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  • Profile photo of Corey BattCorey Batt
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    @cjaysa
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    Each trust is also eligible for it’s own land tax threshold in SA. There’s a few more docs to sign with a trust/corporate trustee setup but your finance doesn’t necessarily need to be impacted all that much – it’s quite common these days.

    The right lenders just need to be used (and at the right time) – this is where an investment focused mortgage broker is worth their weight in gold.

    • This reply was modified 9 years, 4 months ago by Profile photo of Corey Batt Corey Batt.

    Corey Batt | Precision Funding
    http://www.precisionfunding.com.au
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    Investment Focused Finance Strategist - servicing Australia-wide

    Profile photo of Corey BattCorey Batt
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    @cjaysa
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    Another consideration is that switching to resi finance can potentially give you a higher maximum LVR on the property – should you want to draw from the equity in the future.

    • This reply was modified 9 years, 4 months ago by Profile photo of Corey Batt Corey Batt.

    Corey Batt | Precision Funding
    http://www.precisionfunding.com.au
    Email Me | Phone Me

    Investment Focused Finance Strategist - servicing Australia-wide

    Profile photo of Corey BattCorey Batt
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    @cjaysa
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    I own quite a few properties in low socio-housing trust areas and happily continue to expand my portfolio with these properties. Yields are certainly higher, but you also need to make sure the are has the right long term fundamentals – ie, decreasing numbers of housing commission houses, increasing owner occupier numbers, increasing population etc.

    After all, the big money made in capital gains are general made by areas in transition, as the demand outstrips supply.

    I’d be way to say that ‘dodgy’ areas are harder to sell – just look at the fast pace in which houses are selling in Wilmot in NSW, Frankston in Vic and Logan in QLD.

    Corey Batt | Precision Funding
    http://www.precisionfunding.com.au
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    Investment Focused Finance Strategist - servicing Australia-wide

    Profile photo of Corey BattCorey Batt
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    @cjaysa
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    Hey Mandy

    Not using a trust isn’t the end of the world – in fact, it’s not even that common these days. The vast majority of my clients don’t use them – I’ve never personally done so either.

    As for risk mitigation – make sure you’ve got some good insurances in place (as you’re already aware).

    Cheers

    Jamie

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    I can say the same about the clients I see – a minority are using trusts and when they are it’s primarily for tax than asset protection.

    Consider the possibility of litigation against yourself when you hear people spruiking constantly about asset protection. There’s a very different risk metric for a surgeon vs a public sector customer service officer!

    Corey Batt | Precision Funding
    http://www.precisionfunding.com.au
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    Investment Focused Finance Strategist - servicing Australia-wide

    Profile photo of Corey BattCorey Batt
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    @cjaysa
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    Lending wise a 3 on 1 development is nice and simple with the right lenders – can be put through as a residential loan. It is worth noting however that unless titles are issued prior to completion, the development will be valued as OOT (on one title) which will be lower than the end product on 3 individual titles which can affect LVR’s until completed.

    Corey Batt | Precision Funding
    http://www.precisionfunding.com.au
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    Investment Focused Finance Strategist - servicing Australia-wide

    Profile photo of Corey BattCorey Batt
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    A lot of clients are riding the rates down at the moment, not all that long ago people were clambering for 5% five year fixes – which are not 0.5% cheaper again.

    Fixing should be used as a risk mitigation in having consistant repayment figures – anything else is a gamble.

    Corey Batt | Precision Funding
    http://www.precisionfunding.com.au
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    Investment Focused Finance Strategist - servicing Australia-wide

    Profile photo of Corey BattCorey Batt
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    You could offer on the property with a pricetag that you feel is suitable for the problems you suspect exist (offer should make it clear you’d be subject to finance, building and pest and anything else relevant). If offer is accepted go under contract subject to satisfactory building and pest inspection results.

    Just doing building and pest inspections on properties that vendors have not even agreed to sell to you can become an expensive exercise.

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    Agreed – also if there are defects which you are willing to repair, you can use the report to potentially negotiate the price down.

    Corey Batt | Precision Funding
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    Investment Focused Finance Strategist - servicing Australia-wide

    Profile photo of Corey BattCorey Batt
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    If you’re reducing to 4 on 1 title can certainly get it refinanced as a residential loan, we put quite a few of these through each year.

    Jacqui has touched on an important consideration in that you carefully make sure the end result will be a better investment.

    Good luck!

    Corey Batt | Precision Funding
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    Investment Focused Finance Strategist - servicing Australia-wide

    Profile photo of Corey BattCorey Batt
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    Like you’ve mentioned, I see it as more of a long term proposition. Yields aren’t amazing there in the meantime, so it is a bit speculative and reliant on some major parties (the council, business investment etc) to get it where it needs to be.

    Back on the CF+ topic at hand, still seeing a few 8.5%+ yielders being purchased, which in this interest rate environment is very attractive.

    Corey Batt | Precision Funding
    http://www.precisionfunding.com.au
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    Investment Focused Finance Strategist - servicing Australia-wide

    Profile photo of Corey BattCorey Batt
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    ING just announced a lending cap of 80% LVR on all NSW properties :-(

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    Localised policy changed – to be honest I see that as a much healthier response than blanket restrictions for Australia wide!

    Corey Batt | Precision Funding
    http://www.precisionfunding.com.au
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    Investment Focused Finance Strategist - servicing Australia-wide

    Profile photo of Corey BattCorey Batt
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    It really does depend on the numbers. Large development can increase the profile and desirability of the town which can definitely work in the favour of values – but if the supply/demand ratio is skewd towards supply this will provide a long term dampener until scarcity resumes. With some regional councils they quickly do become accustomed to the increased income which development provides, which can in turn lead to a relaxation and further release of supply. This can be not only detrimental to capital values – but rents too.

    Tread carefully and remember – there certainly isn’t an under supply of physical land in Australia, so you’re reliant on artificial scarcity from restrictive development and strong desirability to help you achieve long term growth.

    Corey Batt | Precision Funding
    http://www.precisionfunding.com.au
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    Investment Focused Finance Strategist - servicing Australia-wide

    Profile photo of Corey BattCorey Batt
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    Corey is correct about pre-approvals.

    I had 2 forum clients ring me on Friday to ask me how they would go with their OTP purchases which were supposed to be complete by the end of this year. Regretfully had to tell them as it stood they would not qualify.

    I am sure there will be many more clients in the same boat.

    So is this going to be enough to take the steam out of the Sydney market?

    Based on this weekends auctions I’d say not but as I’m just about to buy next IP …would prefer not to be buying he month before everyone decides yeh we are over paying….

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    I’ve been of the mind that Sydney has already hit it’s effective peak – considering we’re hitting equilibrium in the ‘further boom’ vs ‘property bubble’ talk in the media, industry related commentary etc. We may see a further spike in the meantime, but it wouldn’t be surprising to see a minor correction over the forward period.

    APRA’s fiddling will only play further into this – if the data shows a slow down in lending growth we may be saved from further intervention.

    Meanwhile other healthy markets are getting hit from the excesses of NSW – we may see further localised policy such as ING’s just released (max 80% LVR for NSW properties).

    Corey Batt | Precision Funding
    http://www.precisionfunding.com.au
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    Investment Focused Finance Strategist - servicing Australia-wide

    Profile photo of Corey BattCorey Batt
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    Long term valuation issues, potentially EPA site risks, lower rents etc.

    Why buy a B grade investment when there’s millions of A grade investments out there. Remember, the pricing difference between now and the future will remain, so it will always lag behind average prices for the area.

    Corey Batt | Precision Funding
    http://www.precisionfunding.com.au
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    Investment Focused Finance Strategist - servicing Australia-wide

    Profile photo of Corey BattCorey Batt
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    Nab and Advantedge have announced their changes today.

    On the surface – they don’t seem as drastic as changes implemented by other banks such as AMP and Macquarie.

