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From what I understand the difference is:
Green Title – House and Land is solely owned with its own Lot Number on the council DP. Can be done for Duplex, Triplex blocks etc as long as it meets council requirements for subdivision which includes land size, access (driveway), services requirements, etc.
Strata title can be survey strata or non survey strata. Survey strata as I am aware is when a surveyor has marked the property boundaries on the council documentation and works effectively the same as Green title, apart from slightly different consultation requirements if you wish to build, renovate, develop your block.
Strata without survey means the land is jointly owned by all property owners on block with the exception of the buildings. What I have been told is this allows any of the property owners to utilise any outdoor space, although in practice fences are still erected making seperate spaces for each owner. Technically though, they could jump in your swimming pool or climb your tree without trespassings!!??
When you get into townhouses, you then get into company title and strata title which also has its own laws and regulations.
I live in a non survey strata duplex in Perth and would love to know if the information above is 100% correct. What I was told by my RE agent and confirmed by council!!What zoning is the land? If zoned R20 then you can build 2 on about 1000m2, R30 about 750m2. Really depends on the local council and zoning. That way, you can get either strata or green title and sell them off, depending on local council requirements for the block size and type.
Have looked into this with Stirling City Council and zoning seems to be black and white. Would also be very interested if there are other ways around it!
Thanks Lifex, ouch!!
I work in the steel industry myself and wouldn’t contemplate seconds if they were available in structual or reinforcing for some similar reasons. Point taken!
The ones I bought were actually seconds due to colour and I did view them before loading on the truck, but in all honesty, didn’t think too much about it!
Live and learn!!!
Figured as much, maybe a business opportunity there!!!
Sorry for getting off the track, but if you actually did do this, how would you market the property? 3 bedroom I guess!
Out of curiosity, is there an option to install a removable wall? What I had in mind is something like bifolds, stackable or removable panels?
Cost may be an issue of course and may have concerns about noise mitigation but trying to think outside the square.
Would certainly give some flexibility.
I realise this has been mentioned before in other threads, however I have found some bargains at the auction places such as Ross’s Auctions.
A specific example was timber flooring where I am still kicking myself for not bidding on packs of bamboo flooring. Went for $25 / m2 which is a great price. Ended up going for laminate in the end which worked but the bamboo would have been better.
Only mention it because I had a look at the latest auction catelogue and spotted some more bamboo, so anyone in Perth looking for some, maybe take a look.
cheers
Jan
As a young lad in Sydney, I was fortunate to have parents who were, and still are, very supportive. My first intro into finance came from a “personal” loan from my Dad to purchase a windsurfer which I thought to be the beez neez! I worked part time in a chicken shop and collected a poultry amount (sorry) which I used to pay back my Dad a fixed amount per week for a period of 8 months. The fixed amount was based on my expectation of earnings with money aside for living expenses so basically we negotiated the loan amount and terms and conditions. I was only 14 at the time but has stuck with me till now!
As for the average cost of first homes, I was shocked about 2 years ago when I went to sell a house in Hornsby, Sydney. I was overseas at the time, however later read the ad saying it was for “first home buyers” and advertised at $600k! Dont know that many first home buyers in that league, particularly in Hornsby!!
I actually just bought pavers from Blokpave which were factory seconds. Bought them for $8 per m and normally retailed for about $26 per m. These were new and I couldn’t tell the difference from firsts! Back breaking work laying them though!!!
Recent Best Movie – Gettin Square
Worst would have to be – Surf Nazi’s Must Die, although for me Beaches would be a close second!
Thanks Steven, I think that was the answer I was searching for. Bankwest do capitalise the LMI which we did the first time, however what my broker may have been talking about was changing lenders and not being able to do so. He didn’t actually say that but may have been what he was going on about.
Feel like a bit of a nimrod for asking stupid questions but got the answer. Thanks again!!
