Trésorerie de mobilisation du patrimoine immobilier

Dans le cas d’un patrimoine immobilier immobilisé, même en l’absence de revenus ou de revenus faibles, nous pouvons mettre en place un crédit hypothécaire jusqu’à 60/70% de la valeur expertisée des biens immobiliers. Les fonds, placés sur un support sécuritaire, seront partagés : une partie sera nantie à la banque, l’autre partie fera l’objet de prélèvements mensuels comprenant l’échéance du prêt + un versement complémentaire pour augmenter les ressources.

Ouverture de compte courant hypothécaire

Sur des garanties hypothécaires nous pouvons générer une trésorerie qui peut être utilisée pour faire un apport à une entreprise en capital ou c/c, ou pour régler des dettes fiscales, sociales etc.. (à partir de : 250 k€)

Partenariat financier

Un apport supplémentaire de fonds propres par un investisseur externe peut être décisif pour la mise en place d’un financement (entreprise, immobilier..). La rémunération recherchée par l’investisseur sera élevée (8% à 15% l’an suivant le risque) mais le coût moyen (donc y-compris le coût du crédit au pro-rata) reste raisonnable et en tous cas bien inférieur à la rentabilité du projet.
Le recours aux obligations convertibles (O.C.) ou au prêt participatif permet d’éviter une participation directe au capital, moyennant le versement d’une prime. Sont investisseurs suivant la taille du projet et le secteur concerné, des particuliers investisseurs « dormants », ou managers actifs, des sociétés financières privées, des investisseurs institutionnels et bancaires, des fonds de pension étrangers.

Réméré

La faculté de rachat ou de réméré (Article 1659 et suivants du Code Civil) permet de répondre à des situations particulières (difficultés à emprunter etc..) en mobilisant jusqu’à 50% d’un bien vendu, avec la faculté pour le vendeur de le reprendre à tout moment moyennant la restitution du prix principal (+ les frais) pendant un laps de temps n’excédant pas la durée stipulée (au maximum 5 ans).
Cette technique, ainsi que d’autres techniques de portage financier, peuvent être mises en oeuvre pour vos clients professionnels (uniquement), avec les investisseurs précités.

Valeur résiduelle

Nous pouvons dans certains cas reporter l’amortissement de l’emprunt en introduisant une valeur résiduelle en fin de contrat de prêt jusquà 50% du nominal prêté, ce qui permettra à vos clients de financer l’immobilier locatif avec des loyers réduits ou en réduisant l’apport personnel au maximum.

Trésorerie pour investissement immobilier

Les taux particulièrement bas par rapport aux rendements locatifs actuels permettent, par effet de levier sur le patrimoine locatif, de générer une trésorerie additionnelle, qui sera utilisée pour de nouveaux investissements locatifs. La capacité de l’emprunteur se trouve donc immédiatement majorée. Si l’emprunteur répète ce type d’opérations, il est aisé de comprendre qu’il peut augmenter son patrimoine rapidement.

Plan de continuation

L’émission de TSR par une grande signature, donc parfaitement liquides, permet d’assurer à 100% l’obtention d’un plan de continuation pour une société en RJ, mais structurellement viable, en payant 100% du passif à terme et en offrant une sortie aux créanciers sur des durées plus courtes avec une décote sur le nominal des TSR (passif global minimum : 10 M€)

Rachat de créances

Toutes les entreprises et les banques possèdent des créances non performantes entièrement provisionnées. Des blocs de créances de cette nature peuvent être repris pour 1 € avec rétrocession au cédant de 50% des montants récupérés (minimum : 2 M€ nominal).

Prêt de restructuration globale avec franchise de remboursement du capital

Nous pouvons mettre en place, sous certaines conditions, le refinancement de dettes existantes, à hauteur de 50% à 70% des garanties immobilières apportées, avec une période de franchise de remboursement du capital pouvant aller jusqu’à 15 ans. Cette période est suivie d’une période d’amortissement du capital d’une durée pouvant aller également jusqu’à 15 ans (montants : de 300 k€ à 10 M€).

Prêt participatif

Nous pouvons mettre en place sous certaines conditions un prêt couvrant les besoins de fonds pour le développement de l’entreprise (croissance externe, investissements corporels et incorporels, BFR etc..), jusqu’à 7 ans, assorti d’une période de franchise d’amortissement de capital de 2 ans (à partir de 500 k€ jusqu’à 10 M€).

Emprunt in fine

L’emprunt amortissable est pénalisant en fiscalité revenus fonciers, car la charge d’intérêts décroît régulièrement – donc la fiscalité augmente – au fur et à mesure du remboursement. L’intérêt du remboursement in fine n’est plus à démontrer, permettant d’optimiser à la fois la fiscalité sur les revenus fonciers et la fiscalité de l’épargne (assurance-vie). Nous pouvons refinancer les prêts amortissables de vos clients et les transformer en prêts in fine.

