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A complete newbie’s step by step guide on the property buying process
- You contact a bank or a mortgage broker to help you get a pre-approval. The bank will assess your financial situation. That’ll give you an estimate of how much you can afford to purchase. Try to get all your finance assessed as much as you can during pre-approval. The pre-approval will take into account your situation, including any government grants/deposit/gifts (my situation), then based on your income and job history, credit rating, and other lending criteria, the bank will provide you with a number they’re comfortable lending you. Using this number (the loan amount + deposit + give it some room for additional fees - conveyancing, building inspection, any stamp duty or title transfer if the bank is not paying those, etc. I had a room of about $10k just to be sure, but this is specific to my situation) you should know what your maximum budget is to put in an offer.
- Once you got a pre-approval, you can start looking at properties, inspect, negotiate, review contract of sale. When you’re inspecting the property, make sure you check everything. I mean everything. Turn on every single button/tap/machine you can find. Check for scratch/cracks on the walls. Is the exhaust fan working? What about all the lights - inside and outside? Are the doors working? Can they be closed tightly? Oven, dishwasher, range hood, are they still working? Is there any damage? What about cupboards? Are they intact? Any sign of pest? If possible, pay $400 for a building inspector to thoroughly inspect the property for you. This is expensive, but is much less expensive than having to fix all the defects yourself down the track. I also strongly recommend to have a conveyancer to review the contract. They will point out clauses that are strange/not standard, tell you what they mean, and you can ask for recommendations. If you want to negotiate anything here, this is also the step. Your conveyancer will help you put those conditions in the contract of sales. I recommend to put the subject to finance clause and subject to pest and building inspection clause. Subject to finance is to protect you - in case you can’t get an official approval from the bank for any reason, this clause will help you walk away risk free without any penalty. Same thing for subject to pest and building inspection. If the house is not of good condition and the building inspection presents that, you can walk away risk free. Please note, these will be your negotiation strategy, because if two offers come in with the same price, it’s very likely the vendor will agree to the one WITHOUT these clauses because that means the vendor is protected. If you work with a mortgage broker and they’re sure they can get you a final approval within x days, you can also put a subject to finance within x days (as a precautionary measure) to make your offer more attractive. After x days you’re fully bound to the contract and if you walk away you’ll get hit with penalty and lose the deposit. Also, you can negotiate settlement term here (30 days, 45 days, 60 days, 90 days). The shorter the settlement term, the more attractive your offer is because that means both you and the vendor will finalise the sales more quicker. But also comes with a risk - if for any reason you can’t get all your finance and paperwork done during this time and you miss settlement date, you can be charged. Also you can ask to have the withholding clause to be added here (i’ll explain further below). Please make sure everything you need to negotiate is reviewed and put into the draft contract during this step, especially if you’re buying off auction. Because in auction, there’s no cooling off period and the purchase is unconditional. If you win at auction and change your mind or walk away, you’ll lose the deposit.
From there, you just gotta make your own judgement. If the AGMs and the finance looks healthy, e.g. no major spending on major damage, then the building is fine to live in. If there’s damage, clarify with the body corp manager (they’ll have a number to call on the AGM). Reach out to them and ask what it is, how it happened, is it the apartment owner’s duty to fix it, or is it the owner corp’s duty to fix it through sinking fund or a special levy has to be raised. If so, how much was quoted. When will the work be carried out. Then justify for yourself, whether it’s worth living in and paying for all these damage, or walk away.
