Caveat Loans
in Australia
Dark Horse Financial arranges caveat loans for Australian property owners and business owners who need cash fast. A caveat loan is short-term finance secured by lodging a caveat on your property title, giving the lender a temporary claim over the asset while funds are released. Working across a panel of bank and non-bank lenders, we match you with an option suited to your timeframe and exit strategy.
How to Apply for Caveat Loans
Four straightforward steps from enquiry to funds released against your property.
Contact Our Team
Submit a quick enquiry or call us directly. We'll ask about your property, your timeframe and how much you need.
Contact Us →Submit Your Application
Provide your property and business details. We match your circumstances to caveat loan and private lenders who can move quickly.
Start Application →Sign Electronically
Review your offer and sign your loan and caveat documents online. We recommend reviewing them with your solicitor first.
Sign Documents →Access Your Funds
Once the caveat is lodged and conditions are met, funds are released. Straightforward applications are typically approved within 24–48 hrs, with funds following shortly after.
Get Funded →Rated by Our Clients on Google
How Caveat Loan Works
A caveat loan is a short-term loan secured by lodging a caveat on your property title, rather than a registered mortgage. The caveat gives the lender a legal interest in the property until the loan is repaid, usually within weeks to a few months, not years. Unlike a full mortgage, a caveat loan doesn't need to sit in first position; many lenders will accept a second or third caveat behind an existing mortgage, making it a fast alternative when a full second mortgage or refinance would take too long. Read more about private lending in Australia.
Secured by a caveat, not a mortgage
A caveat is lodged on your property title instead of a full mortgage, giving the lender a legal interest without disturbing your existing loan.
Fast, short-term facility
Caveat loans are designed to settle quickly and are typically repaid within weeks to a few months: bridging finance, not a long-term loan.
Short-term and specific-use
This is a specialist product for a defined purpose, not a fit for every borrower. It suits short, clearly-scoped funding needs with a clear exit plan.
What Can You Use Caveat Loans For?
Caveat loans work best where speed matters more than a low rate. Common uses include:
Bridging finance while you wait to sell a property
Paying out an urgent ATO or creditor debt before further action is taken
Covering a settlement shortfall on a property purchase
Funding a time-critical business opportunity or stock purchase
Completing a development ahead of refinance or sale
Accessing equity quickly without waiting on a full mortgage refinance
Caveat Loans vs. Second Mortgages
Both are secured against your property, but they work quite differently. Here's how they compare, side by side.
Is My Business Eligible for a Caveat Loan?
Eligibility comes down more to your property and exit strategy than a perfect credit file. Lenders typically look at:
- You own real property (residential, commercial or industrial) with enough equity to secure the loan
- You have a clear, realistic exit strategy: sale, refinance, or another source of repayment
- The funds are for a legitimate business purpose only
- Existing mortgages or caveats already on the title: some private lenders can work behind them, while others may prefer to pay them out and consolidate everything into the one loan
- Companies and trusts can apply; individuals cannot apply directly, and you don't need a long trading history
Interest Rates and Fees for Caveat Loans
Caveat loans typically carry higher interest rates and fees than a standard mortgage, reflecting the speed and short-term nature of the facility. There's no single headline rate. Cost depends on a combination of factors.
- Loan-to-value ratio (LVR) against the property
- Loan term and expected exit timeframe
- Property type and location
- Establishment, legal and exit fees charged by the lender
Compare Your Options
Talk to a specialist about the real cost of a caveat loan for your situation before you apply.
Get a Free Assessment →Caveat Loans Success Stories
Real Businesses, Fast Outcomes
We've helped Australian property owners and business owners arrange fast, secured finance when timing mattered most. Explore our case studies to see how Dark Horse has helped businesses like yours.
See All Case Studies →Why Choose Dark Horse Financial?
Broad Lender Access
Access to 100+ bank and non-bank lenders, including specialist private lenders who can move quickly on caveat loans.
Speed-Focused Brokering
We prioritise lenders that can typically approve caveat loans within 24–48 hours for straightforward applications, with settlement following shortly after.
Flexible Security
We arrange caveat loans that sit behind an existing mortgage, so you don't need to refinance your whole loan.
Established & Proven
Trusted by Australian property owners and businesses since 2013.
Specialist Expertise
Led by a working capital and secured lending specialist with nearly 15 years' experience.
No-Obligation Assessment
A free initial assessment, with no obligation to proceed.
Frequently Asked Questions
Common questions about caveat loans, answered directly.