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Monday 19 December 2011

Merry Christmas & Happy New Year

Hi Followers

Just wishing you all a very merry Christmas and happy new year.

All my properties are open to view over the Holidays by appointment.

Have an enjoyable & safe break and see you all in the new year.






DEB BRADY
0405 570 903

Tuesday 6 December 2011

What is your home worth?

Hi Followers

Are you thinking of making a move or just interested in knowing what your home is worth?

For a confidential market appraisal please contact Deb Brady on 0405 570 903 anytime to discuss.

DEB BRADY
0405 570 903

"Ten ways to increase your borrowing capacity"

Hi Followers

I came across this today and though I'd share:

Since the mid nineties Australian mortgage providers have operated under regulatory guidelines designed to encourage responsible lending. One aspect of these guidelines has been the ‘Ability to Repay Test’, commonly referred to as 'serviceability'.

"Put simply, financial institutions must demonstrate they’re satisfied that borrowers can afford to repay their debt," Smartline Personal Mortgage Advisers managing director Chris Acret explains. "If lenders don't demonstrate their satisfaction to that end, they risk their right to foreclose on a client in the event of default."
Acret says lenders interpret the Ability to Repay Test in different ways and, contrary to popular opinion, the loan amounts lenders deem to be responsible also vary greatly.

"In fact, a recent enquiry made by one of our advisers determined – from a range of 22 mortgage lenders – that a single borrower on a gross annual salary of $60,000 and a credit card liability of $5000 was able to borrow approximately $277,000 with the most frugal lender and approximately $372,000 with the most expansive lender," he says. "This demonstrates the range within which lenders interpret a borrower’s ability to repay – and that it pays to shop around."

Since the global financial crisis lenders have tightened their Ability to Repay calculations. "However, while lenders have been making moves to lend us less money, borrowers are faced with growing property prices in every capital city," Acret says.

These changes don’t mean that securing the right loan for your needs is an insurmountable task, but it’s more challenging and time consuming to wade through the policies, loan types, rates and lenders on offer.
With that in mind, API asked a few experts in the finance field to come up with effective strategies for investors to consider in their mission to boost their borrowing capacity.

1. Consolidate unsecured debts into your mortgage

"Typically, unsecured debts such as personal loans and credit cards have short repayment terms that force you to reduce your debts with expensive monthly repayments," says Acret. "These high repayment levels impact the bank's Ability to Repay calculation for your mortgage because unsecured debt limits the amount of uncommitted funds you have available to repay the proposed mortgage."
Mortgage Choice senior corporate affairs manager Kristy Sheppard says rolling your personal loan or other debts into your mortgage can help your cause because they then won't show as other financial commitments. "However, this will stretch the debt over the life of your home loan term, attracting more interest in the long run," she warns.

2. Reduce excess credit, especially credit cards

Acret says if you have any unused credit cards or credit cards with limits that exceed your need for credit, then it makes sense to either cancel the limits or reduce the limits down to a manageable level.
"When most lenders assess your ability to repay a mortgage, they assume that your credit card will be fully drawn up to its limit," he says.
"Given most credit card providers insist that three per cent of the debt amount be repaid every month, the unused limits can be detrimental to your mortgage borrowing capacity. Every $1000 in credit card limits adds $30 per month to your monthly expenses and reduces your ability to borrow."
Canstar Cannex senior financial analyst Harry Senlitonga suggests closing all credit card accounts except one.
"It may sound extreme but lenders will look at the credit limit on your card or cards as a liability you may have in the future, even if you don’t owe a solitary cent currently," he says.
"For instance, if you have a card with an $8000 limit and another with a $4000 limit, a lender will write down $12,000 as a debt against your name. Reducing your credit card limit by $10,000 may increase your calculated monthly disposable income by $300, which has the effect of having a net pay rise of $3600 per annum."

