Forum Replies Created
Get everyone to line up and count them …
..sorry couldn’t help myself [biggrin]
David J
Licenced Agent/Sales ManagerThey can not by law charge you commission in QLD.
Its covered under the section “Beneficial Interest”
http://www.legislation.qld.gov.au/LEGISLTN/CURRENT/P/PropAgMoDA00.pdf
See page 122 section 145 special note part (4)
David J
Licenced Agent/Sales ManagerOriginally posted by aussierogue:you gotta admit to being tempted to take the piss….what happened to the great aussie passtime of sarcasm? if the investor had any smarts he would realise yr taking the micky and have a laugh with you..
btw you can run a spellcheck on my messages anytime and find numerous mistakes – you boffin…
Read the quote carefully [cap]
Tag your turn [specs]
David J
Licenced Agent/Sales ManagerI agree, the few bad agents out there spoil it for the majority, annoys me almost as bad as people who can not spell simple words.[biggrin]
David J
Licenced Agent/Sales ManagerI imagine my solicitor would be very surprised if I signed a contract without it thoroughly being checked. He checks, I sign. That seems normal to me.kay henry
Excellent, I think everyone should do this and not be hurried into a contract because the agent wants it that way. At the very least you would want a subject to approval of solicitor on or before x days etc etc
On the point of DD I wrote this to be used just a few days ago for this very reason, keep in mind I am in Qld and states differ.
This was written to help secure the propery for the buyer who was unsure of some talk of changes to the local roadways, the seller had no problem with this as it is a unconditional contract other than this.
Vacant land
Cash offer
New acreage estate under construction# . This contract is subject to and conditional upon the Buyer being satisfied within 14 days of the date hereof of any and all due diligence they see necessary on matters concerning the property. Should the Buyer not be so satisfied then this contract shall be at an end and all monies paid by way of deposit shall be refunded without deduction.
David J
Licenced Agent/Sales ManagerIf you find yourself compelled to check on a forum the minute you get back near your computer its time to rethink the situation.
I have been a net user (sounds bad) since ’95 and a forum/message board user since 1998, very heavy user I will admit until about 12mths ago. At its worst I even had to laeve visitors and check the board so enuff was enuff.
David J
Licenced Agent/Sales ManagerYour thoughts (my appologies to the REA’s up front)I have buyers try to lowball, they just don’t get away with it [grad]
Many years and hundreds of sales give me a wee bit more negotiating experience than most buyers, BUT (taking off RE hat) how else can a buyer flush out the best price apart from trying it on. The trick is to get it low enough to get them talking but not too low to insult them. Plus always keeping in mind it may well be on the market at THE right price. Do your searching, compare properties and go for it. Most of the fun is in the negotiating, its what I live for [thumbsupanim]
David J
Licenced Agent/Sales Manageranother way is to sepak to the neighbours,He is a black rapper guy I think [upsidedown]
Also in a silly mood
David J
Licenced Agent/Sales ManagerYou are correct builders do it but not on the same terms you would be up against.
Most builders get builders terms, that is they pay a deposit and get permission via the contract to build a home on the land and settlement terms usually are 6 – 12mths or sale which ever the shorter. So they get to build a new home without outlaying the money to purchase the block.
This is done to “get the estate going” and is also used to set the level of construction for the estate, a benchmark so to speak.
You can make a profit yourself if you get in early, lets say at expression of interest stage (sign an expression of interest in a estate not yet started, where you agree to purchase a particular lot at a certain price. This can at times increase in price when ready and you have first right of refusal or your $1,000 deposit refunded if you decide not to move forward with purchase)
David J
Licenced Agent/Sales ManagerI peeked at E.Mcd’s profile and if the age is correct you will have a long and happy life in real estate, wise beyond your years.
I think this has been replied to quite well but will just second the thoughts of some.
The market in our area is steady, level market and the rise stopped about mid November but only the astute would have picked it that early (read those who have seen it before) We are selling well but with a lower number of sales per month owing to lower buyer enquiry per month. Buyers are taking longer to decide, we have had a “auction” type sales frenzy for 18mths, get it before someone else does. Sales prices are higher hence commissions per sale are higher so it balances out for us although that does not help the sellers.
