Commercial Property Settlement

If you are buying or selling commercial property

Unlike residential property, if you are buying or selling commercial property the Offer & Acceptance contracts are often more complex and there needs to be special care taken to ensure that you meet your obligations regarding GST.

The director and founder of Supreme Settlements Pty Ltd, Iolanda Raffa says her commercial conveyancing settlement services extend to industrial premises, shopping centres, inner city strata office suites, multi-storey commercial and mixed use building and blue chip retail showrooms.

Iolanda states: Throughout every stage of the settlement process, communication with our clients is to explain all legalities and jargon so they know what is taking place and why.

We understand the issues that can occur in buying or selling commercial property. We work closely with our clients and with their objectives in mind to determine the right outcome.

Review every detail of the transaction

My experienced team, continues Iolanda, will carefully prepare all of the necessary real estate documents and review every detail of the transaction to make certain that their interests are safeguarded. We are PEXA compliant. e-Conveyancing is a natural extension of the technologies employed in commercial property transactions.

When you are buying a building, developing your rental portfolio or buying a unit to start a small business, it’s important you deal with a team who understands you and your business goals.

When it comes to commercial properties, Iolanda explains, it’s all about time and money. Make sure all financial considerations are taken care of. There is no room for err.

Iolanda describes Commercial transactions as being complex and recommends that clients undertake research. Seek advice and understand the risks and benefits before they enter into a contract.

At Supreme Settlements, the team can provide professional and efficient conveyancing for a range of commercial property dealings. It all starts with a dream and a question.

Links

Lets look at Western Australia Commercial Property

Continue reading “Commercial Property Buying or Selling”

Investing and finding your property.

If you are looking to investing and finding your property, read the real estate classifieds closely.

You will get a good feel for the relative prices and rent levels that prevail among and within the various neighbourhoods and communities in your area.

Over periods of 5 to 10 years, nearly all types of properties gain in value because population, jobs, incomes, and wealth (buying power) grow faster than the amount of new construction.

You may be considering a house, but why not consider a duplex, triplex, or apartment.

To make money in real estate, you need to control a property. The most common way to obtain this control is through ownership.

Sometimes you can find great deals in real estate.

In real estate—unlike the stock market—you not only make money when you sell, you can make money when you buy. In the stock market, you can’t buy a stock for less than its market value. In real estate these transactions occur every day.

Every day property owners hit hard times. They are laid off from their jobs, file for divorce, suffer accidents or illness, experience setbacks in their business, and run into a freight train of other problems. Any or all of these calamities can create financial distress. If that means selling their property for “less than it’s worth,” then that’s what they’re willing to do.

When you invest, you expect to profit as the property appreciates in value. Over the long run, as construction costs go up and population increases, property values nearly always increase.

Typically, a city, town, or vacation area begins to boom. Jobs and wages go up. More people move in. Interest rates decline. Apartment rents and home prices climb higher.

If your intent is to become an investment property landlord, remember you are not just a landlord, you are providing your future tenants with a product (housing) that stands out and stands above your competitors.

Many beginning investors jump to buy a property because in some way it seems like a good deal. But before you rush into something because it seems to look good, figure out whether the deal will be good for You. Evaluate the deal in terms of your longer-term personal and financial goals.

Remember, as an investor, you are doing deals primarily to make money. Don’t become emotionally attached to an investment property as you might a house that you intend to occupy as your long-term home.

Creating value and trading up offers you the safest and surest path to building wealth in real estate.

So before you step foot in your first open house, do yourself a favour: Conduct your own research.

Supreme Settlements are your professional conveyancing settlement agents team for all property settlement.

When it comes to our finances, investing doesn’t come naturally.

Working for someone else generally does not make you rich. Being the employee just makes you the employee.

When it comes to our finances, investing doesn’t come naturally.

Getting started always is the toughest part when taking on anything new. Investing is no different.

The beauty of real estate is that a small investor can earn a similar percentage return that any large investor will earn.