3. Keep financial records up to date

One of the most common reasons borrowers find themselves well short of their anticipated borrowing levels is that they don’t have up to date financial information to prove their income levels to the lender.
"Simply completing your tax returns on time can help your mortgage adviser secure the loan you're after," says Acret.
Senlitonga says it's also important to show your overall income to your lender, not just your last two payslips.
"In many cases, the last two payslips required by a lender may not give a clear picture of your true income," he says. "In the situation where you may have a low base salary but high bonus payments, providing your last two payslips could be a disadvantage. Most lenders will be able to provide an alternative way to assess your income which can be based on the group certificate from your employer or even notice of assessment from the Australian Tax Office.
"Concentrating on the bigger picture of annual income rather than the most recent payslips will help."

4. Select the right loan product

According to Smartline, even within one financial institution there can be a big difference in borrowing capacity levels based on the product you select. “Product features such as interest-only repayments, fixed rates, variable rate discounts and lines of credit can all impact how much the lender will offer,” says Acret.

5. Be aware that income type is treated differently by nearly every lender


Lenders can be very selective when it comes to the type of income they include in their repayment capacity calculations, says Acret. Some income types may be excluded altogether by one lender and fully included by another.
According to Acret, "Almost every lender treats income derived from dividends, second jobs, child maintenance payments, company profits, bonuses, commissions, government benefits, annuities and rents differently. Navigating your way around this maze is very difficult and every dollar that a lender accepts improves your borrowing capacity."

6. Shop around

It may sound obvious but paying a low interest rate will save you hundreds of dollars on annual loan repayment commitments and thus increase your initial affordability.
"A decrease of one per cent on your home loan rate may free up your cash flow by $260 a month on a $400,000 loan," says Senlitonga. "This has the same effect of getting a net pay rise of $3120 per annum."

7. Split your liabilities with your partner

If you're planning to buy a property under your name only, you can split your expenses on paper with your partner, says Senlitonga.
"For example, two children as dependants may not be counted as your dependants if you can prove that your partner does and will continue to provide for them financially," he says.

8. Use your properties as cross collateral

Using your property as cross collateral, or cross security, means you provide an existing property as a security to buy another property.
"It's increasingly requested by lenders because it minimises their risk of lending money against one single property," says Senlitonga. "In other words, it's a form of diversification for a lender."
But be warned, there are pros and cons with this strategy.
"The good thing is it may increase your serviceability to the extent you may borrow at a higher loan-to-value ratio. This may also save you money on lenders mortgage insurance when you borrow above the lender's threshold.
"The bad thing is, in the event of you being unable to meet the loan repayments, the lender may repossess the securities, which could put your properties at risk."
Another disadvantage with this option is that it can restrict your ability to refinance with another lender, so make sure you understand all the implications.

9. Extend the term of your loan

The longer the loan, the less the monthly repayments.
"Thirty-year loans for property are considered normal but not many people realise that you can now get 40-year loans in Australia," says Senlitonga. "Extending your loan term from 30 to 40 years will reduce your monthly repayments by $184 on a $400,000 loan.
"There are more than a handful of institutions offering these extended term loans and, in the right circumstances, a 40-year loan can boost loan serviceability."

10. Save, save, save

Build up as much deposit or equity as possible. "If you're using a deposit to secure your loan, be sure to have saved consecutively over at least three to six months, depending on the lender," Kristy Sheppard says.

This information was gathered from:
http://www.apimagazine.com.au/api-online/property-investment-articles/ten-ways-to-increase-your-borrowing-capacity

DEB BRADY
0405 570 903

"How to maintain a tenant and improve your rental return"

Hi Followers

I came across this article today and thought I'd share with you.

We all want a great tenant and the rent on our investment property to go through the roof. Both can be hard to find and in terms of rent, even harder to keep increasing.

For example, you might get the great tenant but then be reluctant to notch up the rent in order to keep the tenant happy. Or you might be achieving a good rental rate but feel obliged to continue the same rent year after year. After all, some rent is better than none at all, right?

Let's start with the tenant. Property millionaire and author Jan Somers says keeping a good tenant is all about being fair and the odd improvement every now and then isn't a bad idea.

