FAQ

Entity Formation.

This FAQ explains how Beplace forms entities for real estate transactions, how our service differs from retail organizers, and what borrowers, attorneys, brokers, and agents can expect. It covers formation process, collaboration, coverage, pricing, payments, and common scenarios—so you know exactly what’s included, what’s not, and why precision matters.

|General Questions.

Who can engage Beplace for entity formation?
Borrowers—or the members, managers, attorneys, brokers, and agents (including accountants, bookkeepers, and fiduciaries) who act on their behalf.

Does Beplace only form entities, or does it also provide financing execution?
Both. Entity formation is a service line of Beplace, but our primary role is financing execution. We offer formation as a standalone service because it’s the same process we use in our engagements.

Can Beplace step in after an entity has already been formed?
Yes. We can assist if an entity was formed elsewhere but needs to be amended, restructured as an SPE, or brought into alignment with lender requirements.

How does Beplace’s formation service differ from retail organizers?
Retail organizers focus on volume, upsells, and compliance bundles. Beplace forms entities built for real estate—precise, discreet, and lender-ready.

Does Beplace work with both commercial and residential transactions?
Yes. While most of our work is in commercial real estate, we also form entities for residential or general real estate transactions.

Is entity formation with Beplace confidential?
Yes. We apply Privacy by Design, collecting only the minimum details required by law. Information is encrypted, access-controlled, and reused only within your active and future engagements with Beplace where relevant. It is never disclosed or used for unrelated purposes.

|Privacy by Design.

Do most states require personal information in entity filings?
No. Most U.S. jurisdictions do not require personal information in formation filings. Where disclosure is required, we collect only the minimum details mandated by law—nothing more.

How does Beplace protect borrower privacy in states that require disclosure?
We substitute placeholder information wherever legally permissible and never collect or expose unnecessary data. Privacy is preserved to the fullest extent the law allows.

What’s the difference between “minimum details required by law” and what retail organizers collect?
Retail organizers often request far more information than statutes require, storing personal data unnecessarily. Beplace collects only what’s legally mandated, ensuring no surplus information exists to be exposed.

Do you collect personal information?
For our entity formation service, most states do not request personal information in the filing of an entity formation; and no personal information is collected beyond what state law requires. For lender-ready SPEs, we may also collect purpose and restriction language if requested. Payment is processed securely through Stripe; Stripe retains payment records as required by law. While we can access transaction confirmations, we do not capture or link those records to roles or relationships.

When Beplace is engaged for financing execution, personal and transactional information is collected in the ordinary course of financing. Formation data already in our possession may be reused within your engagement where relevant to that financing, so you don't have to provide it twice.

Engagements remain ringfenced: information is never used to solicit, compete, or undermine the professionals who engaged us.

Do you share information with lenders, counterparties, or third parties?
No. Formation details are shared only with our clients. They are never disclosed to counterparties, lenders, or third parties unless explicitly authorized or legally compelled.

Any financing-related information is handled separately under an engagement for financing execution services.

What if someone requests my information?
We never disclose client information voluntarily. Informal requests are categorically refused. If compelled by valid Legal Process (such as subpoena, court order, or other compulsory legal demand), we will comply only to the extent necessary under law and consistent with our Legal Process Policy.

We will notify you and your counsel, unless prohibited by law, and provide you a reasonable opportunity to respond or contest the disclosure.

In emergency situations, Beplace may be required to comply before notice is possible, as allowed under our Legal Process Policy.

What if a court compels disclosure?
For our entity formation service, the only records we maintain are the filing details we submitted to the relevant jurisdiction, invoices or receipts we issued, and Stripe’s payment/transaction records.

We do not track or store members, managers, officers, ownership relationships, or similar internal details beyond what is legally required to file for the formation of the entity.

All disclosures will be limited in scope, in alignment with our Legal Process Policy, and Beplace may seek cost recovery or indemnification for expenses incurred in responding to Legal Process.

For our financing execution services, information is collected and retained in the ordinary course of financing, and any compelled disclosure applies only to that engagement.

|Standard by Design.

Why are LLCs the standard for real estate transactions?
LLCs combine liability protection, flexible governance, and tax efficiency. They are universally recognized and provide the foundation for ownership in nearly all business and real estate structures.

What makes SPEs necessary in real estate financing?
Lenders often require borrowing entities to be SPEs to isolate collateral, restrict unrelated risks, and streamline enforcement. SPEs give lenders confidence while protecting borrower structures.

Can you explain how LLCs and SPEs complement each other in ownership structures?
An LLC offers the adaptability that borrowers want—ownership flexibility, operating agreement control, and tax efficiency. SPE provisions add the discipline lenders demand—isolation of risk, independent management, and non-consolidation features. Together, they create an entity that protects owners while satisfying lender expectations—unlocking capital without sacrificing operational flexibility.

LLCs as the baseline framework. A Limited Liability Company provides the general ownership structure: flexible membership and liability protection. It’s the legal “container” that holds the property and organizes the borrower’s stakeholders.

SPE provisions as the financing overlay. Within that LLC, lenders often require “Special Purpose Entity” provisions. These provisions restrict the LLC’s activities to a single asset, insulate it from unrelated liabilities, and harden it against bankruptcy risks. That narrow focus makes the entity predictable, isolatable, and financing-ready.

|For Real Estate Financing.

Why do lenders expect SPEs?
Because SPEs limit activity to a single property and isolate liabilities, reducing lender risk. They have become the standard expectation in commercial real estate financing.

At what stage does a borrower’s LLC typically become an SPE?
Some borrowers form SPEs from the start. Others begin with LLCs and amend them into SPEs once a lender and term sheet are in place. Both paths require precision.

How does Beplace ensure SPEs align with lender requirements?
We coordinate with attorneys, brokers, and lenders to obtain required provisions directly, ensuring SPE language matches the deal without unnecessary amendments.

|Coverage.

Are there any U.S. jurisdictions where Beplace cannot form entities?
No. We form entities in every U.S. state, territory, and county. Where additional details are required, we comply while still minimizing disclosure.

How does Beplace handle jurisdictions with unique filing requirements?
We adapt the workflow to meet jurisdictional rules without compromising unnecessary information. Every entity is filed correctly, regardless of local variations.

Can you form entities in U.S. territories as well as states?
Yes. Our coverage includes all 50 states and every U.S. territory, county, and city.

|Single Entity.

When is a single-entity formation sufficient for a transaction?
Smaller or straightforward transactions often need just one entity—typically a borrower LLC—to hold title, protect assets, or secure financing.

What kinds of transactions typically use a single borrowing entity?
Acquisitions of individual properties, refinances of existing loans, or structures where ownership does not require multiple tiers often rely on single entities.

|Multiple Entities.

Why do some real estate transactions require multiple entities?
Complex ownership, multiple properties, or layered financing often require more than one entity to protect interests and align with lender conditions.

How does Beplace ensure multiple entities work together as a coherent structure?
We coordinate with borrowers and their deal teams to implement a coherent, transaction-aligned structure—clear, consistent, and execution-ready. We handle the mechanics so each entity is formed correctly, filings align across entities, and the overall structure functions as intended. Beplace does not replace independent borrower counsel, tax advisors, or compliance professionals. Our lender coordination is limited to obtaining SPE language or related provisions. Our role is complementary and execution-first: we manage formation logistics and filings efficiently, while borrower and lender counsel retain responsibility for legal sufficiency, enforceability, and compliance with financing standards.

Can you provide an example of a layered entity structure?
Yes. A parent entity may own the borrower, beneficial entities may reflect ownership stakes, or multiple borrower entities may be used when several properties are financed together.

|Collaboration by Design.

Attorneys

How do attorneys benefit from working with Beplace?
You gain a specialized execution partner that minimizes client exposure while eliminating re‑work. By ensuring entity formation filings are precise, lender‑ready, and compliant with your legal instructions, Beplace frees you to focus on substantive legal issues instead of administrative chases. We also coordinate lender SPE provisions so you avoid last‑minute amendments.

