Forum Replies Created
- The Newbie Investor wrote:
I have been reading a lot on these forums and everyone talks about interest only loan structures, I have read a few of austrailan property books and all go against the interest only loans, am I missing something here??
I would be suprised if this is the case. Can you point out any books in which this is recommended?
Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
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Email MeLawyer, Mortgage Broker and Tax Advisor (Sydney based but advising Aust wide) http://www.Structuring.com.au
FIRB. See the Foreigin incursions and takeovers Act for foreign purchasers. Or ring the FIRB.
Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
http://www.Structuring.com.au
Email MeLawyer, Mortgage Broker and Tax Advisor (Sydney based but advising Aust wide) http://www.Structuring.com.au
Don't confuse a mortgage with a loan. The mortgage is the lenders interest secured over the property. The loan is the money lent.
You can only sell a property if the mortgage is discharged and title released. To get a bank to release the mortgage the loan needs to be repaid in full.
Interest only acrues daily and is added monthly. So if you have a loan for $500,000 and pay PI it will be slowly decreasing to $0 over 30 years. If you sell after 1 year for $550,000 the remaining balance may be $495,000 – or $395,000 if you made an extra $100k payment. This means you would be left with $55,000 or $155,000 in cash after the sale and discharge of the loan and mortgage.
Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
http://www.Structuring.com.au
Email MeLawyer, Mortgage Broker and Tax Advisor (Sydney based but advising Aust wide) http://www.Structuring.com.au
You should seek financial advice as you can only contribute a maximum of $25k pa to super and this includes the 9% guarantee. Any contributions are taxed at 15% going in and the income as taxed at 15% too. Once contributed to super the funds cannot be withdrawn until you meet a condition of release such as retirement.
Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
http://www.Structuring.com.au
Email MeLawyer, Mortgage Broker and Tax Advisor (Sydney based but advising Aust wide) http://www.Structuring.com.au
AM2778 wrote:Hi All,I have a PPOR, on which i have a separate Loan Account – PPOR LOC. This LOC was used to buy an IP.
Over the years, the IP has increased in value. I have accessed the increased Equity of the IP by setting up a new Loan – IP LOC.
Question
1) Can I use the IP LOC to pay down the PPOR LOC?
2) If so, will there be any tax benefits for doing so?
3) Can I re-direct the IO repayments of IP from the IP LOC? I mean, the increased IP LOC (Separate Loan) be used to service the IP IO repayments?
4) Can the IP LOC (Separate Loan) also be used for all IP expenses (Council Rates, Water Bills, Insurance, etc)
Would appreciate if someone can clarify this.
Many thanks
am2778
1. Yes
2. No
3. Borrow to pay interest? Possibly, you need to seek advice on this as interest could be denied.
4. Yes.
Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
http://www.Structuring.com.au
Email MeLawyer, Mortgage Broker and Tax Advisor (Sydney based but advising Aust wide) http://www.Structuring.com.au
It will probably be transferred at market value as on the date of transfer – stamp duty by transferee and tax by the company payable too. But it is not so simple as you would also own shares in the company and these may need to be transferred as well. Any guaraantees provided on the loans? Directorships?
Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
http://www.Structuring.com.au
Email MeLawyer, Mortgage Broker and Tax Advisor (Sydney based but advising Aust wide) http://www.Structuring.com.au
Not correct. Your accountant doesn't seem to understand tax!
If you borrow to buy the managed funds you could claim the interest. But, if they managed funds are sold you could not claim the interest from that point on.
You may be better off selling the property and starting again..To save a bit in fees, you may want to consider selling to a spouse or a related trust. In Vic spousal transfers are duty free, but not in NSW.
This is a common problem people get into.
Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
http://www.Structuring.com.au
Email MeLawyer, Mortgage Broker and Tax Advisor (Sydney based but advising Aust wide) http://www.Structuring.com.au
Some other ways to protect assets are:
1/ Not to have any
2. encourage your spouse/parents etc to own instead of you
3. private loans and mortgages
Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
http://www.Structuring.com.au
Email MeLawyer, Mortgage Broker and Tax Advisor (Sydney based but advising Aust wide) http://www.Structuring.com.au
Terryw wrote:I might have an old wrap kit floating around somewhere. Will have a look over christmas.Sorry, I couldnt find my kit. I think I may have given it away to a forum member a few years ago now.
Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
http://www.Structuring.com.au
Email MeLawyer, Mortgage Broker and Tax Advisor (Sydney based but advising Aust wide) http://www.Structuring.com.au
If your friend is sole director is can be good asset protection for you is the business goes under, but risky for you as you won't have control of the company. He could transfer money or have the company enter into contracts etc
A hyrbid trust is one in which there are discretionary aspects and units. The deed could specify capital to the unit holders and income to the discretion of the trustee, for example. However this wouldn't provide any additional asset protection, but probably weaken it. Units are property.