Side story: I once inspected a ground floor apartment that has a big crack on the wall. And it’s a step crack so it identifies structural damage. When walking around the building to inspect, there are cracks in other apartments as well. The building inspection came back saying that it was because the garden bed sits right next to the walls. Long term watering caused the soil below to move, and caused the cracks to occur. To rectify, structural engineers need to inspect and provide recommendation. The garden bed needs to be removed or stablising measures need to be added. Then the building foundation needs to be strengthen, and then we can think of fixing cracks for cosmetics. In the AGMs report in the past 3 years, nobody has mentioned anything about it. So I went further and use the login credentials in the AGMs report to log into the body corp’s portal and read reports in the past 10 years. Nobody has mentioned anything about fixing the cracks. I pulled out because in my personal opinion there’s no way in 20 years time I wouldn’t be whipping out big $$$ to fix that building. And the cracks are so obvious, so if nobody has ever mentioned it, this means the people living in that building seem to not care. Who knows after putting all your life saving down, it’s not suitable to live in and we’ll be forced to vacate and lose a home. Even if I move in, I still need to raise the concern with the owner’s corp, get their agreement to carry out the work, and then money will be raise to fix it. And that doesn’t mean everyone will agree to fix it because some of the apartments are not cracking so they won’t be willing to get the money out. Too much hassle for me so I walked away. The apartment ended up selling 25k more than I could afford though. Guess we’re not meant for each other. 😕
In courtesy of u/septembers57: Be VERY CAREFUL of the wording about being subject to a building inspection. You need to be specific that it is subject to the building inspection being satisfactory to your liking, otherwise the clause is meaningless if there is no significant structural issues to be addressed. A building inspection is worth it’s weight in gold, or alternatively get a builder, plumber, and electrician friend to look at the house for $$$. Also, find a conveyancer before you find a property. They’ll talk you through the wording of how to make sure you aren’t taken advantage of by the real estate agents.
- If you have to go through auction, and have had your special conditions reviewed and amended by the conveyancer, send the contract of sales back to the vendor. If the vendor is happy with your conditions, they’ll proceed with your contract of sales if you win at auction. Normally what you can negotiate in an auction contract is just settlement term or deposit % or strike out some weird conditions that are not on the standard contract. Be aware that if you win at auction, you’ll have to sign the contract straight away and the contract is unconditional, so subject to finance clause won’t apply for auction contract. You just have to hope your finance game is strong and the bank will lend you the money enough to pay for the price won at auction. That’s why it’s important to know when to say no at auction.
- After you’ve got the executed contract of sales, bring that to the bank/mortgage broker to apply for the final approval. Provided the bank hasn’t tightened their credit policy, the closer your finance situation now to what it was when you got the pre-approval, the higher the chance you can secure the approval. Also, if you have a subject to pest and building inspection clause in the contract and haven’t organised a building inspector yet, organise a building inspector at this stage. If the building report comes back not satisfactory, this is where you can pull out. Again, this is not applicable for auction. So, get the pest and building inspection done and justify whether you still want the place or not before decide to fo to auction. To book a pest and building inspection, provide the building inspector with the REA’s details and the property address. They’ll organise an inspection and come back and write up a report for you.
- At this stage, you’ll do a lot of paperwork. The bank will ask for your IDs, payslips, bank statements, and send you a loan document to read and sign. Make sure to read and understand all. The loan document will also tell you how much they’ll pay on settlement. Please note, at this stage the bank also evaluates the value of the house. If they think the purchase price is ok, they’ll lend you the loan amount. If they think the house worths less, they’ll only lend you whatever they feel comfortable with. You will then need to organise the shortfall on settlement yourself, or find another lender that’s willing to lend you more. This happens more frequently during off the plan purchase. If the bank rejects, and you can’t find any other bank that is willing to lend you, the subject to finance clause will protect you at this point so you can walk away.
- Once you’ve signed everything, then they’ll grant you a final approval. Now there’s not much you can do except for waiting for settlement to happen.
- During this period, your conveyancer will help you prepare documents to transfer the land title to your name and help you calculate the final amounts to be paid on settlement (the settlement shortfall). This settlement shortfall includes outstanding body corps on a pro-rata basis (if applicable), any fees and charges proportionately, council rates, water rates, land and title transfer fees, any government grants and stamp duty concessions and the remaining of the deposit. If there’s a request from the vendor for early release of deposit from the REA trust account, your conveyancer will get you to sign form to release it. You’ll have to release it at the end anyway, so if you don’t see any need to withhold it in the REA’s trust account, you can release it early as a nice gesture.
- A few days before settlement - depending on where you are, you’re entitled for pre-settlement inspection to ensure the property is of the same condition as when you signed the contract. Contact the REA and arrange that.
