The hidden costs of property investment that nobody talks about

 

Are you considering investing your money in an investment property and becoming a property investor?

If yes, you need to know what costs are involved and how to establish the best ownership structure for your asset. As many newcomers find out – it is not always a simple process to make an investment, especially in property, and it can be even more challenging to find the best ownership structure that fits your needs and requirements whilst minimizing your long-term costs.

To avoid any unpleasant surprises, it is advisable to do some research first and become well aware of the hidden costs that nobody talks about:

• If you have never invested in any kind of real property before, it may come as a surprise that you will need to have financial means to cover more than just the price of the property.
• There are certain costs that must be managed by you, as the investor, so you need to be prepared. The lender’s mortgage insurance is one possible cost if you are intending to obtain a loan to cover a high percentage of the property’s price.
• There is also the loan application fee, which may be a few hundred dollars, and the stamp duty and registration fees, which is probably one of the largest fees you will need to pay and will possibly amount to thousands of dollars.
• Other costs may include building inspections, pool inspections, pest inspections, accountancy fees, a property manager, maintenance and insurance, and hiring a trustworthy and experienced solicitor to help you with the legal part of the purchasing process.

Considerate planning.

There are some items in the checklist which need your careful consideration when you are planning to invest in property and work out affordability.

When deciding to proceed with investment in property, you should also think about the structure of the ownership. Again, the choice depends very much on your set goals, ability to take risks, financial strength, and other aspects. So, you need to put in balance several options and see which one suits you.

Get advice and guidance.

Matters such as your ownership structure offer quite a few options to consider. Individual or joint ownership, ownership through a company, partnership, or trust, or ownership via your Self-Managed Superannuation Fund each carry associated risk and reward profiles.

Each structure has pros and cons for your unique scenario, so you will need to look at each option and make the correct choice for you. Doing this in the correct manner right from the start will help you manage your risks and will get you closer to the investment goals you want to reach. Since investing in property involves a considerable amount of money, you are well-advised to do things the right way from the start.

In all this process, there is one part that is often very challenging for most investors. Even if you are an excellent business person and have great management skills, the legal chapter may be hard to tackle. That’s why you need an experienced property lawyer you can trust.

Aylward Game is a Brisbane, Gold Coast and Sunshine Coast legal practice with a great reputation and key knowledge in the property law area. Our professional staff is experienced in all aspects of buying and selling a property, both commercial and residential.

Speak with us today on 1800 217 217.

For more information on selling, buying and vendor finance please visit our Brisbane law news section.

To speak with an expert in the area, contact 1800 217 217 to arrange a consultation.

Contact
United Service Club
Level 4, 183 Wickham Terrace, Brisbane QLD 4001

Free: 1800 217 217
Phone: 07 3236 0001
Fax: 07 3236 0005
Email: mail@aylwardgame.com.au

Article Source: Property investment

Everything you need to know about Vendor finance

 

What is vendor finance?

Imagine you want to buy a property or business. But you don’t have enough funding for that. Alongside this, traditional loan providers like banks have a low demand to invest in these projects. On top of that, you want to avoid hustling yourself with all those lengthy bank formalities. Now is the highest time you want to do vendor finance!

Vendor finance is lending money to the buyer or purchaser, where the seller or vendor will give a loan to the buyer to buy that property or business at an actual interest rate. Or, this can be explained as an orchestration in which the buyer deposits an amount to the vendor to buy the property, and the vendor lends the rest to the buyer, who agrees to pay back at a discussed interest rate.

This arrangement authorises the buyer to acquire the property and enables the vendor to get a high interest and consistent payback.