I don't know what you mean by:
And to make matters even more interesting, we would like to eventually have all future businesses inject profits/losses back to the same Pty Ltd for tax offsetting purposes.
Trust can distribute income into a company, but not losses. If the company is trading it could retain income and be taxed on it.
Purchasing a PPOR in a trust is not generally done as you would lose the CGT exemption and be subject to land tax possibly – 2 taxes where there otherwise would be none. There are other ways to structure with some asset protection. And don't assume trust = asset protection because there are a number of ways this could be attacked, especially in the early years.
Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
http://www.Structuring.com.au
Email MeLawyer, Mortgage Broker and Tax Advisor (Sydney based but advising Aust wide) http://www.Structuring.com.au
mattliasiian wrote:Wow really is it that easy to be misled and have a very bad loan structure?I mean you know of my circumstances max price $300,000 want to buy for PPOR and than eventually turn it into IP after 3-5 years. Hopefully he will help me choose the best loan structure. Is there anything I should look out for? or really important questions to ask? Thank you so much for your advice I am very new to this and I rather ask dumb questions than make a dumb mistake.
Yes it is. As a lawyer I see incorrect loan set ups daily. Two main mistakes are:
1. cross collateralising loans
2. ruing deductibility of interest – or tax ineffecient loan set ups = losing money.
Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
http://www.Structuring.com.au
Email MeLawyer, Mortgage Broker and Tax Advisor (Sydney based but advising Aust wide) http://www.Structuring.com.au
TheNewGuy wrote:I just renewed all of my insurances. I have Income Protection for 3 months to death, at 80% of my salary. 3 months to 24 months is in my super, and 24 months+ is via Macquarie Insurance.For permanent injury / death, I have $750k lump sum, and a pension paid to my wife ~ $15k p.a + CPI for the rest of her life.
I have ~ $800k in loans, including one IP and our PPOR. So this should leave her in a relatively 'ok' state, by providing no mortgage and a yearly income (including rent) of about $35k. I don't want to be worth more dead than alive!
I am sure her new husband will appreciate this!
Instead of paying your wife directly you could pay your estate and then divert it into a testamentary trust with certain controls to lessen the chance of any new spouse taking 'your' assets instead of them going to your children.
Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
http://www.Structuring.com.au
Email MeLawyer, Mortgage Broker and Tax Advisor (Sydney based but advising Aust wide) http://www.Structuring.com.au
mattliasiian wrote:Hey guys I am 20 yrs old and looking to buy my first property in early 2014, my max price $300,000 with a 20% deposit. My question I wanted to ask was, should I see a mortgage broker or just borrow directly from the lender ? Whats some trips and traps to look out for ? how do I find the best price ? or the best broker ? any real estate traps from the agents? If there is any step by step advice please feel free to add in because I assume the majority on this forum have already existing propertys and are well experienced. Thank You for taking your time to read my question and Happy 2014 best of luck to all your properties in the New YearNever go directly in my opinion. You need advice on structuring the loan and there are a few tax strategies you could employ with that deposit money too – have your cake and eat it type.
Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
http://www.Structuring.com.au
Email MeLawyer, Mortgage Broker and Tax Advisor (Sydney based but advising Aust wide) http://www.Structuring.com.au
neilharrison_253 wrote:Hi TerrySadly face to face would be somewhat difficult. I am currently based on the Sunshine Coast. Do you have anyone local that you could suggest. Am also looking for someone to deal with long term as i get more involved in SMSF / Property Purchasing / Trusts ect
Regards
You could try RPI from this forum. He is also a solicitor.
Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
http://www.Structuring.com.au
Email MeLawyer, Mortgage Broker and Tax Advisor (Sydney based but advising Aust wide) http://www.Structuring.com.au
neilharrison_253 wrote:Hi TerryThanks for the response. I do indeed have children. I would want all to go to my wife or visa versa however if something were to happen to either of us split 50/50 between my two kids. Is this something that can be done over the phone with yourself ?
Regards
Possibly. Ideally a face to face meeting would be good!
Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
http://www.Structuring.com.au
Email MeLawyer, Mortgage Broker and Tax Advisor (Sydney based but advising Aust wide) http://www.Structuring.com.au
Hi
It all depends… If you wanted to leave the property to a specific person then it may be better to wait. If you want to leave everything to your wife and vice versa then it may not be essential. Generally under the intestacy rules a spouse would get everything – this varies from state to state and depends on whether you have children from a different relationship etc.
