Spring is finally here. But if you’re anything like us, you can’t wait for summer to arrive so that you can hit the beaches with family and friends for some swimming, surfing, boating and even sailing! To give you a taste of what’s in store, we’ll refresh your memory about some of Australia’s favourite beaches so you can start planning your escape!

Byron Bay, NSW
One of the most truly amazing beach destinations in NSW would have to be Byron Bay. It was once an undiscovered hippy community but these days, has blossomed into a hot tourist destination. Byron sports a series of beautiful, long stretches of typically uncrowded beach where you can surf, lie in the sand, snorkel or swim in absolute peace. There’s the nearby picturesque Byron Bay lighthouse to enjoy, plus some great eateries and cafés in the town itself. It makes a great get-away year round.

Noosa, QLD
There are literally so many gorgeous beaches in Queensland that it’s hard to choose just one or two. Noosa is the obvious choice, giving us a showcase of everything the spectacular Sunshine Coast has to offer. Nestled in a fantastic beachside resort, Noosa Main Beach is a patrolled beach that makes it perfect for families, swimming, sailing, and more. Right off the beach you can often see pods of dolphins and whales migrating up and down the coast. And on the shores, you can see Koalas and other wildlife easily accessible to passers by. Just a short walk away, Noosa Park headland is home to the Noosa Festival of Surfing every March.

Cottesloe Beach, WA
Located between the Perth central business district and the port of Fremantle in Perth’s western suburbs, this fantastic city beach is only 15 minutes from the city center and has to rival Bondi as one of our most popular city beaches. Offering clear sparkling waters and amazingly bright white sands, Cottesloe is the perfect place to watch the sun set over the Indian Ocean. It also has a reputation for some of the best seafood in the country… yum!

Wineglass Bay, TAS
One of Australia’s most beautiful beaches is the spectacular Wineglass Bay, which is located in Tassie’s amazing Freycinet National Park about three hour’s drive from Hobart. Considered one of the top ten beaches in the world, Wineglass Bay is a simply gorgeous curving stretch of sand that is contrasted against pink granite cliffs and sparkling turquoise waters. Fishing, sailing, sea kayaking and rock-climbing are all popular past times in Wineglass Bay, but we want to go there to just soak up the sun and spectacular scenery.

Casuarina Beach, NT
Darwin offers a host of lovely beachside destinations to choose from – which is a good thing in place with such hot and humid weather. Casuarina Beach is a popular choice, located on the doorstep of the northern suburbs, it’s just a short stroll to your choice of nature reserve and mangroves, or the City Mall where you can find ice cream, coffee shops and the wave pool. Another popular beachside destination is the Mindil Beach Market which kicks into life every year between May and October.

Apollo Bay, VIC
Surprisingly enough, Victoria has quite a few gorgeous beaches to choose from, but we’re picking Apollo Bay because it’s at located along the Great Ocean Road, a truly spectacular 90 minute drive from Melbourne. Apollo Bay beach itself is a lovely stretch of sand, but other attractions in the area will have you up and about, rather than lazing in the sun. Just up the road is the Twelve Apostles, a set of spectacular limestone pillars that rise up out of the Southern Ocean against the backdrop of the Port Campbell National Park – a sight not to be missed!

Glenelg Beach, SA
Glenelg is not just one of Australia’s best city beaches, it’s also a spectacular tourist destination offering fantastic shops, restaurants and bars at its gorgeous marina and jetty precinct. In fact, there’s an amazing choice of beaches just minutes from Adelaide’s city centre including Brighton Beach, West Beach, Henley Beach and more. Walk just 20 minutes north from Henley jetty and you’ll discover the Grange, complete with romantic coastal dunes and an historic jetty.

Getting ready to enjoy the spring and summer months may include an investment in a sailboat, speed boat or even a caravan to get you and the family out and about enjoying the spectacular lifestyle our fantastic country has to offer. Don’t forget that we’re here to help if you require financing for any personal assets – we do more than just home loans. It you want to make a purchase to help you make the most of our upcoming summer months, just give us a call!

What is pre-approval and what is subject to finance? Many first home buyers believe you don’t need pre-approval if you intend to use a subject to finance clause in the sales contract when you find a property to buy. But that’s not the case! In this article we explain why it’s a wise move to get pre-approval on your home loan and use a subject to finance clause as well if you can.