Where are the lines of responsibility?
You (counsel): legal sufficiency, enforceability, and compliance.

Beplace: preparation, filing, delivery of formation documents; lender coordination for SPE provisions as directed; discreet administration of records.

Can Beplace coordinate directly with lenders to obtain SPE provisions?
Yes. If attorneys prefer, we can obtain lender-required SPE language directly, streamlining the process and removing guesswork.

What if my client (a formed entity) later engages Beplace for financing?
You are recognized as the Referrer of Record for each entity you engaged us to form—whether an LLC was established or an LLC was structured as an SPE—and your recognition attaches to that entity on a perpetual, transaction-by-transaction basis.

If that same entity later retains Beplace for financing execution and is the borrower of record, then—subject to applicable law and professional ethics:

If you remain counsel:
- You may receive referral consideration under a separate written agreement.
- If you also perform clearly non-legal origination services in a licensed (or exempt) capacity, compensation for those non-legal services is set out in a separate co-brokerage agreement with Beplace. We do not split legal fees and do not interfere with the attorney–client relationship.
If different counsel is selected: You may receive referral consideration under a separate written agreement.

Recognition is per borrower entity (not across unrelated entities) and remains perpetual and transaction-specific. Any recognition or consideration is contingent on applicable law, ethics rules, conflict checks, and a fully executed agreement with Beplace.

Brokers

How do brokers benefit from Beplace’s entity formation service?
You gain a deal‑flow advantage: entities formed through Beplace are lender‑ready, which accelerates underwriting, reduces re‑trade risk, and protects your credibility with lenders. By eliminating incomplete filings or missing SPE language, we help you keep momentum and close faster.

Can Beplace coordinate directly with lenders to obtain SPE provisions?
Yes. If brokers prefer, we can obtain lender-required SPE language directly, streamlining the process and removing guesswork.

What if my client (a formed entity) later engages Beplace for financing?
You are recognized as the Referrer of Record for each entity you engaged us to form—whether an LLC was established or an LLC was structured as an SPE—and your recognition attaches to that entity on a perpetual, transaction-by-transaction basis.

If that same entity later retains Beplace for financing execution and is the borrower of record, then—subject to applicable law:

If you remain broker of record and you originate the financing, we enter a written Co-Brokerage agreement in one of two models:
- Collaborative Co-Brokerage: You complete origination with our help and hand off financing execution to us; or
- Execution-Based Co-Brokerage: You complete origination and hand off financing execution to us.
If you do not originate or if a different broker is selected: You may receive referral consideration under a separate written agreement.

A written Co-Brokerage agreement specifies roles, tasks, and compensation (which may be percentage, fixed, or hybrid).

Our posture is borrower-exclusive and execution-focused: we do not act as the borrower’s broker or originate loans; we manage the tasks required to secure financing.

Recognition is per borrower entity (not across unrelated entities) and remains perpetual and transaction-specific. All recognition and any consideration are contingent on applicable law, ethics rules, conflicts checks, and an agreement signed by you and executed by Beplace.

Agents

How do agents and advisors benefit from Beplace’s entity formation?
You gain a relationship‑protection edge: by letting Beplace handle entity formation with lender alignment, you shield your client from unnecessary exposure, transaction bottlenecks, and last‑minute amendments. This strengthens your position as the trusted first‑call advisor while ensuring entities are financing‑ready without distractions.

Can Beplace coordinate directly with lenders to obtain SPE provisions?
Yes. If agents prefer, we can obtain lender-required SPE language directly. This removes uncertainty, accelerates document readiness, and protects the agent’s role while ensuring entities are lender-ready.

What if my client (a formed entity) later engages Beplace for financing?
You are recognized as the Referrer of Record for each entity you engaged us to form—whether an LLC was established or an LLC was structured as an SPE—and your recognition attaches to that entity on a perpetual, transaction-by-transaction basis.