The terms of the agreement

• The amount of the loan funded
• Charged interest rate
• The form of the contract
• The amount of repayment
• The repayment period and schedule
• Provisions in case of early payback
• Provisions for defaulted repayment
• Securities in the event of defaults

Nutshell benefits buyers

• Funding is sourced easily.
• Repayment flexibility.
• Low amount of risks.
• Businesses can be grown with substantial cash.
• You don’t need any weighty funds.
• Control of the property is obtained.
• The property can be used, and profit can be made from it.
• Sanctioned quickly.
• Zero hustled documentation.
• Buyers with poor credit reputations can get vendors easily
• More options for negotiation

Nutshell benefits vendors

• Buyers are drawn to this
• The buying price can be inflated and driven higher
• The higher interest rate can be received in comparison to the banks
• Can secure a good deal during a poor economy or in a start-up business
• Increased sales
• The vendor can be more competitive

Different types of vendor finance

• The wrap-around loan: This is also called a money mortgage. In this case, the buyer pays off the bills with some interest, which comes as profit for the vendor. This loan is also called private lending and varies from other laws. The loan wraps around according to the seller’s mortgage only. As a result, the buyer and the seller live under the same roof.
• Deposit finance: In the case of purchasing a home, this kind of finance is usually adopted. The buyer will get two loans of this type. One will come from the vendor as half payment of the property. And for the other half, the buyer will have to go to the bank and sanction a loan. The only pitfall is that the buyer will have to make bulky payments monthly, one for the bank and another for the vendor.
• Partially vendor financed: This loan is the simpler one. Here, the bank will pay the first half, and the vendor will pay the rest as a loan.
• License to occupy: The buyer will pay a small deposit, and the rest will be paid in installments. The buyer also pays the taxes and fees of property purchases. There will generate a license for him to live on the property. So, in this case, there will be no tenancy laws as this is not rent and consumer credit laws.
• Off-the-plan installment plan: This contract is the risky one. Because the purchaser doesn’t have that many rights or protection. There will be a deposit fee, a non-refundable administrative fee, and a long-term installment plan, for instance, 25 years.
• Work-in-lieu of payment: This is also called “Sweat equity “. In this type of finance, the buyer repairs a portion of the house or property and replaces the deposit or installment, and the remaining payment is paid by vendor finance.

Example of vendor financing

Not yet understandable? Let’s go for an example, then. Let’s assume that Mr. X wants to buy a property from Mr. A, which costs $ 1 million. However, Mr. X doesn’t have enough funding to finance that property. He can only pay $400,000 in cash. But Mr. A shows interest in vendor financing with Mr. X for the rest of $600,000.

Mr. A wants the loan to be paid within the next 2 years and charges 10% interest. Mr. A also demands the property be used as collateral for the loan to protect against default.

Risk of the vendor finance

You may want vendor finance if you lack funding or other financial assistance. It is a good option, but it can be risky sometimes. For the record, these advertisements are very lucrative, and some are to attract a considerable number of buyers to secure some quick deals. But it is always wise to know about common risks before choosing vendor finance. Houses are not that easy to purchase Through vendor finance.

• Risks for the buyer: The representation can be fraudulent. You may end up buying Houses that the Federal Court banned! The advertisements are created to attract a buyer who cannot even think of owning a house!
• Risks for the seller: The buyers with poor credit scores who don’t get loans from banks want to go for vendor financing. As a result, there remains a risk to the vendor providing loans. The buyer can default on its repayments.

Mitigating the risk of vendor finance

The agreement should be drafted adequately by experienced solicitors. The rate of interest and repayment provisions should be discussed. The property’s assets should secure the loan. The vendor should provide less finance, which may inspire the buyer to default on repayments.

Securities required for the vendor

The vendor should always be prepared for unexpected defaults on repayments. Security may include the following things:

• Mortgage over the business assets owned by the buyer.
• Mortgage over property owned by the buyer charge over the property or assets of the buyer.

Is vendor finance legal?

Vendor finance is legal until the contract or agreement is legally correct. Yes, you heard this right. Vendor finance is performed through a contract in which the terms should follow the rules of law.

Where to get legal advice?

Are you looking for a vendor finance home in Brisbane, Gold Coast, Sunshine Coast, or Qld? Aylward Game is here to help you with that. We have been in the business for more than two decades. You can always count on us. We have given legal advice to many people. We help people in purchasing a property. Through legal advice, they have been saved from fraud. They don’t have to worry about legal issues when we consult the vendors. When Mark Game started Aylward Game, he wanted to help people to get to their properties safely. Our team members are well aware of property law. We can tackle any issue. So, contact Aylward Game if you need any assistance regarding the property.