- If you discover any defect, immediately notify your conveyancer, so they can get in touch with the vendor to rectify. Perhaps when the REA moved the staging furniture out, they left scratches and holes on the wall. If the defect is huge, this might delay the settlement. If the defect is small, then ask for a compensation (as an adjustment on settlement) or withhold the money on settlement. I know in Victoria you’re entitled to withhold up to 5k on settlement to fix for damages (of course if the withholding clause is on the contract - on a standard contract, it’s always there, but some vendors will choose to remove it to protect them). At this stage, the contract is unconditional. You can’t walk away anymore. So make sure you sort everything out before settlement.
- 1 day before settlement, the conveyancer will send you a final calculation on how much you need to pay on settlement. If the bank pays all of this amount and you don’t need to pay anything that’s fine. If you need to pay this amount to the bank, your loan document should already tell you how, normally they’ll have a section to direct debit that amount from your account. Otherwise, this settlement shortfall has to be paid to the conveyancer’s trust account. If this is the case, make sure you ask your current bank to do a RTGS transfer (Real Time Gross Settlement). This means they’ll transfer a large lump sum of money to the receiving account on the same day. Otherwise, if the money takes a few days to clear, settlement can be delayed and you can get charged.
- On settlement date, if you do online settlement, you don’t need to do anything. The people from your bank with meet up with the vendor’s bank to finalise paperwork and exchange money.
- Once settlement has gone through, the bank will notify the conveyancer, the conveyancer will notify you. The vendor’s bank will notify the vendor. You can then meet the vendor or the REA to pick up the key.
Note: never assume your purchase will be risk-free. Always be proactive and reach out to the relevant parties to check on progress and what you need to do next and make sure you’re on top of it. Someone misspelling your name at some stage or changing your gender on the Land Title Transfer (happened to me) can lead to a disaster down the track. That means settlement can be delayed, and you’ll end up paying big $$$ on fees and charges. Or if property is wrecked one day before settlement... I’m sure reddit doesn’t lack of settlement horror stories. I once read post somewhere saying that someone’s future home was broken into by a group of bogans and the property was turned into an orgy fuck fest and was filled with piss, cum, needles and blood... Edit: here it is https://www.reddit.com/auslaw/comments/em2lza/settlement_crashing_horror_stories/fdlwwdd/?utm_source=share&amp;amp;amp;amp;amp;amp;amp;amp;amp;amp;amp;amp;amp;utm_medium=ios_app&amp;amp;amp;amp;amp;amp;amp;amp;amp;amp;amp;amp;amp;utm_name=iossmf
EDIT: Some words. Please pardon if I made any spelling mistake. English is not my first language.
EDIT: updated step 2 and 3 so they’re more relevant in an auction scenario. Also updated step 7 on early release of deposit. Step 9 on pre-settlement inspection. Step 2 on pre-purchase inspection. Step 4 on building inspection. Step 1 on what pre-approval might look like. Step 2 on strata meeting minutes and step 3 on auction contract
EDIT: Thank you kind user for gifting me my first gold ever 🙏🎊🥰
Announcement Post 2020 [Part 2] - New Scheduled Posts & Feedback/FAQs
1: Annual rBarca General Feedback/FAQsGeneral rBarca feedback post 2019 for reference. 2018 FAQs Post.
This is once a year Post/discussion-space about sub related feedback, suggestions, ideas/thoughts or anything meta related.
Note of Thanks to the community:Please continue to make use of the Report Tool, we rely on this a lot and this reliance has only increased in last 18 months. Every single report without exception is addressed and even if some may feel it is not that important, do believe that it has made a very real difference to the health of the sub & in modteams workflow managing this sub. Sub would be worse off if we weren't getting your help. So thank you.
2: Automated Post-Submission SystemThere are 17 Post categories on rBarca. To give some structure to them with the intention of providing regularity for greater awareness and community engagement we'll be trying out a new Automated Post-Submission system for a select few Post Categories utilizing the new Scheduled & Recurring Post (Aug update) system Reddit launched in July.
Below are some of the Post Categories we are hoping to use this system with. Do share your Post title format & frequency suggestions or any other type of feedback on these are welcome.
Open Threads.Title: Open Thread: Weekday Edition
Frequency: Weekly, starts at 03:00 UTC every Monday.
Title: Open Thread: Weekend Edition
Frequency: Weekly, starts at 03:00 UTC every Friday.
Spanish | Catalan Open Thread.Title: Open Thread: Edición Castellano y Català - