Forum Replies Created
Hi Mark,
Same response as Simon, if the structures are seperate (ie on one lot) no need to subdivide. If the boundary is not where you like it you could do a boundary adjustment and in my area any change less than 10% doesn't need council approval. (check it out with you council).
Hi Richard,
Notice your comment above, on the same subject; My wife & I are in a joint tenancy with my sister and her husband in which we own outright how would the bank look at me wanting to utilise the substantial equity we have in the house? I don't want to sell it and developing it is about 12-18 months away, I just want to use some of the equity to keep building my portfolio and hate lazing money. thanks in advance
Hi Carpe,
Have you considered a joint venture with a developer; i.e. you supply the land they build the units. Tender it out and pick your best application. cheers
Depends on how big your block is, by strata titling your plot ratio is larger therefore being able to get more units on. You will probably find that subdiviing you will only get two units.
Hi DJ,
Obviously being a Surveyor I'm a bit bias; but the Surveyor the professional expert in the area of Subdividing he/she is the only person who can prepare the linen plan and create the new titles. A very good spot to start is your local councils recommendations on a Surveyor, find one and go and see him.
In my area I am normally first person on the job at the start of the process and the last off that being a registered plan. Why pay a builder extra for passing you on to a surveyor anyway. You should be able to find a Surveyor in your area who will project manager the process for you.
cheers
Peter WilliamsHi Simon,
Your best starting point woud be Institute of Surveyors Queensland http://www.isaqld.org.au/ go to links and talk to your relevant council on which surveyor they see on DA's mostly which matches the work you want to do, get their number and go and see them. Most Surveyors are extremely professional and the holdups are usually beyond their control and are more likely to be council or state departments red tape.
Hi Amanda,
Very indepth process well explained, if I could just add; as soon as you get your DA approved let your Surveyor know soon he can start his redefinition of the cadastral boundaries.
With older plans (1950-80 etc) measuring equipment was jigga(theodolite) and a wire compared to total stations and GPS so we find there are errors in title distances + or – plan original. Recent job I did for a 4 lot strata refinition plan we found an extra 0.15m in the frontage compared to the titile deed.
Having said this because it can take some time to redefine boundaries, prepare a linen plan and have it ready for the client, so the last thing you want to be doing is waiting for the plan to be completed when all the construction is complete.
Giving early heads up, the plan can be ready before construction is complete and council having both will speed up the process.
cheers[rambo2]
Peter Williams
http://www.landsurveyor.net.auHi Josh,
I purchased the book back in 2000 and have read it a few times since (great book). He does talk about property but not into too much depth, but you know if you can get one good idea out of a book it’s been a worth while purchase.
From his book I setup up a automatic investment program and this little sleeper is over 70k with just a startup of 5k, & has been getting over 12% easy . Look for one with low entry and management fees and follows the benchmark.
His other tips about saving money are gold and as he says ‘its not about how much you make but how much money you keep’. cheers[rambo2]
Peter Williams
http://www.landsurveyor.net.auHi Nick,
I agree with brc you need to find someone who is doing it and having some success. This forum is an excellent place to get movitated from and correspond with people who are more than willing to offer advice.
Confidence comes from within and can be taught, my two cents worth would be to start reading some motivational books on self affirmation and do not listen to people who think your mad. (start with “think & grow rich” Napoleon Hill)
cheers [rambo2]
Peter Williams
http://www.landsurveyor.net.auHi Guys,
I’ve been out of the forums for a while and thought I would dive right in.
In NSW when strating titling land that is freehold and the underlining plan is not connected to the states surveymarks (ISG & MGA coords) you will have to first complete a redefinition plan of subdivision to make sure there are no encroachments by your land or adjoining (this is complusory) this will cost around $5000. You will have to wait for this to be registered at lands department before you can lodge your strata plan (allow for council and lands department time).
Make sure with council what zone you are in and if strata will be allowed first. If the units are well constructed and there are no fire wall problems it should be failry straight forward to strata(employ a building inspector to let you know) Strata costs are based on amount of units and roughly 500-800 per unit depending on size etc.
hope that helps cheers[rambo2]
Peter Williams
http://www.landsurveyor.net.auMooky,
Canberra is very much a north side and south side town seperated by lake burley griffith. People who grow up on the south side would rarely moved to the north and visa versa.Ngunnawal is north and is close to belconnen town centre and gungahlin town centre(still constructing). One thing of worry is the streets can be very narrow compared to the rest of Canberra. It is new modern and alot of families. North side closer to Sydney/Melbourne to drive and south side closer to snow. In normal traveling time you can get from one side of Canberra to the other in 30 minutes.