Most people get their start in real estate investing by purchasing their first home.

One great advantage of an investment in real estate is that it allows you as much or as little control as you desire.

Banks know that real estate is one of the safest products to loan against and they can get their security back fairly quickly if something goes wrong.

When we’re just starting out, our Government gives us a helping hand. First Home Buyers Grant helps us to buy our first property.

The fact remains though —you still need cash to get started investing.

Land appreciates over time, so even if all you can afford is a counrty or outer suburb house – it could be a wise choice, provided you have assessed the supply and demand, affordability and economic factors

When times are good, people fret over the deals they’ve missed. When times are bad, these same people claim that real estate is no longer a good investment. Either way, they always find some way to colour the future bleak

Think about your future. Imagine you’re reading the real estate classified ads 10 years from today. What do these ads of tomorrow say? Are property prices higher or lower than they are today?

To solve any problem, first ask a question. Questions and the habit of asking them lead you to discover possibilities.

Most of us squander our time and our money pursuing transient pleasures. A new car, a trip to Europe, $20+ lunches, TV, football weekends—we waste our precious talents and resources. As a result, we suffer long-lasting regrets. But if you do today what others won’t do, tomorrow you’ll be able to live in the enviable style that most people will never be able to experience.

Do your research, ask the questions, and know the answers. Then decide.

The future only arrives from your past decisions.

See you there.

Supreme Settlements your team for conveyancing, professional settlement agents, and property settlement.

Terms of Investment

Property investment is about a desire to purchase property and to gain from potential financial growth.

Property Investment is it for you?

For newbies, if you are planning to enter the property market you will benefit from knowing some of the terms used by investors and media.

A journey starts with a single step forward. Let yours be one of adventure.

People, of course, invest in properties to make money, and so making a loss is never ideal.

You will hear the word gearing used a lot. The term ‘Gearing’ simply means borrowing money to buy an asset. But then of course there a different types of gearing.

What is negative gearing?

Negative gearing is when you borrow money to invest into an asset (usually a property) and the income you make from that investment, i.e. the rent, is less than your expenses, meaning that you’re making a loss.

What is neutral gearing?

Neutral gearing is when you borrow money to invest into an asset and the income you make from that investment, i.e. the rent, is equal to your expenses.

What is positive gearing?

Positive gearing is when you borrow money to invest into an asset and the income you make from that investment, i.e. the rent, is more than your expenses.

In short, negative gearing will make you money if the property’s long-term capital growth is greater than the loss you make in rental shortfall.

However, for negative gearing to work, investors need a reliable cash flow to cover pre-tax borrowing costs and to earn enough income to meet their loan repayments.

Capital Gain and Cash Flow

Every one talks about capital gain and cash flow.

What is capital gain?

Capital gain is the profit an investor makes after deducting the initial costs of property purchase and associated selling costs and it is taxable.

What is capital value growth?

Capital value growth may occur if a home’s amenity is improved with renovations or
extensions, or where there is a shortage of homes and/or strong demand from buyers.

What is cash-flow?

Cash-flow is what is left in an investor’s pocket once all regular ongoing costs are deducted from all regular income (rent).

What is negative cash-flow?

Negative cash-flow is a shortfall between the property’s weekly/monthly cash-flow and its loan repayments.

Finding a medium between capital value growth and regular cash flow should be the investors goal.

As for the finer details, that is best left to those who have the experience and knowledge to achieve the desired result…

…and if you don’t have a Financial Advisor, you should probably get one.

Always Research, Read, and Ask questions.

Reference

How Negative Gearing Works

Capital Gain vs Cash Flow

Need a Professional Settlement Agent / Conveyancing Team Supreme Settlements

Owning your own home or rent for life

Owning a home or renting for life …should you rent or buy property?

A question of course only you can answer.  But first you need to do your research.

Renting can be a good short-term strategy.

I think you would agree in the long term, buying your own property is by far more beneficial.

