I own a house in Seneca South Carolina. The home is free and clear and need a hard money loan fast using it as collateral!

Afternoon Beth,I run the Charleston, SC Branch of United Mortgage, a residential mortgage bank. If you don't mind me asking, why would you choose the Hard Money route ? I can be reached directly at 631-384-1070 or mrappaport@unitedmortgage.com

The best advice I can give you is to contact a LOCAL mortgage broker and apply with them. Once they see your complete loan profile, they will be better equipped to advise you properly. It's possible there are lending programs you could qualify for that don't require hard money, but until someone looks at your complete profile, it's hard to say for sure. Also, by applying with your LOCAL Broker, you have an advantage because he's familiar with local customs and works with many lenders with each one offering a different type of lending program. This is unlike the local bank which typically only has a few lending programs. The more lenders, the more lending options, and the more likely your scenario will be accepted.. Plus, the broker is experienced in seeking out the best loan terms for your particular scenario, and he has lower overhead which typically results in lower rates and fees than most of the larger lenders.. I'm a Broker here in Scottsdale AZ and I only lend in Arizona. If you or someone you know is looking for financing options, feel free to contact me or pass along my information. William J. Acres, Lender411's number ONE lender in Arizona. 480-287-5714 WilliamAcres.com

Beth, I have to agree with Michael - why go the hard money route? If you have reasonable credit and can document your income there are lots of much better options available to you. Even a home equity loan would be a better option and can probably close very quickly (I don't offer 2nd mortgages or HELOCs). pdumouchel@primelending.com

Contact a local loan officer or two and go over your specific situation with them in detail. As mentioned you may not have to go Hard Money and by doing so you will save a lot of money. However, if you do end up having to go Hard Money because of something specific the local loan officers most likely has one or two places to refer you to. Best wishes, Sean

Hard Money Lender will be the fastest. You can always try and get a hard money loan but ask lender what the points are and how quickly you can refinance. Also rates have gone up a bit but you can also contact an experienced mortgage broker in South Carolina. As long as you state value of you property about 20% or 30% below what the value estimate is you may be able to get an appraisal waiver with Fannie Mae loan. Also having a low loan to value will help with this. Then you could close a loan with a broker in probably 2 weeks as long as you do not need an appraisal. You can call me at 303-955-5606 and I will be happy to discuss this with you further. I am NOT licensed in South Carolina but I can tell you what you need to say to a broker that is licensed for South Carolina.