But this brings me to agree with other members yet again. Its the sellers in most cases who have caused this to continue by good old fashioned greed. Many waited too late and came on the maket after the bubble had burst, they held on hoping to get the highest profit only to wait too long. In most cases the market changes almost over night (did the same in ’95)
Its also inexperienced agents (and I use that term loosely as most are “registered sales people not in fact agents, being one who is fully licenced”) who now, finding the market has changed have resorted to the good old “lets buy the listing” approach or tell them what they want to hear and get the appointment to act signed regardless of the price and hope to get the seller to a selling price during the 60 days. This is not how I suggest someone looking for a long term career in real estate to act.
IF agents keep their heads and have the (sorry ladies) balls to tell it as it is they will correct the market and sales will begin again.
But alas I fear this will not happen whilst the few that exist in every township with less than the required amount of integrity still go about their work.
Would I buy now ?
Probably would but only for personal use not for investment in the end of the coast.
One more thing, why would some wait for a buyers market when they slept though the best buying time this decade. They waited too long and its inevitable they will miss the door handles that pass then next time also.
ps life if full of door handles, they pass us many times in our life but most are too slow to see or catch them.
Hesitate and you lose or you snooze you lose.
thanks to Monopoly for heading me here.
David J
Licenced Agent/Sales ManagerBecause it was purchased by the owners of realestate.com.au who also own RPdata and took over ABR as well.
property.com.au has recently been acquired by realestate.com.au.
David J
Licenced Agent/Sales ManagerTrue story, happened to a friend of a friend of mine [laughing]
Years back I put an advert into a newspaper for a rental property I was managing. Now I rarely had to advertise rentals as the walkin enquiry was so high it was annoying at times. However this time I did and instead of placing our franchise logo below the paper just ended the advert as …. call David on 6774878942… (well it had my real phone number here)
I was amazed at the number of people that phoned who when made aware it was a RE agency that either ummm’d and ahhh’d or just hung up. Some said quickly they would ring back but never did.
So do I think you will get the dregs, yes I do unless you are experienced as some who have commented here obviously are in sifting.
A comment that made me smile was “even a good PM is no match for a ‘good’ bad tenant” how true that is.
Happened to a friend of a friend of mine.
David J
Licenced Agent/Sales ManagerThe problem with this is the “POOLED FUNDS” being invested. Also 99% if not all of HYIP’s or High Yeild Investment Programs are fraudulent.
The ASIC investigation found that QN operated an illegal investment scheme by pooling and investing some of the funds received from investors in high yield schemes in Vanuatu and other offshore schemes promising improbably high returns.
David J
Licenced Agent/Sales ManagerI understand this is not your real problem here but I never located tenants for someone to manage themselves, its not worth the liablity problems that can happen when something goes wrong just for a letting fee.
There must be a good PM in your area, I personally would prefer a agency with as separate a property management department as posible. One that almost runs indepentantly of the sales department. Or better still a stand alone property management business. Are there any large franchise agencies in your area ? At least they have regular training and updates/backup.
David J
Licenced Agent/Sales ManagerSo you are blaming an agent for being ethical… very interesting.
David J
Licenced Agent/Sales ManagerBiography channel…… anything thats on [upsidedown]
Ok ok so I don’t watch “real” TV so sue me [tongue]
David J
Licenced Agent/Sales ManagerI bought my first home at 20 years of age while most of my mates were peeing it up against the wall at the local pub, just do your DD and jump in.
David J
Licenced Agent/Sales ManagerGood choice Rob, I had not read this thread until now but agree with yours and others opinions on this one.
Remember PPP
Positive cashflow is great but position is very important.
btw if I could find a 150-170 property returning that rental I would consider buying it myself [suave2]
David J
Licenced Agent/Sales ManagerHas either applicant ever wilfully and intentionally refused to repay a debt or pay rent when due? YES NO
Have you ever been involved in a legal (including tenancy tribunal) dispute with a landlord or have you ever been evicted from a property? YES NO
Has either party ever caused wilful or intentional damage to a property? YES NOThese are the only items I can see where they may think are problems. I however do not agree at all as these are quite reasonable questions to ask. Even if a PM did not ask these they can find out anyway but its best coming from the tenant.
Our application is far more comprehensive and your agent (in my view) should have no problems with this.
btw I have had members contact me off board via email but thought it best for all to post here, thanks for the emails.
David J
Licenced Agent/Sales ManagerI could advise on what he/she has a problem with but I would need to see a copy of the Application.
100 point ID is normal these days with any professional PM so it can’t be that.
Any clues ?
David J
Licenced Agent/Sales Manager