What does ‘pre-approval’ mean?
When you’ve saved your deposit and you’re ready to purchase your home, it’s a wise move to talk to us about getting pre-approval on your home loan. Pre-approval is where a lender confirms how much money they may be prepared to lend to you to purchase a home, based on the deposit you have saved, your income, expenses and your personal financial situation.

Getting pre-approval on your home loan is intended to give you clear guidance on how much money you can spend, so that it makes it easier for you to shop for a suitable home in your price bracket. It is important to remember that the amount you are pre-approved for is the maximum amount a lender believes that you can currently afford to borrow according to your personal circumstances.

If you intend to purchase a property at auction, it is important to get pre-approval on your home loan before you attend the auction so that you can be reasonably comfortable that you can borrow the required funds. Getting pre-approval will give you a bidding limit and help you to be reasonably sure that everything will go smoothly with the transaction.

It is important to note that even with pre-approval, a lender can still decline a loan application if they do not like the property you are looking to purchase. If they feel it is over-priced or something is wrong with the property, they will not approve your final loan application. However, getting pre-approval significantly reduces the risk of this occurring.

Additionally, some real estate agents and vendors will not take you seriously if you do not get pre-approval on your home loan before you approach them, particularly when you are buying off the plan or are considering building a new home. Remember, they are frequently approached by time-wasters and ‘tire-kickers’ – getting pre-approval will help them to realize you are a serious buyer.

Benefits

• Getting pre-approval is free and gives you considerable peace of mind, especially when bidding at an auction.
• Your pre-approved home loan is usually valid for up to three months.
• It helps you set your maximum spending limit – particularly important at an auction.
• It shows real estate agents and vendors that you are serious about purchasing a home.

What does ‘subject to finance’ mean?
When purchasing a property outside of an auction, the bank will always perform an independent valuation of the property to find out its current market value before agreeing to lend you the money you need to purchase it.

When you make an offer on a home, you will be required to make the offer in writing and this is called a sales contract. In this contract, you have the option to include a clause that says your offer is ‘subject to finance’. This means that your offer is conditional upon the lender approving the amount of finance you will need to purchase that particular property. If the lender does not approve the amount of financing required, you can withdraw your offer without losing your deposit or being any worse off.

You need to remember that property sellers and real estate agents are naturally out to get the maximum amount of money for a property that they possibly can. This can often mean that the asking price of a property exceeds its market value and also the amount of money a lender will allow you to borrow for that particular property.

It is important to note that a lender will only allow you to borrow what the valuation says the property is worth – even if you have been pre-approved to borrow more. That’s why it’s important to get pre-approval and use the subject to finance clause in your sales contract as well if you can! If the lender’s valuation turns out to be less than the asking price, you can always go back to the vendor and use the valuation to get a better deal.

Benefits

• You may think a property is a good price, but using a subject to finance clause in the sales contract gives you additional peace of mind that you’re not paying too much.
• Using the subject to finance clause gives you room to withdraw your offer if the asking price exceeds the lender’s valuation on the property.
• It can often help you to negotiate a better price if the lender’s valuation is lower than the asking price.

Things to consider

• Sometimes a real estate agent will look less favourably upon your offer if you use the subject to finance clause in the sales contract. Always remember to mention that your financing is pre-approved to help mitigate any negative view. 

Remember, if you have any questions about the property purchasing process, we’re here to help. We understand that getting you pre-approval on your home loan is important as it can save you a lot of time and hassle when searching for your new home. If you’re currently in the market for a new home, then please give us a call and we’ll help you get your pre-approval organised.

In a hot property market like we’re experiencing at the moment, it can be difficult to beat the competition at auction. And with auction clearance rates running at around 80% in most capital cities, it’s clear that the majority of bidders miss out on the property they’ve chosen when the auction gavel comes down. So, how can you avoid going to auction? What can you do to secure a property when you don’t have deep enough pockets to outbid the competition on the day?

A good strategy is to try and secure the property by making an offer prior to auction day. Whilst many vendors will prefer to allow the market to dictate the best price for their property, many are open to offers before auction day.  Here are a few tips to help you make an offer that’s accepted and avoid the hassle and inflated prices that auctions can create.