Thanks for the responses Brahams and Steven,
The basic issue is as follows:
Owe $360k
valuation $435
need $45k for debt consolidation/car/renovations
therefore based on above we are borrowing 93%originally (10months ago) we borrowed 95% so incurred the LMI at a princely sum. We were told that, through our lender which is Bank West, we would need to top up the LMI at a cost of around $500 which is acceptable. This was based on a higher valuation of $460K (borrowing 88%).
The real problem comes down to the low valuation so we are looking at different lenders. I think I understand the maths and know there are exit costs for changing lenders, however, is there additional LMI costs if you change lenders. I wouldn’t think so but have been told yes???
Thanks again.
Just something additional if it applies to you. If serviceability is an issue for the loan, which it was in our case, you can have the property in your partners name, the debt in joint names and still be eligible for the FHOG.
I had had proprty before, my partner hadn’t and we still got the grant which was helpful, and legal as well!
Hey Wayne,
Just got a quote done about a month ago for my place in Perth. Overall quoted was approx $2500 but that included a gas water system and a couple of bayonette points as well.
The actual cost of getting gas to the property is minimal as Alinta will pay for the first 20m (I think) from the mains and pay for the meter. Cost to you comes from reticulating around the house and hot water system.
Try calling Alinta Gas as they had a deal going where they would pay all costs and then you can pay back interest free over 2 years through your bill. Not sure however if that only applies to POPR or IP’s as well?
Let me know how you get on!
C@34,
Interesting, have always had good experiences with my broker so will now go and do a bit of independant research.
For a pre-approved, do you have to nominate the area you intend to buy? Didn’t think you had to note the property but hadn’t thought about a locality?
Sorry for the stupid questions but am still new at this game!
Thanks C@34, will do that.
Another interesting note, after discussing this type of IP with my current broker, I have been told that the maximum loan for an IP in areas such as Karratha is between 50% to 70% of the purchase price. Is this typical for rural or regional areas, or more a reflection on the fluctuations in CG/CL that you mentioned?
As a point of interest, I have seen a few of these style leases up in North West WA. These are usually defence / government tenants and have seen predominantly residential properties.
Has anyone got any experience with the Karratha area as the props I have seen have on face value been +ve geared with long leases, ie 3+3+3?
You’ve got me curious now, is it similar to an auction scenario where you can have a “reserve” price and the agent can reject offers on the vendors behalf below a certain price? I have always been submitted prices, regardless of how ridiculous, and have either said no thanks, or lets negotiate.
I suppose it also depends on market conditions as to how the agent and seller can afford to act. As a general question, how do market conditions affect the way you buy and sell property? I hope this dosn’t sound like too naive a question!
I would tend to agree with the above comments, way out of line. I always thought that the selling agent was obligated to submit all offers to the seller. From what you say, the offer certainly wasn’t unreasonable as a first pass. Its also very rare that your offers will go down so you may as well start low!
If you are serious about the property, my two options would be:
1. As suggested above, approach the vendor direct and explaining that they may save the agents commission, you may well pick it up for your offering price anyway.
2. Walk into the agents office with a cheque for the deposit to show just how serious you are.Good luck with it and let us know what happens!
My vote is for Padbury if you want more suggestions. The areas surrounding such as Hillary’s, Sorrento, Duncraig and parts of Kingsley have seen some good increases and if you follow the rule of neighbouring suburbs, Padbury looks promising. Has close access to the Freeway and train stations and is about 10 minutes drive to Joondalup not to mention being 5 minutes drive to the beach.
Also now living in North Beach which is pocketed between Waterman Bay and Trigg. You can still find reasonable prices in North Beach and Marmion which are walking distance to the beach if are lucky.
One place you might try is Ross’s Auctions. You can get some good deals there if you can handle the auctions and know what is a reasonable price to pay. Can get some good stuff there such as vanities, taps, etc as well as good prices on timber decking and flooring. Just need to sift through the rubbish and find the good stuff!