If that same entity later retains Beplace for financing execution and is the borrower of record, then—subject to applicable law and professional ethics:

If you remain the client's designated agent: You may receive referral consideration under a separate written agreement.
If a different agent is selected: You may receive referral consideration under a separate written agreement.

|Formation Workflow.

What information does Beplace need to form an entity?
Beplace collects only what is required to file and structure the entity so it aligns with your transaction, privacy, and lender requirements.

Minimum Requirements (always required to form an entity)

Entity name
State of formation
Filing speed (standard or expedited)

Possible Non-PII Requirements (required in some states; structural details, no personal identifiers)

Management structure (member-managed vs. manager-managed for LLCs)
Purpose (general or lender-specific)
Duration (perpetual by default)
Registered agent service: We temporarily designate our agent by default at filing to preserve privacy in public records. We then submit the resignation/appointment filing for your chosen agent and deliver official confirmation as a searchable OCR PDF.
Principal office address: We temporarily designate an address at filing to preserve privacy in public records. We then file the change alongside the registered agent update and deliver official confirmation as a searchable OCR PDF.
Effective date (immediate or future)

Lender-Required Structuring (if applicable)

Single-Purpose Entity (SPE) provisions
Independent manager/director requirements
Separateness covenants and restricted activities
Bankruptcy-remote provisions including separateness opinions
Springing members/directors (if mandated by lender/CMBS servicer)
Transfer restrictions or amendment lockouts

Possible PII Requirements (only when law, tax, or lenders require it; always minimized and access-controlled)

Authorized signer (name/signature)
Members, managers, directors, officers, or partners (legal names and limited contact details as required by state or lender)
IRS Responsible Party for EIN issuance (legal name, TIN/SSN/ITIN/EIN, limited to what the IRS requires)

How long does entity formation take?
Timelines depend on the jurisdiction and whether standard or expedited filing is chosen. We keep the process as efficient as state offices allow.

Can you work with my preferred communication method?
Yes. We can schedule a call to discuss your request. Other secure channels can be accommodated.

Do you obtain EINs or handle publication requirements?
Not by default. Those remain borrower responsibilities. However, if engaged for financing execution, Beplace can obtain EINs and prepare loan-condition documents.

|Pricing.

What is included in the $500 service fee?
The service fee covers entity formation itself: preparing, filing, and delivering formation documents.

Are state filing fees included in the service fee?
No. State fees vary by jurisdiction and are always passed through at cost.

What optional costs might apply?
Certified copies and good standing certificates, sometimes required by lenders, are available at cost.

Can Beplace’s service fee be paid out of closing costs?
Yes. If arranged, we can receive wired funds at closing. Otherwise, we securely charge an authorized payment method on file.

Why is Beplace’s fee higher than retail organizers?
Because meticulous precision prevents expensive mistakes. Errors in formation can cause re-filings, higher legal fees, and delayed closings. $500 reflects the precision required to get it right the first time.

Why not charge more if the service is premium?
We believe in transparent, flat pricing. The value is in precision, privacy, and lender-alignment—not in hidden fees or upsells.

What risks are borrowers avoiding by paying $500 upfront?
They avoid repeated state filings, costly legal corrections, and closing delays—all of which can far exceed $500.

|Payment.

Can I pay for Beplace’s Entity Formation service at my real estate closing instead of upfront?
Yes. Most clients pay upfront, but we also allow payment at closing. If your lender, title company, or settlement agent wires funds to Beplace at closing, that covers your payment. If no wire is received, we charge the payment method you authorized in advance. Either way, your entity formation is covered without delays.

Do I need to give Beplace my payment information ahead of time if I plan to pay at closing?
Yes. Before closing, we securely store your card or bank information through Stripe, our PCI-compliant payments partner. You also sign a written authorization allowing us to charge this method if closing funds are not wired. This ensures your entity formation is not held up by last-minute payment issues.