For example, if you’re not sure how long you’re going to be in an area, or your job future is uncertain, renting may be your best option.

Renting can also be a good strategy for a few months while you get to know an unfamiliar area.

Taking time to find the right neighbourhood and the best home can save you an expensive move later.

Renting can also be a smart move when it’s a buyer’s market (plentiful inventory and stable, or declining prices) and you are able to shop around for the perfect home and the best deal.

For most people, getting married and raising a family is a major reason for buying a home. It gives family members a sense of belonging to a community, of putting down roots in an area and caring about its general welfare.

Having a place of your own that you can improve on and use to express your decorating talents is another reason people give for buying a house.

It’s also no secret that home ownership is a good financial move.

It can be considered a forced savings plan, a way to save for retirement or pay for the kids’ education.

No matter what part of the country you’re living in, the real estate market will be in flux. If there are more homes for sale than there are buyers, it’s good for buying but not so good for selling. Finding good deals on homes to buy will be easier and there will be a lot more opportunity if you shop around.

Looking at many homes and comparing areas and price-per-square foot increases your ability to spot the good deals and move decisively when you do find your dream home.

A seller’s market exists when there are more buyers than homes for sale. Because real estate is a function of supply and demand, when there are fewer homes for sale, a rising tide raises all the home prices in the area.

Don’t assume that the bank where you have your checking or savings account will give you the best deal. Shop the credit unions and mortgage lenders as well as banks for the best rates and lowest closing costs. Do your research.

Look realistically at your financial situation

A big mistake that many first-time homeowners make is to not sit down and look realistically at their financial situation to determine how large a home payment they can comfortably handle.

Not everyone lives the same lifestyle and has the same financial attitudes.

To Rent or To Buy is a Personal Choice

To rent or to buy is a personal choice, a financial choice, and a choice only you can make. Being informed and doing some research along the way can make all the difference.

Supreme Settlements can help you with the settlement process once you have found your dream home to own.

Are you eligible for the First Home Owners Grant?

If you don’t know maybe it’s time you find out.

The First Home Owners Grant (FHOG) is a once-off grant of up to $10,000 offered by the WA State Government to assist First Home Buyers to purchase new residential homes.

The FHOG scheme, which is administered by the Office of State Revenue, provides a one-off payment for eligible applications. There are no income or assets tests to qualify for the FHOG.

An application for the FHOG can be made once a contract to purchase or build a home has been signed and dated by all parties to the contract and appropriately witnessed or, where the application is made as an owner builder, when the foundations have been laid.

Each applicant and their spouse are required to submit proof of identity documents with an application for the FHOG. This will include evidence that at least one applicant is an Australian citizen or permanent resident.

To be eligible for the FHOG each applicant must occupy the home as their principal place of residence for a continuous period of at least six months, commencing within 12 months of completion of the eligible transaction.

The Office of State Revenue conducts investigations and compliance checks to ensure that the FHOG is only given to those applicants who are entitled to receive it, and to ensure that applicants satisfy the residency requirements.

The grant is no longer available for the purchase of established homes. However, purchasers of established homes will still be able to apply for the first home owner rate of duty if the value of the home is below the current threshold of $530,000.

For help with applying for your First Home Buyers Grant, your mortgage broker or lending institution will handle this or offer assistance through the process.

Whist your settlement agent or conveyancer will process the First Home Owner Rate of Duty at settlement so that the correct Duty Certificate and exemption / concession is applied. This is done once your settlement agent has received confirmation of your eligibility for this.

Are you eligible for the First Home Owners Grant?

If you are not sure if you are eligible for the FHOG, maybe it is time to ask.

Supreme Settlements is here to answer questions you may have, and help with settlement. Questions are free, rent is not.

As an owner within a strata scheme, not only do you own your lot, but you also have shared ownership of common property with the other owners in your strata scheme in accordance with your unit entitlement.

Under the Act, strata schemes have rules applied to owners in respect of their property which are set out in the scheme by-laws. Each owner has rights and responsibilities that will be exercised in partnership with other owners.

