Hi there
we have just been through the process of changing a short term rental to a permanent rental.  The reasons being the building management changed and they were trying to minimize our use of the property to the extent it wasn't worthwhile doing any more.

Having a permanent rental is better from a cashflow point of view as the holiday letting – whilst lucrative – you end up paying a greater proportion for the ongoing expenses – we were ending up paying 20% in every dollar toward expenses – and there was still an exit clean and linen of approximately $300 per month to pay.  There were some months where there was very little income – which becomes a problem with the bigger bills coming in regularly.

You will obviously have to do the due diligence to see whether having the property close to the beach will be good from a capital growth perspective as it doesn't seem attractive from a cashflow perspective

thanks

Hi WW

for perhaps a more extensive explanation of what your solicitor should do for you – look at the conveyancing protocol in the state where you are buying.

You as the buyer are looking at your property – from perhaps an emotional perspective – imaging your furniture in the property etc

You do need the items mentioned by Jon above – if you are lending money – you need to sort out your finances and you do want to be sure the property you are buying is structurally sound – hence the building and pest reports

What the solicitors do is help you investigate the title to the property – and make sure it can be transferred to you without any problems – this does require making inquiries of Government departments who may have an interest in your property – also local Councils whose planning laws may affect your property. Your solicitor will also explain the mortgage documents to you and your commitments to your lender. 
Where a solicitor could help is where – for example – there are unapproved structures on the property.  You may elect to buy the property as is – or get those structures approved or perhaps reduce the purchase price because of the difficulties in getting approvals down the track. These sort of issues would need to be addressed in the contract if you have concerns.
If there is something not quite right – for example the fence is in the wrong place – once again your solicitor can advise you and assist you with options.
Anyway – look at the conveyancing protocols for more info.
thanks

Hi there
I have had something similar happen with a re finance where the solicitor/conveyancer for the bank stuffed up and as a result I didn't have my money for 7 days.
I did jump up and down and they waived the interest payable for that period.

I do think it is worth complaining that the mistake has cost you money – specify it and require it to be deducted from any money you owe to the conveyancer.

If you still have problems – complain to your law society because you shouldn't have to wear the consequences of the conveyancer's error (assuming you did give the correct particulars to them for the cheque)
thanks

http://law.ato.gov.au/atolaw/view.htm?DocID=DSF%2FSMSFR2007D2%2FNAT%2FATO%2F00003

please review the above link in answer to your queries
thanks

http://www.somersoft.com/forums/showthread.php?t=36546&highlight=nominee

HI there
you may like to look at the above link as the issue was discussed.

It does sound as if the advice you are receiving will avoid double stamp duty – despite the costs

thanks

Hi there
there is no website as such but you may want to consider some of the DIY packages which would help you through the process.
Sorry can't recommend any because I don't usually use them.
If you are using real estate agent to sell your property – they will prepare any contract for you.
If you have a mortgage on the land you will need to liaise with your bank to discharge the mortgage (get in early with this – as it is the major cause of delays for a settlement)
The Buyer normally prepares the Transfer of Land so the only thing you really need to do is check any settlement figures sent to you and make sure your bank is ready to settle.
Hope that helps

HI there
you will have to clarify what your goals are – are you aiming for capital gain – then perhaps the house would be the better option (given the land content) -are you going for yield – then the unit may be the better option.
If you are fairly young then perhaps looking for capital gain is the go – and if you are on a reasonble defence salary then you can probably wear some negative gearing.
thanks

Hi there
why not contact your council and see whether the property can be strata applied, contact a surveyor to check out the costs involved and than contact a body corporate manager to find out the costs of lodging documents at the titles office and the ongoing costs of running a body corporate.

Unfortunately there is no ball park cause all of these things are variables.  There are people who do value add by this process

thanks

Hi there

your solicitor/conveyancer would be doing some inquiries (i.e. inquiry with Council) which would lead to finding out those details. 
Often the buyer's solicitor puts forward their proposed adjustments then the vendor's solicitor says how he wants the cheques to be drawn.
Why not contact your conveyancer and see what details they have?

Hi there
I think it best you consult with a solicitor to draw up a loan agreement between you and your son – that will give you a contractual right to lodge a Caveat – which will need to be stamped with mortgage duty (if your state has mortgage duty) – and once stamped can be lodged over your son's title.
Just be aware that if your son has an existing mortgagee – there may need to be some negotiation with that party as sometimes lodging a Caveat can be a default under mortgage documents which can cause your son problems with his financier – it may be worth having your solicitor consult with any mortgagee prior to lodging documents.
Another option may be to have all documents drawn up necessary to lodge on title if it becomes necessary –
thanks