"It doesn't have to be a complete renovation," she says. "But if something needs fixing, we do it instantly."
In today's current market, she adds some areas such as Redcliffe in Queensland are experiencing an oversupply of rental properties. This might mean landlords actually have to drop their rent, but lowering your rent slightly is often worth it in a slow market.

"A tenant tomorrow is better than holding out to get your $350 per week in three months' time," she says.
"You must have a tenant ASAP, so 90 per cent or 80 per cent of what you think your rent should be is better than 100 per cent of nothing."

If the rent is slightly cheaper, the tenant may also be willing to stay longer.
"Then you don't have the changeover fee where you'd be paying an agent once or twice a year," she points out.

While Somers is generous with her tenants, it's still important to "nudge the rent along" occasionally.
"If the market warranted putting it up $20 or $30 per year, we might put it up at $5 or $10," she says.
Giving the occasional bottle of champagne to your property manager doesn't hurt either.

However, Your Empire founder and director, Chris Gray, is a little bit stricter with his portfolio. Being a savvy Sydney investor, he has no trouble ending a lease if it means more for the hip pocket.

"A lot of tenants won't pay a massive increase, so you're better off getting rid of them," he says.
"People say 'I've got good tenants so I'm not putting the rent up'. But if you have a good property, there should always be good tenants."

The trick, he believes, is to get a good property manager who knows how to negotiate increasing the rent and how to market your property so it's the must-have roof to be under. You can also do renovations but make sure the tenant is paying for them.

"Get the property manager to ask the tenant what they want and then what they'd be prepared to pay for it," he says.

"Add in lost rent down time. With a lot of these things, quite often it's (the renovation) is over a period of weeks. But over the year, the net benefit might then be positive."

This information was gathered from:
http://apimagazine.com.au/api-online/property-investor-tips/how-to-maintain-a-tenant-and-improve-your-rental-return

DEB BRADY
0405 570 903

FOR SALE: 8/31 Harvest Road, North Fremantle

Hi Followers

Situated in a boutique complex of only 8 this 2 level townhouse is perfect for any person looking for an easy care lifestyle. Natural light flows through the open plan living.

- Private & secure
- Highly desired location
- Walking distance to The Swan River & North Fremantle shopping and cafe precinct.

This home is perfect for the busy professional couple or downsizers wanting a hassle free lifestyle.






Accommodation: 3 bedrooms, 2 bathroom, open plan kitchen meals and living, outdoor area, 2 car, secure living.

For Sale: OFFERS

To arrange a private inspection or for further information please contact Deb Brady on 0405 570 903

DEB BRADY
0405 570 903


FOR SALE: 15/7 O'Halloran Lane, Mosman Park

Hi Followers

This renovated two level townhouse Is the opportunity for first home buyers or investors. A private and secure garden & terrace surrounds this lovely refurbished home. Downstairs consist of a spacious living room and large modern kitchen while upstairs features 2 large double bedrooms and a bathroom.





Accommodation: 2 bedrooms, 1 bathroom, living area, kitchen, larghe garden & terrace, 1 car

For Sale: $489,000

To arrange a private inspection or for further informationplease contact Deb Brady on 0405 570 903.

DEB BRADY
0405 570 903

Wednesday 30 November 2011

SOLD SOLD SOLD IN 7 DAYS!

Hi Followers

SOLD SOLD SOLD SOLD SOLD SOLD SOLD SOLD SOLD SOLD SOLD SOLS SOLD SOLD

19 Wentworth Street, Cottesloe

For further information please feel free to contact me anytime.

DEB BRADY
0405 570 903

"How to access more equity faster"

Hi Followers

I came across this today and thought I'd share:

There are plenty of bargains around in the current market and for some investors that could well mean finding a property well below its true value.

So once you’ve found your cheap investment and finally gotten used to another mortgage, you might want to start thinking about investment number two, or tapping into equity from another property. The trouble is, the current financial situation around the globe means banks have tightened their lending and may be reluctant to lend you more money in a short space of time.

However, Your Property Success director Jane Slack-Smith says those hoping to tap into more equity using either their home or an investment can use a few handy tricks to pull equity together, especially if you hope to borrow more money within just six months.

