Forum Replies Created
A Valuer should always internally inspect a property. If not a special circumstance (bank requested restricted assessment etc), it is a breach of API ( trade associations) guidelines. [angry2]
Sounds like you got the good old branch manger to do a “valuation” for you. Hope you didn’t pay anything for it, because it isn’t worth anything, especially not to you.
Ask the bank what is really going on, and if not happy, let your legs do the talking!!!
Regards
Investor1313Hi Smithster
I would suggest you do a lot more personal research. You and you alone have to be comfortable with your investments.
Own 2 IP in Adelaide. My first step was to “jump in”, mum as gaurentor when I was 18. Capital appreciation of 150% + in 11 years.
Second bought in 2003, gone up 80%+ in that time. Obviously this has been a rising market though. Not expecting to get anywhere near this appreciation in the next 3 years.
My suggestion is to buy with 10km of city, and within 5kms if you can afford it. I’ll leave the rest of the crieteria up to you!!
Regards
Investor1313$250 would be on the cheap side I would say for CGT purposes. $350 to $450 would be closer.
Maybe try Egans?
Regards
Investor1313And why would the villas be transportable??
Is this delimma as simple as a definition change???[hmm]
Regards
Investor1313I know all about Council Valuations if you’re a SA person!!
Council Valuations are calculated from increase (or decreasing) the original rating base. The base will vary in accuracy from Council area to Council area. If doesn’t take many years for the rating base to lose it’s relativity too.
The general rule is that CVs are conservative, especially in a rising market. This is because they are calculated on Jan 01 in SA.
But do you really want to risk it? I certainly wouldn’t be relying on it, if I was in your situation.
Regards
Investor1313It may also be harder than you think employing a Valuer yourself. With Bank valuations, the Bank paying the valuation fee is guaranteed. With private situations, payments are not always forthcoming.
Private situations like you are proposing, most always turn out to be messier and more time consuming for the Valuer. Any smart Valuer is committed to servicing their best clients first i.e. Banks.
And yes, Valuers do search titles. Any discrepancies could shoot down credibility very quickly!!
Regards
Investor1313What do you want out of an investment??
I would have thought that there would be some reasonable finds in Murray Bridge.
Have you had a look at Port Pirie, or even worst – Port Augusta??
Regards
Investor1313In most instances, Valuers are independant from the banks. You can’t just label an institution as conservative or over the top, because they lend on what the Valuers put Market Value down as. Good luck finding a Valuer that will put more on it than what you paid.
If this property is in a country area, maybe try ANZ or NAB that have their own managers go out to have a look.
Maybe you could shell out for Mortgage Insurance, or find a lender that will accept a greater LVR.
Regards
Investor1313Good on them. That must have been the 1 out of 10!!!![biggrin]
Regards
Investor1313Hi Joan
Thanks for the reply. Your example doesn’t clear the fog. [eh]I know how the Lease Option works in theory.
I invite you (or anyone) to write back regarding the following questions.
a) Lets make this example cash flow positive…Assume 7.5% loan IO, expenses of $700 and profit of $10 p.w. Rent $240 per week.b) Lets look at it for more than one year. This is the crux of what I’m trying to find out. The annual rental increases are OK at CPI, but what happens with option price????? Is it fixed at $200,000? Is it increased at CPI, or any other percentage? Or is it by valuation?
I know in theory it is a set % increase. To which I want to know, how this goes down with the client, in a market that is not increasing or decreasing.c) What happens if the property is still worth $180,000, and you could guess that this wasn’t going to change in the next few years. Then you would have a client trying to buy a $180K property for $200K.
Now I couldn’t morally go into situation that is structured like this i.e. win/ lose. Comments?? What am I missing?
C’mon guys, throw me some solution bones here![blush2]
Regards
Investor1313Hi Grant7
In my experience, it is rare that that a valuation amount will come in higher than contract price (If the sale is arm’s length of course) – maybe 1 out of 10. Everyone thinks they have bought the bargain of the century!
Any Valuer worth their salt will hunt down the contract. This is a sale, which they can compare to other properties in the future. The Bank also use the valuation in some cases as a safety net, especially if the clients are not from the area that is in question.
Banks as a rule would not rejig things straight away. The smallest window is 3 months after, which is the life of valuation normally. Could be longer in a static market.
Regards
Investor1313Sorry to say…but isn’t it a bit late now?? Due diligence should always be done before contracts are signed.
You could pay a Valuer for peice-of-mind. But what happens if your property turns out to be a dog (a slim possibility I presume)?? What benefit will you gain from the valuation report now anyway?
Have you borrowed money for the purchase, has the lending institution sent out a Valuer to have a look??
Regards
Investor1313Yep.[suave2]
Regards
Investor1313Hi Gavin
The Margin scheme can become very complex, very quickly. In essence the margin scheme is desinged to give tax relief to developers.
I would suggest that you run your specifics past a very, very good accountant., as in certain situations MS can not be used. I also believe that a purchaser can not claim back the GST credits on a property purchased under the margin scheme.
By the way GST is calculated as an 1/11 of the margin. Development costs are not used in calculating the margin.
Good luck!!!
Regards
Investor1313That’s what I’m talking about. I don’t know whther I’m barking up the wrong tree – but I thought that a lease option is meant to be a win-win situation.
If you have an option amount that increases at a rate faster than what the market is travelling, how can the “client” end up buying it?? The loan to value ratio for the client is going the wrong way. The client loses.
I was working my figures on a period of 5 years.
Maybe I’m missing something fundamental?? Help!?!
[confused2]
Regards
Investor1313Interesting!
Is this from the investor’s point of view, or from the tenant/purchaser’s perspective?
Regards
Investor1313Sorry, I missed it. But I know who your talking about – Ace T. I hate the morning radio announcer with a passion. A massive hypocrit – he shouldn’t have his job back![grrr]
I reckon that it is unfair that you group the shoe shine boys with real estste agents!!!! Ha Ha![biggrin]
Regards
Investor1313Good old SA…
I think you are the only person that can answer your question.
But let me ask you this. What are your goals? And secondly, what is your time frame to achieve?
When you answer my questions above, you should be able to your your question!![biggrin]
Regards
Investor1313Originally posted by BorgInvestor:I thought you needed to be a Licenced Real Estate Agent to do Property Management? If this isnt the case I might start offering this service up in the NT!
To the best of my knowledge, in SA you need a Real Estate Manager’s Licence to manage Real Estate.
Regards
Investor1313Wow 15 p.a growth!?! Must be located in Western Australia!
Note that units have lower land components, and as a rule increase at much slower rates than conventional properties.
Good stuff anyway…you have to be in it, to win it!
Regards
Investor1313