The rights and responsibilities of lease holders are outlined within their lease agreement and in the scheme’s by-laws.
All strata properties registered as Strata Titles at Landgate are subject to the Strata Titles Act 1985

Landgate is delivering major reforms to strata. The proposed changes will resolve problems for people in strata and introduce new forms of land development to drive economic growth and support the Government’s delivery of affordable housing and METRONET station precincts.

The way strata is used and developed has changed since the Stata Titles Act 1985 was enacted.

• Strata managers will be more regulated and accountable and by-laws more easily enforced. Owners will have more say in how their scheme is managed and improved, including retrofitting their properties with solar panels or disability access.
• Buyers will receive better information about the strata lots they are buying.
• The State Administrative Tribunal (SAT) will be the one-stop shop for strata disputes.
• New safeguards for owners will require a transparent termination process to be followed
• A lot in a leasehold scheme may be bought, sold and mortgaged just like a freehold scheme, however the scheme and all lots within it exist until the expiry day.
• Leasehold schemes will be useful for providing affordable housing and developing freehold land on strategic sites that the government wishes to retain control of in the long term.
• Community schemes will allow multiple sub-schemes with different uses (residential, retail and commercial) to exist under an umbrella community scheme.

For most people, choosing to make changes to your property is a big decision as it affects your home or livelihood. For a home owner, it’s about making your home into a home sweet home. For a business owner, it’s about your livelihood and setting your business up for success. For a developer, it’s about the ability to create new opportunities where people can come to fashion a new home or business. No matter who you are, understanding your investment and the proposed changes to the Act will ensure you can make informed decisions.

If you want to know more, Supreme Settlements will be pleased to answer your questions.

If you are a non Australian Resident with intent to purchase property in Western Australia you will have to pay seven per cent surcharge from January 1, 2019 after the Foreign Buyers Surcharge legislation was passed through the Legislative Council on Tuesday 9 October 2018.

The intent is that foreign buyers will contribute to Budget repair and the infrastructure they benefit from.

The change in legislation brings Western Australia in line with other Australian States who already have a Foreign Buyers Surcharge policy.

Both the Liberal and Nationals parties chose to support foreign property speculators over WA households, however the legislation  passed with the support of the WA Greens and One Nation parties.

It is expected the WA householders will benefit from the Foreign Buyers Surcharge legislation.

What others say…

• Since 2008, foreign investment in our CBD office space has leapt from 26 to 41 per cent, with every expectation for the trend of international ownership to continue, according to analysis conducted by global real estate firm JLL for The Sunday Times.
• REIWA president Damian Collins said that the new tax, which is on top of transfer duty, would likely have significant consequences for the WA property market, which was just starting to show signs of a recovery.
• Singapore and Malaysian investors make up a significant portion of Perth’s CBD foreign owners, notes Property Council of Australia WA executive director Lino Iacomella.
• Damian Stone, principal of independent Y Research, said since “riding the red dust” high of the mining boom, Perth opened up to the world. “With rents dropping the way they are, it’s more advantageous to be a tenant,” Mr Stone said.

With mixed feelings over the change, only time will tell if the benefits out way the ownership.

Why Choose Supreme Settlements as your Settlement Agent

• The WA Department of Commerce says:
  “Unless you are a suitably qualified lawyer, it would be very unwise to try to carry out the settlement of your own property. It’s a complex and time consuming business, with many traps for the unwary.“

Yes, you can complete your own settlement, if you choose too. It is a complex and time consuming exercise unless you have experience. And all things considered, there are many problems you may face that will cause delays, and even additional expense.

Engaging a professional settlement agent who is experienced, will transfer property, and are well-equipped to deal with any problems, should they arise, will alleviate most problems for you. After all that is their roll.

Supreme Settlements will assist you to complete all the necessary paperwork and all the promises to be fulfilled in the contract for the sale of the property.