“The lenders will use the valuation that’s on file for six months, unless there’s something substantially different,” Slack-Smith says.

“So if you’ve done a major renovation or bought below the market value, if you can show somehow that it’s outside the norm, you can request another valuation to access equity. If you’re really onto it when you purchase a property and put yourself in contact with the valuer, you could have noted down their details. So if you used Herron Todd White last time, you could go to Herron Todd White again and tell them you want a valuation. Let them know it will be for bank purposes, so they’ll use it for a different assessment.”

In other words, Slack-Smith says you should be making friends with your local valuer, not your local tradies.
“You can influence the valuation. The valuer will try and put up recent sales and they’ll do a verification, but I would produce the valuation document for the valuer in exactly the way I wanted it. For instance, I would go to all the recent sales and use examples of pictures and properties. If there are some that went to auction that haven’t settled and the valuer doesn’t know about them, you can go around and write down the addresses and put down the agent’s phone number.”

Slack-Smith suggests you should also play dumb and let the valuer know that they’re the professional; your research was merely something you did in your spare time. This makes sure you won’t offend the valuer.
“Do comparisons on different properties. I say that mine was a three-bedroom home that’s on 300 square metres but the other one is only 280 square metres and internally it’s inferior. I use their terminology to do half the work for them.”

Slack-Smith also likes to get three local real estate agents to report on the rent you could get for the property and include this in her own valuation report.

“Then I put that on a spreadsheet and I go to my API magazine and I pull out all the rental yields. I reference API and dates. I can say the rent is worth, say, five per cent. If the rent is worth $300 per week, I know that’s $15,600 a year and if that represents five per cent yield then the property is worth $312,000. I’m not using medians, I’m back-calculating.”

If you’re planning to borrow against your own home, Slack-Smith adds that the money borrowed to buy an investment will actually be tax deductible. So while some people think it’s better to pay off your home first before you start investing, Slack-Smith believes this is actually a myth.

“It’s attributed to an investment, so it’s not bad debt,” she says.

“But from a borrowing point of view, you need to link it back to your own goals. There’s no point accessing equity just for the sake of doing it. If interest rates go down, you might have better borrowing capacity. But if you were going to access equity and didn’t have a plan, I would ask why you’re doing it. There’s more protocol from the mortgage broker and a lot of banks now won’t release the funds until there’s a contract of sale.”

This information was gathered from:
http://apimagazine.com.au/api-online/news/2011/11/how-to-access-more-equity-faster

DEB BRADY
0405 570 903

Wednesday 23 November 2011

COME DOWN TO LEMON IN STATION STREET, COTTESLOE

Hi Followers

Come on down to Lemon Cafe this week and grab a Deb Brady Coffee!

be sure to come in and say hello!

http://www.lemoncafes.com.au/aboutlemon.html

DEB BRADY
0405 570 903

Monday 21 November 2011

FOR SALE 32 Parry Street, CLaremont

Hi Followers

Character & charm flow throughout this Parry Street home. Located in a blue chip location and with ample accommodation the options are endless.
- Character features throughout
- Spacious living room
- Generous garden & entertaining area
- Moments to Jasper Green Reserve
- Walking distance to Scotch, MLC & Christchurch, as well as Claremont’s thriving shopping precinct

ACCOMMODATION: 4 bedrooms, 2 bathrooms, kitchen, living area, double car port






For Sale TO BE SOLD ON OR BEFORE DECEMBER 3RD 2011

DEB BRADY
0405 570 903


FOR SALE: 89 Thompson Road, North Fremantle

Hi Followers

Perfectly located between the Indian Ocean & the Swan River is this hidden gem. From the moment you move in your lifestyle will change... GUARANTEED! Fishing, sailing, picnics by the river, footy down at the park and swimming at Leighton Beach will become part of your new lifestyle. All this with the benefits of a single level modern home in a quiet location.

