Forum Replies Created
Work off the theory Aussies are Kiwis and Kiwis are Aussies.
No Problems. Have to agree with Cameron though on the Securitisers side of things. Other than that Won’t be a hard one to work with.
Stuart Milne
Non-Conforming Specialist
READY Mortgages
http://www.readymortgages.com.au
[email protected]
Mob: 0404 056 055I think I’d prefer the Trike to the cash personally. Send their solicitor a letter of demand for it. Then see of they offer your cash back instead…
Default or Penalty interest is common place now. I always put “NIL” in my contracts. This covers the seller as well, but, there are other ways to fix them if they are unable to settle on the appointed day.
Last batch of it I paid was somewhere around $1500 due to Bank not caring either way. Typical. Then they wonder why I got an attack of the Ford Pills and left heading to another Lender right after settlement…
Stuart Milne
Non-Conforming Specialist
READY Mortgages
http://www.readymortgages.com.au
[email protected]
Mob: 0404 056 055Try getting the Pool guys to back fill it for free. Check with your local council too they often excavate and look for places to fill…
Stuart Milne
Non-Conforming Specialist
READY Mortgages
http://www.readymortgages.com.au
[email protected]
Mob: 0404 056 055if you want a Duplex built use a normal everyday builder.
If you want something like a 3-story walk up complex look for a commercial builder…
Stuart Milne
Non-Conforming Specialist
READY Mortgages
http://www.readymortgages.com.au
[email protected]
Mob: 0404 056 055Depending on the Lender this would be a standard practice. Most will require this in order to complete the funding of your new purchase.
Stuart Milne
Non-Conforming Specialist
READY Mortgages
http://www.readymortgages.com.au
[email protected]
Mob: 0404 056 055Originally posted by The Wild One:Thank you all for your tips. I have some that haven’t been covered yet and they are :
2 : I prefer to give my managers gifts rather than the tenants. A good gift is something like a hamper from the cookie man which can be shared with the whole office.Tenants come and go, especially in cheaper ereas.
3 : Never put the date on the contract, always finance 14 days and settlement 30 days from date of vendor signing contract. The reason being if the vendor doesn’t sign the contract straight away you may find your self running out of time.
The contract should always be filled out that way anyway. Oh and try 21 days finance and 45 Settlement. You can always wind back your settlement to give some leverage in negotiations. Negotiate the Terms then not the Price!
As for the Tenants – A gift voucher and Christmas card seem to do the trick for me especially when one has their lease renewal sent out to them two weeks before christmas – It always seems to wind up signed and returned just after New Years! Funny how that works isn’t it. Oh wait thats remembering they are humans too…
Stuart Milne
Non-Conforming Specialist
READY Mortgages
http://www.readymortgages.com.au
[email protected]
Mob: 0404 056 055Personal Loans are used for deposits in increasingly common numbers these days. I’ve done three in the last week alone. There is a lender who will do this and that is all they do. There is an artform to it though and you may find it will take a while for it to turn your I.P. in a CF+ Position although this is entirely up to yourself. Otherwise there are always 100% investment loans available?
Some food for thought…
Stuart Milne
Non-Conforming Specialist
READY Mortgages
http://www.readymortgages.com.au
[email protected]
Mob: 0404 056 055Originally posted by PaulTextor:Hi Turnby,
In SE Queensland you could try the following:
– Beenleigh
– Inala
– Goodna
– Ipswich
– Logan (generally)
– Teviot Downs (in Beausdesert shire)O.K. here we o Beenleigh – 10 year plan, and everyone I have spoken to agrees, but positive cashflow is available if you look and do some work.
Inala – Currently experience Capital Losses in some (well actually 65%) of the properties I’ve viewed there Cashflow? No Idea didn’t bother looking.
Goodna – Well given it has Brookwater (Greg Normans Golf Course) I would be warty as to which area I bought in. I’d probably lok more towards Collingwood Park or Redbank Plains although no doubt it will get some Gains through the Longer Term buy and Hold. Cashflow for the outlay? So – So. You’re going to have to work for it…
Ipswich – Buy Commercial here and you will be on a definite winning horse. Prices have risen at a rate exceeding the rental returns and as such you will struggle to find CF+ property here. I said struggle not you can’t…
Logan generally – Not so bad. Avoid some of the areas though due to pricing outstripping rents in some instances down to 3% return. Look towards Bethania and Edens Landing here for some Awesome CG + the CF+ Positive stuff!!!
I’m not so sure in relation to Teviot Downs. Conflicting views on this one abound. Beaudesert though will over the next few years become a major infrastructure hub and this should see some interesting results here. I would almost suggest it is already happening…
People – Do your own research and DD Like the Punters Line if your using me instead of reading the form guide yourself you may lose some dollars. (Then if you do I have too!!)
Either Way Best of Luck…..
Stuart Milne
Non-Conforming Specialist
READY Mortgages
http://www.readymortgages.com.au
[email protected]
Mob: 0404 056 055I love those offers over “X” listings!