Source: Vendor Finance

Understanding Your Vendor Finance Options

If the traditional approach to selling your property is not working for you or you are having difficulty obtaining bank finance to buy your home or investment property then we may have another way to assist your sale to happen oder your purchase to proceed, known as vendor finance.
Vendor finance, sometimes called seller vendor finance or owner vendor finance is nothing new and has in fact been around for many years, and is often used in one form or another in commercial transactions.

For a comprehensive overview of how to buy without banks, please download our free vendor finance ebook or make a booking to speak with a property law expert.

About Vendor Finance

What is relatively new in Australia (from our experience at Aylward Game Solicitors over the last 10 plus years) is the application of vendor finance methods to buy and sell residential property.

Over that period the use of these methods has grown in popularity and is particularly popular now due to the current economic environment with a depressed property market and the extremely tight and inflexible credit policies of many banks and financial institutions.

If you are a seller and want relief from mortgage stress or a buyer wanting to leverage finance, permanent new home can be secured using this. 

Mark Game has over 10 years of experience in preparing Installment Sales Contracts and Lease Options in relation to both residential and commercial property and vendor finance.

Ease Stress, Maximize Leverage

Vendor finance is ideal for someone trying to sell a property because it helps them deal with and ease the stress of mortgage payments. This can help them sell their property sooner rather than later and even get the price they have always wanted. Buyers are able to benefit a great deal from this as well.

Using the system, they are able to leverage their finances so then they have a higher chance of being able to find that property that they have always wanted.

It is also ideal for anyone who is having difficulty with their bank. Because the property market has been going through a period of depression, banks are tightening their credit policies further and further still. This means that people who are looking for help from their bank so they can buy or sell a residential property are being rejected.

It is now widely considered to be the solution to that problem, which is why it has become so popular over the last 10 years.

It could even hold the key to improving the residential property market in the future, and this method of finance could stick around even after the market has picked up such that people who are struggling are now able to get a helping hand when they need it most.

Vendor Finance Lawyers

Individuals and corporations that intend to start, sell or purchase a business have to deal with the different aspects of commercial business law.

At Aylward Game Solicitors, you can obtain the appropriate assistance and advice you need to address these legal matters. From different large-scale enterprises to sole proprietors of small local business, Mark Game has the extensive knowledge and skills to assist clients in undertaking diversified businesses inside and outside of the state within trust, joint or corporate business structures.

When you start a new enterprise, it is an absolute necessity to obtain the correct advice early on to steer clear of any consequence that may cause you much expense or restrict the development and growth of your business venture.

Article Source: Vendor Finance

What Are The Pros And Cons Of Vendor Finance?

What is Vendor Finance?

A buyer may need a loan to purchase the house. There are different kinds of loans, like bank loans. But these loans require payment proof or a guarantor. It is not possible for people with a low pay rate. So, when a seller arranges money for the buyer, it is called vendor finance. This money is returned in installments at specific intervals of time. Purchase vendor finance homes is a completely different method. We take a look at what it means and the pros and cons of Vendor finance.

It is advised to take expert advice before asking for vendor finance. As there are some risks in these kinds of loans. So, before signing any agreement, ask the experts. Aylward Game is one of the old vendor finance advising companies. They can assist you in your property purchase.  

Risks of Vendor Finance?

You may look for vendor finance if you don’t fit on the merit of a bank loan or any other financial assistance. Vendor finance is often good, but it can be risky. For instance, these options are advertised just to attract a large number of buyers and to secure some quick sales. But it is wise to know some common risks before choosing this option. Vendor finance homes are not easy to purchase.  

In the recent era, vendor finance has criticized as a company We Buy Houses was banned by the Federal Court. As its representation was full of lies. These options are made to attract an audience who cannot even think of owning a house. These loans also have the same rules as other loans.

MS Pierce Pointed to the Common Risks or Challenges in Vendor Financing:

• There is confusion about who owns the property during the loan agreement. Who will be paying for the utility bills?
• These loans are of high amount. This loan is usually double the original amount of the property. So, they cannot recover what they have paid. They cannot even refinance with a bank.
• The agreement is too complicated. None of them has equal rights. The vendor enjoys more. The buyer never owns the property, and the vendor is never out of money.
• The consumer lacks protection, as well.

