Settlement funds for a notice to complete, with an indicative answer inside 2 business days.
- An indicative assessment within 2 business days of receiving the contract, the notice and your property details
- Loans from $100K to $10M for commercial property purchases, and investment purchases by companies
- Business owners, companies and commercial property investors buying premises, shops, offices or warehouses
- Covers the balance of the price, a replacement for an approval that will not finish in time, or a gap after a short valuation
- Full-doc (tax returns), low-doc or alt-doc (BAS, bank statements or an accountant's letter instead) and no-doc options, depending on the security
A notice to complete puts a firm date on settlement, and the deposit may be at risk if it is missed. It usually arrives once the settlement date has passed and the money is not ready: the loan approval is still working through conditions, the valuation came in under the price, or funds from another sale have not landed. That is stressful, and there are often finance options that can work to the date. Notice to complete finance is a loan arranged to settle the purchase by the date the notice sets. It can replace an approval that will not finish, or fund part of the price. Joseph Farhat and his team can tell you quickly which lenders can work to your date, and what each one will need from you to get there.
Who we can help access finance
- Business owners buying their own premises whose loan approval is still waiting on conditions when the settlement date passes.
- Investors buying a shop, office or warehouse where the valuation came in below the contract price, leaving a gap to fund.
- Buyers relying on money from another sale or a refinance that has not settled in time for this purchase.
- Companies buying investment property whose company documents are taking longer to assemble than the contract allowed.
- Self-employed buyers with good equity whose income paperwork does not suit a quick full-doc approval.
- Buyers who have been given a short extension by the vendor and need a lender that can settle within it.
How Notice to Complete Finance Works
A notice to complete is served by one party to a contract on the other once the settlement date has passed. In NSW, the standard contract from the Law Society and REINSW is now the 2026 edition, which replaced the 2022 edition. It uses the 42nd day as the default completion date. Clause 15 allows a party to serve a notice to complete if that party is otherwise entitled to, but the contract does not set the notice period. A period of 14 days is commonly used, because it is generally treated as reasonable. If the buyer does not complete by the date in a valid notice, the vendor can end the contract, keep the deposit up to 10% of the price, and claim any loss on resale or other damages. Victorian contracts often use a 14-day default notice instead, so check your contract.
On the finance side, the valuation usually sets the pace. A lender can often give an indicative answer quickly, but it will not settle until its own valuer has inspected the property and reported. Where the original approval is still working through conditions, a second lender with a shorter process may be able to settle sooner. Joseph Farhat and his team review the notice, the price, your deposit and your security, then go to the lenders among our 90+ bank, non-bank, and specialist panel that can work to your date. For unique scenarios, we can introduce you to private finance options.
Your solicitor or conveyancer comes first. They confirm whether the notice is valid, the exact date it sets, and what the special conditions charge for late completion. We are a finance broker, not a lawyer. Finance supplies the settlement money; what the vendor accepts or does under the contract is a matter for the vendor and the contract. If you are buying a home to live in, or a residential investment property in your own name, that is consumer lending, and our home loans page covers it.
What Lenders Assess for Notice to Complete Finance
Time left on the notice
the days between today and the completion date, and whether a valuation and a settlement booking fit inside them.
The valuation
the lender lends against the figure its valuer reports, which may differ from the price you agreed to pay.
Loan size against value
the loan-to-value ratio (LVR), the loan as a share of the property's value, after your deposit and any other security are counted.
Your contribution
the deposit already paid, the funds held for stamp duty and costs, and where that money is coming from.
Property type and location
standard shops, offices and industrial units in metro areas are quicker to value and fund than specialised or regional property.
Additional security
equity in another property can close a gap where the purchase alone does not support the loan needed.
How a short-term loan ends
if the settlement is funded short term, the lender wants a clear route out, usually a refinance to a longer-term lender or another sale.
The Notice to Complete Finance Process: What to Expect
- Send the notice, the contract and any current approval to Joseph Farhat and his team. You will hear quickly whether the date looks achievable and what it depends on.
- Your solicitor or conveyancer confirms the completion date and any late-completion costs in the special conditions, so everyone works to the same day.
- We take the purchase to the lenders that can value and settle in the time left, and you usually receive an indicative assessment within 2 business days. Each credit enquiry is recorded on your file, so we approach the most suitable lender first.
- The lender books its valuation and issues an approval setting out the rate, LVR, fees and conditions. We go through each condition with you and keep both solicitors updated on timing.
- The loan settles and the purchase completes. Where a short-term loan was used, work on the refinance to a longer-term lender starts straight away.
Indicative Finance Options
| Lender Type | Indicative Rate | Max LVR | Typical Loan Range | Loan Term | Speed to Funding |
|---|---|---|---|---|---|
| Bank | From ~6.75% p.a. | Up to 70% | $250K to $10M | 3 to 15 years | 3 to 8 weeks |
| Non-Bank Lenders | From ~8.5% p.a. | Up to 70% | $100K to $10M | 1 to 30 years | 1 to 3 weeks, depending on the valuation |
| Private Finance | From ~1.2% per month | Up to 70% | $100K to $10M | 1 to 24 months | Available for unique scenarios |
Indicative figures only. Actual rates and terms depend on your project, financial position, property location, and lender assessment at the time of application. Rates are subject to change.
Why borrowers choose Settled With Joe for notice to complete finance
We represent you, not the lender
Joseph Farhat and his team act for you from the day the notice arrives until the purchase settles.