What they mean is the Vendor is willing to accept “X” and has asked the agent to list it for “X”. The agent duly does so and then runs with it listed in this manner in the hope of overachieving for the Vendor. This boosts their egos, the prices in the area, their commission and sometimes the Vendors Referrals.
Ignore that, offer the amount you believe the property is really worth. Does it need – New Kitchen, Bathroom(s), Floor Coverings, Paint, Fencing, Guttering etc???
Now the hard part – Put your offer in writing. Ensure you also MAIL a copy of your written offer to the Vendor. You can decide wether or not to inform the agent you have done this. Just don’t take at face value the rejection. It may well be the agent rejecting the offer.
Oh and to answer your other question: YES!!! That is exactly what the agent is hoping to achieve by doing this. It ups your offer price and increases his chances of earning more commission. IGNORE IT!
Good Luck…
Stuart Milne
Non-Conforming Specialist
READY Mortgages
http://www.readymortgages.com.au
[email protected]
Mob: 0404 056 055Are you looking for someone to allow you to capatilise the interest? Are you wanting a lend againsst the Gross realisation? I’m thinking that’s where you were at judging by your post? Depending on your situation and how straight up and down it is will depend on where your unding is best placed.
Be happy to discuss it further with you off forum if you wish?
Stuart Milne
Non-Conforming Specialist
READY Mortgages
http://www.readymortgages.com.au
[email protected]
Mob: 0404 056 055Try
the question online asks you: “are you and owner occupier?”
Your answer would be yes. Naturally it then doesn’t ask if you have boarders so I wouldn’t think you would have to ask? I’m not so sure. I tend to go hazy and forget stuff occasionally…
Stuart Milne
Non-Conforming Specialist
READY Mortgages
http://www.readymortgages.com.au
[email protected]
Mob: 0404 056 055Alright here are the basics. I don’t have the time to run right through this so some quick basics for you for now and a paid lesson later! No. Not really unless you say please…
CHOOSE YOUR TOOLS:
There are a number of tools a negotiator can bring to the table and these include non-verbal sensitivity, listening, questioning and persuasive and signalling skills, strategies and tactics, cultural and gender sensitivity, and familiarity with with the communication channels.NON-VERBAL SENSITIVITY:
To be a complete negotiator you must learn to be a complete communicator. You must be aware not only of what is being said out loud, but what is NOT being said, including posture, gesture, eye contact, clothing (not to mention my favourite – FALSE body language as a tactic.)
PERSUASIVE SKILLS
Learning to negotiate requires learning to persuade people to your point of view, AND being able to detect persuasive techniques when they are being used on you. This is vitally important in determining the way we negotiate and our success at it.
LISTENING AND PROBING SKILLS
To be a good negotiator not only do you need to be a good listener and set aside everything else other than what is said, but you also need to be a great questioner and be able to probe your opponent.
SIGNALLING SKILLS:
In the negotiation process you must not only listen to the spoken word, but you must listen to the Body Language of the other side as well. It is crucial to winning that you have to be able to decipher their body language and determine when they are using false signs in order to lure you in.
CULTURAL AND GENDER SENSITIVITY
I think this one speaks for itself really. If you stay sensitive to cultural differences then you should be well respected at the close of business and through the future.
COMMUNICATION CHANNELS:
Know all the Pro’s and Cons of the different mediums available to you to use during your dealings and the powers they have. These are things such as Phones, Email, faxes and in person etc;
STRATEGIES AND TACTICS:
Identifying the tactics being used by the other side will save you no end of trouble whilst on the floor in the thick of it all.Some people think they are overrated, but you still need to know what they are and be able to identify them as they arise if only to defend yourself from them.
PLANNING:
No doubt you’ve heard the saying Prior Preparation & Planning prevents Pi$$ Poor Performance? It is never more true than in the midst of a negotiation. If yu fail to plan you plan to fail. research, research, research. Knowledge is the true sword you have to defeat your opponent with. If you plan well you will win. Maybe not everytime, but it will leave you in much better stead than if you lob up and start the game…
That was just a simple version of a much more complex animal. Remember this – The K.I.S.S. Principle applies just as much to negotiation as it does to any other form of business transaction.
Now you know the basics, next time you get confronted with a negotiation, you can smile, kick back relax and enjoy yourself. After all it’s fun. Otherwise we wouldn’t do it right?
And remeber the end of the negotiation is really just the beginning of a whole new adventure.
Stuart Milne
Non-Conforming Specialist
READY Mortgages
http://www.readymortgages.com.au
[email protected]
Mob: 0404 056 055O.K. the theory behind a Salary sacrifice is this –
Tax Without Salary Sacrifice:
You earn $1000.00 Gross Per Week
You Pay $300.00 Tax Per week
You also Pay $150.00 Per Week on Your I.P.
You Nett $550.00 Per Week After Tax and your investment are paid for.
Tax With Salary Sacrifice:
You earn $1000.00 Per Week
You put $300.00 Per Week Towards your Salary Sacrificed I.P. via your employers payments on your behalf
Leaving $700.00 Per Week
You Pay $150.00 Per Week Tax
You still Nett $550.00 Per Week, but have managed to reverse the Tax man and yourself so your I.P. gets owned a hole lot quicker, and you pay less tax.