La ligne de crédit synthétique

Cette technique permet de réduire le taux d’intérêt de financements euros existants en profitant des nouvelles opportunités de marché (à partir de : 1 M€).

Rachat de sociétés immobilières à l’IS avec déficits

Les investisseurs précités rachètent toutes sociétés immobilières à l’IS possédant des déficits fiscaux.

 

Rachat de sociétés immobilières à l’IS

Nous pouvons mettre en place le financement du rachat des titres de SA, SARL ou SCI à l’IS possédant des immeubles, sans garantie externe.

Lease back (cession bail)

Cette technique permet de générer une trésorerie pour l’entreprise sur les biens immobilisés à l’actif du bilan (bureaux, murs commerciaux ou industriels, équipements, machines etc..) (à partir d’un montant de 500 k€).

Cession d’usufruit temporaire

La cession d’usufruit temporaire à une société (IR ou IS) permet de réduire l’ISF du cédant, de bénéficier du régime BIC sur les revenus, et procure des disponibilités qui peuvent être placées sur un support d’assurance vie. Nous pouvons mettre en place ce type de financement à partir de 1 M€.

Revolving marchand de biens

La plupart des banques rechignent à mettre en place des lignes revolving non affectées aux marchand de biens, comme avant la crise. Nous pouvons mettre en place de telles lignes pour vos clients. Nous pouvons également mettre en place des lignes de trésorerie adossée sur des garanties hypothécaires et des loyers et/ou des contrats de capitalisation assurance vie, permettant d’obtenir des taux compétitifs.

 

Titrisation de créances

Vos entreprises clientes peuvent désormais céder leur poste client à un FCC et disposer à des conditions très intéressantes (70 à 90 pts de base) d’une liquidité immédiate, suite aux assouplissements de la réglementation sur les FCC (Fonds communs de créances) (à partir de 1 M€).

Les assouplissements sont notamment la faculté d’acquérir des créances à tout moment nécessitée par la maturité courte des créances commerciales, la suppression de l’information des débiteurs cédés afin de ne pas affecter la relation commerciale, la possibilité de céder les créances à l’unité, la possibilité de céder des créances futures, les cessions opposables aux tiers nonobstant la mise en RJ du cédant, et enfin la possibilité pour le fonds d’émettre tous types de créances négociables donc amélioration du marché secondaire).

Fiducie

La fiducie permet aux personnes morales et physiques, en toute neutralité fiscale et moyennant des frais identiques aux sûretés hypothécaires (publicité foncière et salaire du conservateur), la mobilisation financière d’un patrimoine immobilier auprès des banques, dans un cadre de grande liberté contractuelle. Aucune plus value n’est extériorisée, tant à l’entrée (apport à la VNC) qu’à la sortie de la fiducie, si le constituant retrouve la propriété des biens. Le patrimoine est à l’abri de toutes vicissitudes susceptibles d’affecter le constituant, qui peut continuer à avoir la jouissance des biens. Nous pouvons mettre en place des prêts adossés sur ce type de véhicule à partir de 2 M€.

Une autre application de la fiducie, dans le domaine des entreprises en difficulté, est en cours d’agrément à l’AMF. Elle concerne la gestion pour le compte des banquiers de leurs créances converties en capital et apportées à une fiducie par des fonds spécialisés. L’entreprise voit son bas de bilan largement réduit et ses fonds propres renforcés grâce à la conversion en capital. Les banquiers, qui n’assument plus les risques liés à la gestion d’une position en capital, peuvent répondre favorable au traitement des créances sur un débiteur en difficulté. Nous pouvons mettre en place ce type de véhicule à partir de 3 M€ de créances bancaires.

Financements obligataires

Vos entreprises clientes peuvent émettre des obligations à long terme, qui sont acquises par un FCC (Fonds communs de créances) lequel a vocation à se refinancer sur les marchés. Les taux sont plus élevés que le marché bancaire (de l’ordre de Euribor 3 mois + 5% sur 10 ans) mais reste plus attractif que des obligations convertibles en cas de conversion, ou qu’un financement purement bancaire car il autorise des franchises d’amortissement importantes (jusqu’à 5 ans) et il est considéré comme des quasi fonds propres par les banques. Nous pouvons mettre en place ce type de financement à partir de 1 M€.

Crédits promoteurs, GFA

Nous mettons en place les crédits promoteurs dans toute la France, ainsi que tous types de garanties (GFA), y compris séparément.

 

 

Trésorerie et reclassement de patrimoine

Nous pouvons financer le transfert de la propriété d’un bien du patrimoine immobilier d’une entité à une autre, à l’intérieur du même groupe patrimonial. Cette opération peut aussi générer de la trésorerie (à partir de 500 k€).

Etc..

 

Pour en savoir plus, inscrivez vous (page partenaires) et consultez les fiches confidentielles

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