You engage Supreme Settlements to review the contract, including all the conditions that are required to be met. They will prepare all legal documentation to effect the change of ownership, not only … but also, liaise with not only you as their client, but the bank, the broker, the real estate agent, various government authorities and anyone else who is involved in the dealing to ensure that your settlement transaction is completed efficiently and successfully.

Supreme Settlements are your professional team because, they will take care of the finite details.

You can relax and let the Professionals do their job.

What do I do?

Simply contact your real estate agent and inform them you have selected Supreme Settlements as your chosen settlement agent if you have not already stated this on the reverse of the contract of sale. Advise Supreme Settlements of your real estate agents details and they will arrange with the real estate agent for your contract to be issued to them urgently.

Buying or Selling property, for whatever reason, and your professional, qualified Service Team at Supreme Settlements is as a result, ready for you.

Supreme Settlements has a wide variety of services available, and it is with their pleasure and professionalism they wish to provide these services to you.

Why not browse our services:

• Buying Property Quote
• Selling Property Quote
• Residential Property
• Rural Property
• Conveyancing Services

Or visit our Reading Room

If you want the job done right, choose Supreme Settlements.

As Settlement Agents, or Conveyancer if you prefer, we cover all areas related to property settlement buying or selling and their intricate associations with other property related issues that can affect the outcome of settlement.

Here are 10 great things about us that make us a wiser choice to get you through settlement.

1) Buying or selling a home is a highly personal affair – your financial and lifestyle considerations hinge enormously upon getting the process right.

While we can’t find a home for you or negotiate a price, we can make sure that your home is completely unencumbered.

2) We firmly believe that where you live in WA should have no bearing whatsoever on the standard of service and professionalism you receive.

We specialise in servicing rural areas throughout the state and go to great lengths to ensure our rural customers are equally well informed and looked after.

3) Commercial property investment is serious business. In the case of small to medium enterprises, that property often represents a substantial investment on behalf of the business owners. Often that commercial property can later end up being an invaluable source of security to loan funds against.

We treat every commercial property transaction with the seriousness it deserves. We ensure that all parties remain informed and on-track to settle in a timely manner.

4) The sub-division of developed or vacant land can take anywhere from weeks to years – depending on the number of subdivisions/vacant blocks and how quickly the landowner wants to bring them to market.

Collectively, our staff has worked on many of the well-known land releases in Western Australia.

5) The settlement of any strata titled property is typically more complicated than settlement of a green-titled property, as we have to deal with an additional party in the strata’s body corporate.

If your property has shared boundaries or common property, the title deed must be very clear on what exactly belongs to you and what doesn’t.

6) When land is transferred within a family, naturally you wish to minimize transfer duty and all associated costs in the efforts of helping out loved ones. This is not as simple as it seems and familiarity with the Duties Act 2008 is essential as there is the very real possibility of causing unintended harm.

7) The death of a friend or loved one is a difficult time – you don’t need the additional stress of uncertainty about the legal ownership status of their home or property investments to deal with.

8) Whether it’s by marriage or deed poll – the transfer of ownership from your old name to your new one shouldn’t be complicated; and when you entrust that responsibility to us – it never is.

9) Simplistic as it sounds, one of the most important steps in settling a property is first making sure that the person you are dealing with has the legal right to sell the property in the first place.

The best way to find this out is by conducting a title search with Landgate to find out who the registered land owner is – and to see if the person selling the land is truly acting on their behalf.

10) PEXA is the world’s first online network that enables electronic lodgement and financial settlement of a property transaction by settlement agents in Perth. We are PEXA compliant and ready to help you today for all your e-conveyancing settlement conveyancing needs.

As you can see, our lot is not an easy lot, and requires a strong knowledge base and equal skills to be successful. Above all else is the ability to help you achieve your settlement without any surprises or misfortunes along the way.

The best way to start is with a quote or a phone call. From there you can decide what path will take you to where you want to go. We can take you to settlement, it’s your choice.

Supreme Settlements is your team to take you to Settlement.