Will Beplace charge my card immediately if I choose to pay at closing?
No. Your card or bank account is kept on file but not charged upfront. If closing funds cover your payment, your saved method is never charged. If wired funds are not received at closing, only then do we process the payment through your authorized method.

Does Beplace ever place a hold on my card?
Sometimes. In certain cases, Beplace may place a temporary authorization hold for the service amount before closing. This verifies that funds are available but does not charge your account. If closing funds are wired, the hold is released. If closing does not occur, the authorization may be captured to complete payment.

What happens if my closing is delayed more than seven days?
Authorization holds from banks typically expire after a week. If your closing is pushed back, Beplace may need to re-authorize the hold. This does not result in duplicate charges. It ensures that payment is ready when your transaction closes, even on a delayed timeline.

Is my payment information secure with Beplace?
Yes. All payment information is handled exclusively by Stripe, a leading PCI-compliant payments processor. Beplace never sees or stores your payment details directly. You retain full protection, including an email receipt for every charge and written authorization for clarity and security.

|New or Existing Entity.

Can Beplace step in after an entity has already been formed?
Yes. If an entity was formed elsewhere but needs to be amended, restructured as an SPE, or brought into alignment with lender requirements, we can assist. Our $500 fee still applies because the same meticulous precision and lender coordination are required to correct or complete the formation.

What if my attorney or another provider already filed the LLC?
We can still step in. Many formations require adjustments—missing SPE language, inconsistent ownership layers, or filings that don’t align with financing terms. Beplace amends, re-files, and delivers a lender-ready entity. Our $500 fee reflects the same careful execution whether we’re forming new or fixing prior work.

Do you charge less if I only need amendments?
No. Amending or restructuring often takes as much work—and sometimes more—than forming an entity from scratch. We still need to coordinate with borrowers, attorneys, and lenders, and ensure the final entity withstands scrutiny. That precision is what the $500 covers.

What if I only need a simple SPE provision added?
Adding a single provision is rarely “simple” in practice. It requires reviewing the original filings, aligning the amendment with lender requirements, and ensuring downstream consistency across the structure. That’s why our flat $500 fee applies—to guarantee accuracy and prevent costly closing delays.

Do you handle entities formed by retail organizers?
Yes, but often those require correction. Retail platforms create volume formations, not lender-ready borrowers. Beplace reworks these entities to meet transaction demands, preserving momentum and protecting borrower interests. The $500 fee ensures the entity is re-established with the precision retail organizers don’t provide.

Can Beplace form a new entity even if I already have one?
Yes. Sometimes the cleanest solution is to form a new entity rather than amend or restructure an existing one. We establish the new entity to meet lender expectations and preserve deal momentum. Our $500 fee applies because the same meticulous process is required to ensure the new entity is precise and lender-ready.

What if my existing entity already owns property?
We can still form a new entity. Borrowers may choose this path if the existing entity carries history they don’t want to expose, or if lenders prefer a borrower with no prior obligations. Beplace forms a new LLC or SPE that is clean, compliant, and aligned with financing requirements.

Can Beplace form a new borrower for a refinance?
Yes. Even if your current entity was the original borrower, forming a new borrower entity can simplify refinancing. Lenders often prefer fresh SPEs that meet today’s standards without the baggage of prior documents. Our $500 service delivers that clean slate with lender scrutiny in mind.

Why form a new entity instead of fixing the old one?
Amendments aren’t always the best path—especially if prior filings are incomplete, public, or inconsistent with new financing terms. Forming a new entity provides a precise restart, free from past errors. That’s why borrowers, attorneys, and brokers often choose Beplace to deliver a new formation rather than patching an old one.

|What We Do.

What exactly does Beplace’s Entity Formation service cover?
Beplace offers the same entity formation service we use in financing engagements. We establish LLCs for real estate transactions and structure them as SPEs when required. That’s the full scope.

Is this the same entity formation service Beplace uses in financing execution?
Yes. The same service we rely on for our clients is now offered directly to borrowers, attorneys, brokers, and agents.