Accommodation: 4 bedrooms, 2 bathrooms, living area, kitchen & meals, alfresco, Double secure lock up garage




For Sale TO BE SOLD ON OR BEFORE 3rd DECEMBER 2011

DEB BRADY
0405 570 903

FOR SALE 21 Athelstan Road, Cottesloe

Hi Followers

Located in a cul-de-sac this home has everything!
- Delightful family home in a great location
- Walking distance to the beach, transport and Napoleon street shops
- Double lock up garage at the front of the property with access directly into the hall
- Powder room
- Lots of built in storage
- Study at the front of the property
- Marble floors at the entry and throughout the hall and family kitchen/ living areas
- Kitchen is well appointed with gaggenau appliances and marble bench tops Fisher and Paykel dishwasher
- The property has three garden areas , including one at the front, rear and on the west side. The west side garden also has a wall fountain
- Laundry is of the kitchen and has direct access to the rear garden
- The family room has built in shelves and a gas fire place
- The family and kitchen dining areas open out to the alfresco area
- Upstairs is three large bedrooms and a study nook
- The upstairs landing is spacious and it has its own balcony
- The master bedroom has a large walk in wardrobe and ensuite with a spa bath and separate toilet
- The second and third bedroom have built in wardrobes
- Second bathroom is well appointed
- The property has a light and airy feel

ACCOMMODATION: 3 bedrooms, 2 bathrooms, home office, 2 living areas, 3 separate & private outdoor living areas, double secure lock up garage







For Sale $1,795,000

To arrange a private inspection or for further information please contact Deb Brady on 0405 570 903 anytime.

DEB BRADY
0405 570 903


Friday 11 November 2011

"How an interest rate drop helps your investment portfolio"

Hi Followers

I came across this today:

Interest rates are coming down and for many investors, that could mean a saving of somewhere from $15 to $100 every week.

It also means the temptation to head straight to the local shopping centre and buy that handbag you wanted or that power tool for the shed. Even if it’s just a little bit of money you now have to spend, the reality is that these days, anything helps.

Damian Collins of Momentum Wealth says the cash rate is currently 4.5 per cent but the market predicts that could come down to as low as 3.5 per cent within 12 months.

But while it’s tempting to reward yourself with some early Christmas treats, Collins suggests the best thing to do right now is something a little less fun and that’s save, save, save. However, rather than save the cash in your bank account, he says you should make sure you save the money in a redraw facility that’s against your home loan.

“Always put it against the home loan,” Collins says.

“This isn’t necessarily a long-term strategy, it’s a pre-curser to using a deposit for the next property. You won’t get your next investment with an extra $50 a month but you can park your money there.”

Collins suggests investors should start considering locking in their interest rates.

“Fixed interest rates are around 6.3 per cent. If it gets down to six per cent fixed for three years, I would take it. Obviously you have to weigh up your personal circumstances, but people underestimate the mining boom.”

Paul Sparta of Hegney Property Group adds lower interest rates are likely to inject a bit of confidence back into the market, especially if there’s another interest rate drop or two.

“The big plus at the moment is that rental yields are firming,” he says.

“The tipping point will be mid next year. The real estate market will get more activity and you might get some price rises in some suburbs. Now is a really good time to buy.”

This information was gathered from:
http://www.apimagazine.com.au/api-online/news/2011/11/how-an-interest-rate-drop-helps-your-investment-portfolio

DEB BRADY
0405 570 903

For Sale: 19 Wentworth Street, Cottesloe

Hi Followers

First home buyers…Investor’s…Renovators. YOU WILL WANT TO VIEW THIS PROPERTY! Located in a whisper quiet street only moments to trendy Napoleon Street cafe & Shopping precinct and walking distance to both Cottesloe Beach & The Swan River.

Accommodation: 2 bedroom, 1 bathroom, living area, kitchen, large yard with ROW




For Sale: $795,000

To arrange an inspection of for further information please contact Deb Brady on 0405 570 903

DEB BRADY
0405 570 903

Wednesday 9 November 2011

"Property now preferred over shares and cash"

Hi Followers

I came across this and thought I share:

Self-directed share investors turned off by the high volatility of the stockmarket are increasingly turning to property investment, according to the InvestSMART Funds Flow Survey.

