lender Agreement: In the event the loan includes multiple Lenders (households), this agreement will record the individual rights and credit-line of each lender. The individual credit-lines collectively comprise the total loan amount.

Mortgage / Deed of Trust / Security Deed: This is the legal security instrument through which the Borrower offers their property as collateral to the Lender in exchange for the loan. Attached to the Mortgage / Deed of Trust / Security Deed is the legal description of the property that we will obtain from the County authority where the subject property is located.

When they’re ready, on the agreed upon loan issue date, the Lender may begin disbursing funds directly to the Borrower.

National Family Mortgage ® does not disburse funds.

Register the Loan

The family should return the original, notarized documents to National Family Mortgage ® for legal public recording at the appropriate government authority. You can rest assured that the Lender’s investment is protected with a registered mortgage lien.

Please note, in addition to National Family Mortgage’s ® one-time fee for service, the state of Florida requires a mortgage tax must be paid at the time of County recording.

It is the client’s responsibility to pay this additional tax. We will include an invoice for any required recording taxes when we email the parties their document package for review and approval. We will instruct them to include a check for any applicable taxes when they return your document package to us for proper recording.

Florida Mortgage Recording Taxes:

Intangible Tax: $0.20/$100

Documentary Stamp Tax: $0.35/$100

Manage the Loan

Our Caregiver Mortgage ® platform ensures expectations are clear, relationships are protected, and year-end tax reporting is simple.

  • Individual and group reports
  • Annotate disbursements
  • Upload and attach images and receipts
  • Individual annual tax reports
  • Federal Patent No. US D788,142 S