Does Beplace form entities outside of real estate transactions?
No. Our service is focused on real estate—business, ownership, and financing structures.

|What We Don’t Do.

Do you provide legal, tax, or compliance services?
No. Those responsibilities remain with the borrower’s advisors.

Does Beplace ever use client data for marketing or solicitation?
Never. Client data is protected and never used for competitive purposes.

Does Beplace compete with borrower advisors?
No. We protect attorney, broker, and agent roles, never interfering in client relationships.

|Compared to Other Providers.

How is Beplace different from retail entity formation providers?
Retail organizers sell incorporation at scale, and their models depend on compliance add-ons and recurring upsells. Beplace forms entities for real estate transactions only—precise, discreet, and aligned with lender requirements from day one.

Do retail organizers build lender-ready entities?
No. Retail providers file generic LLCs. They do not structure SPEs, coordinate with lenders, or anticipate financing conditions. Beplace designs formations that withstand borrower, attorney, and lender scrutiny.

Why is Beplace’s $500 fee different from retail “starter” packages?
Retail pricing is a hook. Their base rates balloon with add-ons, templates, and compliance subscriptions. Beplace charges a flat $500—transparent, final, and free from upsells—because our service is professional-grade, not retail.

Do retail organizers protect client data the way Beplace does?
No. Retail models often monetize or repurpose data. Beplace never solicits, competes, or shares client information. Privacy is preserved by design, and data is collected only to the extent legally required.

Do attorneys and brokers benefit equally from using retail organizers?
No. Retail providers cut professionals out of the process and sometimes solicit their clients. Beplace safeguards professional roles, collaborating with attorneys, brokers, and agents to protect both client interests and advisor relationships.

Do other providers emphasize privacy the way Beplace does?
Some advertise privacy, but it usually means shielding addresses in filings. Beplace’s privacy is broader—we collect only the minimum legally required details and substitute placeholders wherever permissible. That protects borrower identities, deal strategies, and advisor relationships, not just mailing addresses.

Do other providers give you lender-ready entities?
No. Competitors file LLCs in a standard format. Beplace builds LLCs that can be structured as SPEs, coordinated with lenders, and positioned to withstand financing scrutiny.

Do other providers work with attorneys, brokers, and agents?
No. Their services are one-size-fits-all and bypass professionals. Beplace collaborates directly with deal teams, reinforcing attorney privilege, protecting broker relationships, and keeping borrower agents aligned with the transaction.

Why doesn’t Beplace sell compliance subscriptions or annual packages?
Because Beplace isn’t retail. Mass-market incorporators make money from volume and upsells—compliance alerts, templates, and bundled services. Beplace charges a flat $500 and stops there. No upsells, no recurring gimmicks.

Do mass-market providers file SPEs?
No. They create basic LLCs. If you need SPE provisions, you’re on your own. Beplace structures SPEs on request and coordinates with lenders to obtain exact language—eliminating costly amendments later.

Why not use a cheaper online organizer?
Cheap filings aren’t lender-ready filings. Errors in provisions or amendments can stall closings, drive up borrower and lender legal fees, or derail transactions altogether. Beplace delivers meticulous precision so formations withstand scrutiny the first time.

Do technology-focused organizers serve real estate transactions?
No. They’re designed for startups needing Delaware C-corps, not borrowers forming real estate entities. Beplace forms LLCs and SPEs tailored to real estate ownership and financing.

Do “tech-first” platforms handle lender coordination?
No. They don’t interact with deal teams, lenders, or closing requirements. Beplace works with borrowers, attorneys, brokers, and agents to align entity formation with financing needs.

Do “tech-first” providers protect advisor roles?
No. Their model is direct-to-consumer, and advisors are sidelined. Beplace protects professional roles—attorneys, brokers, and agents—by never soliciting or competing with their clients.

|Contact Information.

Who can I contact for questions about the Legal Process Policy?

For any questions or concerns about legal requests, please contact Beplace using the details provided in the Beplace Legal Process Policy.

|Have more questions?

For more answers on other topics, visit our general FAQ page.