The survey results revealed that property was stretches ahead of cash and shares as a preferred investment option.

On average, of the 1540 respondents surveyed, property holdings were increased by 37 per cent between 2009 and 2011, while in the same period share holdings were decreased by 18.5 per cent, and cash holdings were decreased by 35 per cent.

Also between 2009 and 2011 respondents increased fixed interest investments by 85 per cent.

The cautious behaviour of investors is what’s driving this change into safer asset classes such as property, said InvestSMART general manager Ron Hodge.

“The Australian sharemarket has been buffeted by global market turbulence in recent times. What started out as a year of cautious optimism was soon quashed by bad news out of Europe with its sovereign debt crisis, China with its inflation concerns and the US suffering lower than expected growth,” he said.

The survey results reveal that the current investment pattern isn’t about to change with 23 per cent indicating they would continue working with their current cautious investment strategy.

“Cautious portfolio weightings will once again be the flavour of 2012; this will continue until there’s sustained low volatility in sharemarkets in many of the de-leveraging economies across Europe and America,” said Hodge.

This information was gathered from:
http://www.apimagazine.com.au/api-online/news/2011/11/property-now-preferred-over-shares-and-cash

DEB BRADY
0405 570 903

For Sale: 9 Burns Street, North Fremantle

Hi Followers

Only so often does an opportunity like this become available. Located in a highly desired section of North Fremantle, this home has a rustic charm throughout with the convenience of contemporary living. Accommodation is ample with 4 bedrooms, split over 2 levels, 2 separate living zones and a brand new outdoor living area with plunge pool.

The pictures really don't do this amazing home justice. Original wood is used throughout, the design of the ceilings on the second level are breathtaking and the all round ambience of this home is something that is very hard to find.

ACCOMMODATION: 4 bedrooms, 2 bathrooms, kitchen, 2 separate living areas, study and formal lounge.

FEATURES: Original features used throughout the home, hidden wine cellar (500 bottle plus), air conditioning, brand new backyard decking with plunge pool.






For Sale: $1,150,000
To arrange a private inspection or for further information please contact Deb Brady on 0405 570 903 anytime.

DEB BRADY
0405 570 903


Tuesday 8 November 2011

SOLD SOLD SOLD!!!

Hi Followers

SOLD LAST WEEK

NO HOME OPENS
NO MARKETING FEE'S
NO STRESS

JUST RESULTS!

DEB BRADY
0405 570 903


Wednesday 2 November 2011

Hi Followers

Sorry about the lack up updates the last week or so, but we have just been SO BUSY here at Acton West. Stay tuned for new listings, new sales and real estate news!

DEB BRADY
0405 570 903

Thursday 27 October 2011

For Sale: 10 Davies Road, Dalkeith

Hi Followers

As soon as you step into this stunning architect designed home you can comprehend just how amazing it truly is. Designed around a central 18m Swimming pool the outlook from all rooms is enticing and refreshing. Throughout the home the highest standard of fixtures and fitting have been use and no expense spared.
This home will be your own private resort!

ACCOMMODATION:

Ground Floor: formal living with large dining area with views across the pool, gourmet chef's kitchen fitted with European appliances designed around the northern winter sun, family area opening to Balinese inspired alfresco area, substantial master suit with walk in robe and enormous bathroom, large home study area

Upper Level: large bedroom with ensuite, 3 further bedrooms with built in robes, children's living area, bathroom

Lower Ground Floor: Separate guest wing/staff quarters with own ensuite and kitchenette and separate entry, theatre room, 4 car garage storage room with cellar and plant room.

Features: Oak and porcelain floors, 18m solar heated pool, 2 laundries & 2 hot water systems, laundry chutes, full security and gated entry system, reticulated lush tropical gardens.





FOR SALE: $4,950,000

To arrange a private viewing or for further information please contact Deb Brady on 0405 570 903 anytime.

DEB BRADY
0405 570 903