    They’re applying a “loading” to debt held with other lenders rather than assigning an assessment rate of 7% + on P&I terms.

    Cheers

    Jamie

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    Their calculations based on todays announcement should still make them a competitive player, however their slight adjustments to investor vs owner occupier interest rates isn’t that thrilling.

    Corey Batt | Precision Funding
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    Investment Focused Finance Strategist - servicing Australia-wide

    Profile photo of Corey BattCorey Batt
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    Different lenders have different serviceability calculations. This can include putting higher servicing requirements on their existing customers who they already have significant exposure. Making use of a good INVESTMENT focused broker who understands strategic lending can assist you to achieve your goals a lot further than going direct to any one branch.

    I would say around 30% of new business into our office is similar situations to yours – people who have found their lenders are trying to put the brakes on their long term goals, when in reality they are in a strong financial position and a strong WILL to grow their portfolios into something significant.

    Corey Batt | Precision Funding
    http://www.precisionfunding.com.au
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    Investment Focused Finance Strategist - servicing Australia-wide

    Profile photo of Corey BattCorey Batt
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    Ian, unfortunately the property still hasn’t sold. I’d prefer not to name the agent publicly.

    Corey, risk has been mitigated by using 12 month leases that end in the peak period for new students, and rent payments 4 weeks in advance.

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    Vacancy is just one of the risks. Other factors include increased wear and tear, potential downturns in student accommodation requirements (similar happened in Newcastle, where the campus built their own accommodation facilities for students and wiped out the private market), increased churn in tenancies compared to a standard residential lease etc. All these factors play into the pricing, compared to a single freestanding property with a single lease generating a similar ~9% gross rental.

    Corey Batt | Precision Funding
    http://www.precisionfunding.com.au
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    Investment Focused Finance Strategist - servicing Australia-wide

    Profile photo of Corey BattCorey Batt
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    @cjaysa
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    Otherwise just make use of the 6 yr rule.

    Other than the financial benefits, another issue to keep in mind would be CGT.

    If it is your PPOR then you are CGT exempt. However, if you rent it out then you will have to pay CGT when/if you do sell it.

    Andrew

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    Corey Batt | Precision Funding
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    Investment Focused Finance Strategist - servicing Australia-wide

    Profile photo of Corey BattCorey Batt
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    Some very large fundamental shifts in the policies of the lenders at this time – spending a lot of time with clients at the moment reviewing their situations so we can ensure we will meet their goals moving forward. Pre-approvals with a number of lenders aren’t being honoured with their new policies in place, which will make for awkward times for some investors.

    I’d stress the importance to anyone here to show some prudent planning with their financial strategies at this time, otherwise some very simple costly mistakes will slow you down on your property journeys!

    Corey Batt | Precision Funding
    http://www.precisionfunding.com.au
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    Investment Focused Finance Strategist - servicing Australia-wide

    Profile photo of Corey BattCorey Batt
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    @cjaysa
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    There can certainly be a financial benefit in renting a property whilst renting your PPOR – so long as the rental is cheaper than the cost of living in the PPOR. Outside of the financial benefit there is the personal/emotional preference – some people like to own the four walls around them, whereas some don’t have any such attachment.

    Just don’t go renting a whizz bang property for far more than the cost of your PPOR’s costs, as this is just setting you backwards.

    Corey Batt | Precision Funding
    http://www.precisionfunding.com.au
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    Investment Focused Finance Strategist - servicing Australia-wide

    Profile photo of Corey BattCorey Batt
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    The valuer will 99.9/100 revert to the purchase price at sale, even if they believe the property is at a higher value. There is no effective benefit in you trying to achieve a higher value at the contract date, as lenders will take the lower of the two values – as Kinnon has touched on.

    In practical terms, after 6 months you can order another valuation, by which time the valuer will be more likely to value the property on the comparable sales in the area, than referring the recent sales price.

    Corey Batt | Precision Funding
    http://www.precisionfunding.com.au
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    Investment Focused Finance Strategist - servicing Australia-wide

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