1. Do your homework
Before you make an offer, you need to decide on an offer price. Start by researching recent sale prices of comparable properties in the area. This will give you a starting point for setting a fair offer price on the property you wish to purchase and give you a good idea of the vendor’s price expectations. It will also tell you if the property is in your budget and worth more of your time.

Next, research the property itself by obtaining building and pest inspection reports. If there are any problems with the property you can cite these as reasons why you are offering a bit less.

Another factor that you may need to research is demand for properties of this type in this particular area. Demand sets the price of a property and it may be high for a variety of reasons – schools may be particularly good in the area, the area may be about to undergo attractive infrastructure development projects like better public transport links or a new shopping center and so on. If demand for the property is likely to be high, you may need to make a higher offer to succeed.

If your research does not help you come up with a reliable offer amount, don’t be afraid to ask for professional help. A valuations expert can help you assess what the property is worth in today’s market. If you need a professional valuation, ask us for a referral and we’ll be happy to help.

2. Get to know the real estate agent
Negotiation is a two way street – so it is important to have a good working relationship with the real estate agent who is in charge of negotiations on behalf of the vendor. Make sure they see you as a serious buyer and they will be more respectful of your requirements and negotiations.

Remember that the real estate agent has the knowledge that can help you work out how best to play your hand. Here are some questions you can ask to help you formulate your offer strategy.

• Why is the vendor selling?
• What price is the vendor expecting?
• What are the vendor’s requirements regarding settlement? Do they want a long or short settlement, do they need to extend their stay in the property?
• Is this an investment property or the vendor’s home?
• Have they already bought elsewhere?

The answers to these questions will help you decide how to proceed – or even if you will proceed to make an offer at all.

3. Formulate an offer strategy
Once you are fully informed, you will need to think carefully about how to present your offer. By now, you should have an upper price limit firmly fixed in your mind based on your estimate of the property’s value and your budget. No matter what happens during the negotiations, never go above your upper price limit. It’s easy to be influenced by your emotions and the clever negotiating tactics of the real estate agent, so this is a hard and fast rule you should always stick to.

If you are hunting for a bargain, it may be tempting to make a ridiculously low offer for the property. However, this could be a mistake because the real estate agent could dismiss you as a serious buyer. If you have a legitimate reason for making a low offer, be sure to tell the real estate agent why you are offering a reduced price so that they continue to take you seriously.

If you really want to obtain the property, you will need to make a genuine offer.  A good idea is to offer a bit below your estimate of the value of the property. This will mean your offer is taken seriously and give you some room to negotiate upwards if the vendor does not accept your first offer.

Do whatever you can to make your offer more attractive to the vendor. To do this you could offer to meet the same terms they would receive at auction, offer a larger deposit, meet their settlement terms or offer to extend their stay in the property after sale.

4. Be ready for the negotiation process
The negotiation process will begin once you submit your offer in writing to the real estate agent. Verbal offers are not acceptable – your offer must be in writing and signed by you before they can present it to the vendor.

Once this is done, the vendor will either accept your offer, reject it completely or come back with a counter offer. If they reject your initial offer or come back with a counter offer, then you can raise your offer price – or walk away. The choice is yours.

Sometimes the real estate agent will tell you they have already had a better offer and use it to get you to raise your offer price. Do not allow this commonly used tactic to influence you to offer above the limit you have set for the property. Make sure your subsequent offers are reasonable and fair.

Remember, auctions cost money so it can often be in the vendor’s best interests to avoid going to auction too. Once the vendor accepts your offer, you will be asked to sign a contract agreeing to the purchase and the negotiations are done!

5. Be confident
Negotiating can be a nerve-wracking experience, so it is important that you are confident about the offer you make. Doing your homework will certainly put you in a position to negotiate confidently – or walk away if the situation just isn’t going to beneficial to you.

Be sure of your budget and never exceed it. Putting yourself in a difficult financial situation simply to secure a particular property is not worth the ongoing financial pain. To help yourself negotiate from a confident place, talk to us about your budget and we’ll help you to get pre-approval on your financing to give you more negotiating power.

Remember, we’re here to assist you in any way we can. Come in and talk to us about your plans and we’ll help you to secure your financing ahead of time. It’s a great time to be in the market for a property, so call us today.