MS Pierce also included that the agreements are so complex that the buyer can never understand his benefits. He does not know how much will he have to pay in a long-term contract or what’s the condition of missing a payment. Their dirty tricks also unclear the buyer’s protection like the National Credit Code (NCC). There is no legal protection of buyers in these agreements.

 How does Vendor Finance work?

Vendor finance has many forms. Often the seller gives money to the buyer to start the transaction. Consumers can move to the property. To return the payment, monthly instalments are paid to the seller, who is not the rent.

In a Vendor Finance Transaction, we can include the Following Points:

• Property price: This price can be different from the actual market price. The buyer pays the first deposit to start living on the property. This deposit is usually a loan from the seller.
  
• Contract: This contract is longer than the normal loans. It has some extra terms and conditions like the penalties if a buyer misses a payment. It is very different from the usual bank loans.
  
• Payment method: In payment, there is an interest rate of at least 2% and may also include insurance and maintenance.

Let’s have a look at a few Points to End this Vendor Contract.

• The consumer owns the house after the end of the instalments
  
• The consumer can extend or replace the deal
  
• The consumer can lose hope and leave the property. And all of the investment is lost.

The consumers are left in depression. Consumers cannot afford repayments. They are still not able to ask for a bank loan. The plans of the consumer may not have worked, and now he can’t continue. The vendor will own the property. This is one of the vendor finance old dirty tricks.

Pros And Cons Of Vendor Finance

Are there other Names of Vendor Finance?

The Name of the Vendor Finance varies on the Type of Agreement.

• The wrap-around loan also called money mortgage: In this loan, the buyer and the current owner lives under the same roof. The buyer will have to pay the utility bills with some interest, which is profit for the seller. This loan is known as private lending and is very much different from other laws. The loan wraps around only according to the seller’s mortgage. If the buyer is unable to pay, then they may lose their investment, and the vendor can repossess the property.
  
• Deposit finance: There can be a need for vendor finance for a home. This type of loan can get two loans for the buyer. Half of the payment is given by the vendor as a loan. The consumer will go to the bank to get the other half. The drawback is that the user will have to make bulky payments each month, one for the bank and another for the vendor. They can also go for the insurance implications; the penalties will arrive when false information is provided.
  
• Partially vendor financed: This is a bit simple than the others. The first half is paid by the bank loan, and the remaining is paid by vendor loan.
  
• License to occupy: The consumer will pay half or a smaller deposit. The rest payment can be paid via instalments. He also pays the usual taxes and the fees of property purchases. A license will be generated for him to live in the house. As this is not rent, then there will be no tenancy laws. As the loan is private so you cannot involve consumer credit laws.
  
• Off-the -plan instalment plan: It is a risky contract as the buyers don’t have many rights or protection. There will be a non-refundable administrative fee, a deposit fee, and a very long instalment plan, for instance, 25 years.
  
• Work-in-lieu of payment: You can also call it “Sweet equity.” In this finance, the buyer repairs or fixes a portion of the property in replace of deposit or instalment, and the rest of the payment is paid by vendor finance.

Let’s know about Rent-to-Buy:

In this scheme, the buyer and the seller agree that the buyer will rent the house. How much they pay will be considered as the share in the property. But they will not be the official owner of the property until the paperwork is clear.

Here is the Working of this Method:

• The broker shows the buyer a high priced property.
• The buyer will try to get a rent-to-buy house due to the high cost.
• A tenancy agreement is signed.
• There is an option for them to purchase the property after three or six years.
• A deposit fee is paid.
• The buyer will pay the rent and may also pay for the maintenance or utility bills.
• The instalments can include both the rent and the loan.

This is a simpler way of purchasing a house.

 

Where to get Legal Advice?

Are you looking for a vendor finance home in Brisbane, Gold Coast, or Sunshine Coast? Aylward Game is here to help you with that. We are in the business for more than two decades. You can always count on us. We have given legal advice to many people. We help people in purchasing a property. Through legal advice, they are save from the false person. They don’t have to worry about legal issues when we consult them. When Mark Game started Aylward Game, he wanted to help people to get to their properties safely. Our team members are well aware of property law. We can tackle any kind of issue. So, just contact Aylward Game if you need any assistance regarding the property. 

Article Source: Vendor Finance