Is it any good for your situation? I couldn’t tell you. I do know of a whole group of guys and it is the only viable way for them to go, because their employer pays their Super directly to them matching Dollar for Dollar their Total Earnings. They then pay 47.5% Tax on every dollar earnt, and paid in Super. Basically in their situation they need it and we set it up for them through their Employer to ensure they not only had some tax benefits, but also to ensure they had something to retire with.
I’m not an FP. I only know how the system works. Oh and when discussing it remember this – Every Dollar you Sacrifice comes off your gross earnings AND lenders will not assess it as income because technically under the law it isn’t. Think long and hard about just how good it really will be for your situation and if you have doubts speak to another 3 people and get their ideas…
Stuart Milne
Non-Conforming Specialist
READY Mortgages
http://www.readymortgages.com.au
[email protected]
Mob: 0404 056 055Alright this is based upon Queensland:
In short if the Vendor of the Property is unable to settle as per the terms they have agreed to in the contract you are entitled to walk away from the Contract. that is option one. We already know you don’t wish to do this. Option 2 is you can delay settlement until they can settle as per the terms agreed to in the contract. You should also be in a position to recover liquidated damges from the Vendor which he/she/they will then inturn recover from the Agent. This is why the Agent is pushing for the settlement as planned – They are attempting to cover themselves. speak with your solicitor. Have them issue the notice for Damges and the delayed settlement upon the Vendor and shaft the Agent for his/her incompetence. Ultimately it is your right to take Vacant Possession as per the agreed time and date. You can get another substantial amount of cash OFF the purchase price which will ultimately come from the agents hip pocket as they have caused the problem. They should have delayed settlement right from the start in order to give the Tenants notice. They caused it you are entitled to do it so go your hardest…
Stuart Milne
Non-Conforming Specialist
READY Mortgages
http://www.readymortgages.com.au
[email protected]
Mob: 0404 056 055Jaspar – Which state are you in? If you’re in QLD head for
then look for the Land duty link. That should take yu where you need to go. First home though to save you the hassle will be rebated so nothing although you may have to pay it upfront. (Qld ONLY! I can’t advise on the other States.)
Stuart Milne
Non-Conforming Specialist
READY Mortgages
http://www.readymortgages.com.au
[email protected]
Mob: 0404 056 055I’m all of a sudden thinking about a 100% loan which has a 6.99% interest rate and no ongoing monthly fees and charges would be a good thing. Otherwise, there are a couple of other products around which wil allow you to use Parents security. One of them happens to be a Low-Doc Product which may make it even easier again to get the funds.
Your options abound squire…
Stuart Milne
Non-Conforming Specialist
READY Mortgages
http://www.readymortgages.com.au
[email protected]
Mob: 0404 056 055I haven’t read the article yet so I’m guessing he’s either Assett Lending, Low/No docking them and/or running off the fully verified status of his last 2 Chaffeur Business Taxation Returns.
I’ll go and read it then come back to you with a more informed (hopefully) idea…
Stuart Milne
Non-Conforming Specialist
READY Mortgages
http://www.readymortgages.com.au
[email protected]
Mob: 0404 056 055Thats an easy one to get funded.
Not saying anymore than that.
No. Really.
Stuart Milne
Non-Conforming Specialist
READY Mortgages
http://www.readymortgages.com.au
[email protected]
Mob: 0404 056 055In short to answer your question: Yes. Plenty. Basically they are all the same funders. i.e; Superannuation Funds Private investors etc;
They aren’t bad and depending on who you end up with they can be very good.
Stuart Milne
Non-Conforming Specialist
READY Mortgages
http://www.readymortgages.com.au
[email protected]
Mob: 0404 056 055AAh yes the fabled mistints. Cheap and the same, if not better in most of my cases quality paint for well under half the standard cost!
Back to the out side – Prep depends on the surface you are intending on painting? If it’s wood such as weatherboard then run over it first with an angle grinder and 300 – 400 sanding disc followed by a either a 900 or a 1200 disc to fine it up. (Both if you have the time and inclination!)
If on the other hand you are doing something like a fibro shack then simply grab a steam pressure washer, hok up 20Litres of bleach to that bad booy and scrub it with the bleach and a SOFT Bristled Broom. If you have heaps of mold let it sit for a couple of hours then come back re-run it and scrub it on the 2nd wash. Make sure you have thoroughly rinsed the house following this treatment and I mean half the water in Lake Eyre when it’s full would be a great amount to use or your paint will peel very very quickly. (Within 6 months on average maybe longer if you’re lucky.) Once you’ve prepped and washed both surfaces (Only hose off the Weatherboard and let it completely dry) then you may begin by spraying the side of the house. Nice long overlapping strokes allowing the paint to taper off is ok, but for a more consistent finish, walk up and down beside the house you’re spraying and hold the gun on from one end to the other as far as is practicable.
Like any other trade, if you do it often enough it becomes easy and can actually be fun.
Good luck…
Stuart Milne
Non-Conforming Specialist
READY Mortgages
http://www.readymortgages.com.au
[email protected]
Mob: 0404 056 055