We start from the completion date
every step, from the valuation booking to the settlement booking, is planned back from the date in the notice.
We know which lenders can value quickly
valuer availability differs by lender and by location, and choosing well shortens the path to settlement.
A short valuation still has options
extra security, a larger contribution or a short-term loan may close the gap, and we lay out the cost of each.
One conversation, not several applications
each credit enquiry is recorded on your file, so the first lender approached should be one that fits.
90+ lenders on one panel
bank, non-bank, and specialist, so a purchase with time and clean financials can go to a bank at a sharper rate, and a tight date still has routes.
We work alongside your solicitor
they handle the contract and the notice, we handle the lender, and both sides share one timeline.
Private finance for unique scenarios
where bank and non-bank lenders are not the right fit, we can introduce you to private finance options.
Usually no direct cost to you
as a broker we are typically paid by the lender on settlement.
An honest answer early
if the notice gives you days rather than weeks, tell us early and we will tell you what is realistically achievable.
Frequently asked questions
What is notice to complete finance?
Notice to complete finance is a loan arranged to settle a property purchase after the vendor has served a notice to complete. It funds the balance of the price by the date the notice sets. It may be a standard purchase loan from a lender that can settle in time, a replacement for an approval that will not finish, or a short-term loan refinanced later. On this page it covers commercial property purchases by business owners, companies and investors, and investment purchases by companies.
How long do I have after a notice to complete is served?
The notice itself states the date. In NSW, the standard contract does not set the notice period, and 14 days is commonly used because it is generally treated as reasonable. Your contract may say something different in its special conditions. In Victoria, contracts often use a 14-day default notice, so check your contract. Your solicitor or conveyancer can confirm the exact date and whether the notice is valid. Send us the notice on the day it arrives, because valuation booking time comes out of the same days.
Can finance be approved inside the notice period?
Often, yes, but it depends on the property, the valuation and the time left. An indicative assessment usually comes within 2 business days once we have the contract, the notice and your details. Formal approval then waits on the valuation, which is usually the longest step. Standard commercial property in a metro area is generally quicker to value than specialised or regional property. No lender can promise a settlement date, so Joseph Farhat and his team will tell you honestly whether your date looks achievable before you apply.
What extra costs apply if settlement is late?
That depends on your contract. The printed NSW standard contract does not include a late-completion interest clause, so any penalty or late-settlement interest comes from the special conditions. Victorian contracts generally charge interest when settlement runs past the due date, so check your contract for the rate. There may also be extra legal fees and a rebooked settlement, plus lending costs such as valuation and establishment fees. Your solicitor can work out the contract costs, and we will set out the lending costs before you proceed.
What if the valuation comes in short?
A short valuation means the lender will advance less than you planned, and the difference has to be found before settlement. Common ways to close it are a larger cash contribution, equity in another property offered as extra security, or a short-term second loan. A caveat loan, a short-term loan secured by a caveat (a registered claim) on the title of property you already own, can sometimes cover a small gap quickly. We will show you the cost and timeline of each side by side.
Can I get notice to complete finance with low-doc or no-doc?
In many cases. Non-bank lenders on the panel assess low-doc or alt-doc applications on BAS, bank statements or an accountant's letter, and some commercial lenders consider no-doc loans at a lower LVR. Less documentation usually means a higher rate and a smaller loan against the property. Full financials give access to sharper pricing but take longer to assemble, which matters with a firm date. Joseph Farhat and his team will set out both paths against the time you have.
Do you work with borrowers with bad credit?
Yes, we do. A default, arrears or a judgment on your file does not rule out finance for a notice to complete, and we will not make you feel uncomfortable raising it. Most listings come from a stretch of time that did not go to plan, and they say little about the property you are buying or the deposit you have already paid. Several lenders on our panel give the security and your contribution more weight than the credit file, and price for the risk instead of declining it. Tell us at the first call, so the first lender approached is one that suits and no extra enquiries go on your file. Joseph Farhat and his team will tell you honestly what is achievable before you apply anywhere.
Why work with Settled With Joe to arrange your notice to complete finance?
You make one call and we approach the lenders, rather than you sending applications out one by one with the clock running. Most of the people we help after a notice to complete are business owners, company directors and investors whose purchase slipped for an ordinary reason: an approval still working through conditions, a valuation below the price, or funds from another sale that have not arrived. There is no judgement in that conversation. What matters to a lender is the property, the valuation, your contribution and the days left. With 90+ bank, non-bank, and specialist lenders on the panel, a purchase with clean financials and enough time may suit a bank at a sharper rate, and a date that is days away still has other routes. We are based in Sydney and help buyers in every state. Joseph Farhat and his team will tell you early and honestly whether your completion date can be met.
Do you give financial advice?
No. We do not guide you on your finances, nor give financial advice. We focus on outcomes and solutions of presenting your unique scenario to the right lender so you can access funding in a timely and compliant manner.
Do you help with notice to complete finance outside Sydney?
Yes. Settled With Joe is based in Sydney and arranges notice to complete finance Australia-wide, covering both metro and regional areas. We work with clients in Sydney, Melbourne, Brisbane, Perth, Adelaide, and Canberra, as well as regional areas including Newcastle, Wollongong, Geelong, Gold Coast, Sunshine Coast, and Toowoomba. Notice rules differ between state contracts, and valuer availability in regional areas can affect timing. Joseph Farhat and his team will identify which lenders on the panel can work to your completion date.