But consider also what happens if you were both in an accident and died together.
Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
http://www.Structuring.com.au
Email MeLawyer, Mortgage Broker and Tax Advisor (Sydney based but advising Aust wide) http://www.Structuring.com.au
minds-eye wrote:Terryw wrote:Short answer = nope.If you are sued you could lose all your assets.
But to reduce the chances of you getting sued, you could set up the business in a limited liability company.
There may be a few things you could do to further encumber your property so that you have little equity. Would need careful planning and would be costly to set up, so you need to weigh up the costs v risks.
Hi Terry, Once again thanks for your input.
If I setup the business and I am one of the directors, am I not still liable in the case that we are sued?
From the ATO website: A company provides some asset protection but directors can be legally liable for their actions and, in some cases, the debts of a company.
Hi M
It is a well established legal principle that a company is a separate legal person different to its directors and shareholders. But because this has been open to abuse there are many laws in place which can make a director liable. But as long as you or the company are not doing anything illegal you should be right. One risky area is OHS – an employee injures themselves because you as director didn't fix a problem. Another is unpaid super or company tax etc.
Debts, you would generally not be liable for. But there are few lenders who will lend to a $2 company so what happens is they ask for a personal guarantee from the directors – and this means you are guaranteeing the company's debt so if it cannot pay you will have to or be sued and potentially lose your assets. A good reason to have one director only
Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
http://www.Structuring.com.au
Email MeLawyer, Mortgage Broker and Tax Advisor (Sydney based but advising Aust wide) http://www.Structuring.com.au
Short answer = nope.
If you are sued you could lose all your assets.
But to reduce the chances of you getting sued, you could set up the business in a limited liability company.
There may be a few things you could do to further encumber your property so that you have little equity. Would need careful planning and would be costly to set up, so you need to weigh up the costs v risks.
Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
http://www.Structuring.com.au
Email MeLawyer, Mortgage Broker and Tax Advisor (Sydney based but advising Aust wide) http://www.Structuring.com.au
s0805 wrote:Qlds007 wrote:Anz will allow the funds to be paid back into the loan itself on drawdown without closing the account (I have done it on 2 forum clients loans which settled over Xmas).Richard/Jamie, that's good to hear that ANZ does allow the loans to be paid back on drawdown. Just so i
understand it right u mean using redraw…..so drawdown the IO loan and park all the money on redraw on the
settlement….and use it from redraw when you are ready…is that right? that means i don't need offset accounts then…
Given if I've understand this right….question for you Richard as you've done it for some of your clients…how to
use this redraw money to pay for for example deposit or something….the reason I am asking is i've been told by ANZ
that they don't allow cheque to be written from redraw account….so basically i've to manually take money from
redraw and park it somewhere (not mixing with non deductible for sure) to write cheque from…..i wonder what your clients
did in that situation? as somewhere it this forum there was discussion about not breaking the nexus…..
currently I've three loans (secured against IP, secured against PPOR & equity borrowed from PPOR) all of them
are seperate IO loans….now that I am planning dip into equity of PPOR again…just wondering can I top up the
existing IO loan or additional equity needs to be setup as seperate loan….atleast this way i avoid having multiple loan accounts…
will ANZ allow that….??
I have previously attempted to get ANZ to pay a draw down back into the loan and was refused. I went higher up the line as far as a could but no luck.
Also, once you get the money into the loan then how do you use it.
I would advise using a LOC if possible.
Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
http://www.Structuring.com.au
Email MeLawyer, Mortgage Broker and Tax Advisor (Sydney based but advising Aust wide) http://www.Structuring.com.au
junkyster wrote:Terryw wrote:One is for you to buy your wife's apartment at full market value. Use the proceeds to pay off your townhouse. Charge the tenants market rent – even if you may have to gift them the money to pay. This way you get rid of non deductible debt, avoid stamp duty, save a heap of tax and are in a good position to invest.This is an interesting one for me to think over. Instead of buying over, I could 'transfer' the property to my name and do the above as well? I believe there is no stamp duty when transferring between spouse? More research for the weekend!
vagirl2012 wrote:Welcome and good luck in your investing adventure!Thanks
No, you couldn't. Well, a transfer is a sale. And there is no stamp duty in vIc on spousal transfers whether there is a gift or a sale. You could only claim the interest as a deduction if you were borrowing money to buy. If your wife is gifting to you then there is no reason to bororw, and if you did the interest wouldn't be deductible.
Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
http://www.Structuring.com.au
Email MeLawyer, Mortgage Broker and Tax Advisor (Sydney based but advising Aust wide) http://www.Structuring.com.au