Agree with other posts as best way to find a property in Canberra.
cheers
Wylie,
Go to the yellowpages or search the net for the Assocation of consulting Surveyors and find a Surveyor who is in your local area.This is a australia wide assocation with state branches run mainly by private licensed Surveyors as members. You will find one there to help with your project.
Hope that helps
Morty,
Try the following links to the institutional bodies. You will be able to find a few in your area.
http://www.architecture.com.au/i-cms?page=3939(Architect)
http://www.planning.org.au/vic/v2/ (Planner)
http://www.acsv.com.au/links.asp (Surveyor)cheers[cap]
Snowgum,
in my area(southern NSW)you can get your DA approved and you have 5 years act on it. I would say this would be fairly standard across the country but check it with your local council.
cheers[cap]
Bird,
The position of the existing house on a corner block is important so you can get one house coming of one street and the other house coming of the other. This makes it a tidy subdivision and more appealing to a potential buyer.
Not knowing your area I can only tell you what I do in mine but at the end of the day it is all pretty similar.
After your initial meeting with a town planner at counicl employ a Surveyor to do a contour and detail survey locating all the structures on the land in relation to your title boundaries. He could then prepare a concept subdivision design plotting the new boundaries and area’s etc. This plan could also be used in designing the new house by a house designer or Architect.
Once you have this prepare a development application to subdivide, pay your fee and wait till council decides if it fit all the laws etc before approving it.
The approval will come with conditions you have to meet(connecting sewer ties,elect,water,gas etc. for your new block). Go back to your surveyor and get him to finalise his subdivsion plan($ abt 3000-4000).
Lodge it at council for signatures and stamp, and then once your legal person has seen it lodge it at you lands department for registration. All these steps have cost.
hope that helps
Hi Bird,
Is there an existing house on it and where is it sited?
Firslty check with council to see if it can be done in it’s current zoning and what the minimal area allowed is. Secondly, can you do a straight subdivision (preferred) or will it have to be a strata subdivision?
cheers GQ
Hi Redhaven,
Happy my feedback helped. Just to let you know if you can get the Surveyor to do the Subdivision for that price hurry and sign him up. In my area I would charge double that. Watch out for all the other costs such as lodgement fees etc that will add up if you haven’t budgeted for them.
cheers GQ
lifeX,
I’ve lived in Canberra for 15 years and I love it. I know that is going to shock alot of people but we get bad press due to all the pollies here.I’ve also lived in Manly NSW and Brisbane, which were both great places. And I consider Brissy very similar people and things to do wise. Great place to bring up kids, good schooling and mostly safe.
Canberra is 2hrs to beach, 2hrs to snow and 2.5hrs to Sydney. It use to be very much a public service town but I would say it is now about 50/50. Prices have gone through the roof over the last 4 years with it now starting to fall slightly in the outer suburbs. Near city is still very high.
Medium house price approx. $340k for june 04. There are alot of postings here and the upper incomes like renting nice in places and nice homes. Never had to many problems renting my places out.
hope that helps
Redhaven,
I’m a surveyor in southern NSW so I don’t know what they do in Queensland but, I might be able to give you some advice regarding on what I do here.One cost allot of people overlook is the putting together of the development application. Rural res approx cost $10k this includes 6 consultants studies (survey design, flora and fauna, water, effluent,fire and archealogical). On a simple 2-3 lot subdivision I tell them to budget on 40-50k develop costs. (this comes from previous clients)
What I offer to clients is to organise all this so all they have to do is come in and sign and pay for it. You might find someone up there to do something similar.
Road building is very expensive(approx $400k/km) so you want to design it so minimal road building is needed. I don’t know if you have to supply sewer and water, but it sounds semi-rural so the buyer would have to put in a septic/envirocycle system and water tanks.
Down here water is the biggest problem with subdivision and putting in dams and bores is very hard, normally we create easments and share.
Sorry if I’m rambling on, but one more point I would consider is possibly maximising your block yeilds.ie. 8×1/4 blocks and keeping your 1 acre or 12×1/4 blocks built up around the existing house. It would depend on the figures etc.
hope that helps[cap]
One method I saw used was to do a mockup of one of the units fully furnished, kitchen complete and just a matter of walking through and chosing colours etc.
From the outside it looked like a big shed but inside it was one of the units and they had a big colour photo of what your proposd view was to look like.
Alot better selling tool than plans that most people can’t read(obviously more expensive, but you could reuse the materials latter who knows).
[cap]hope that helps
GQ
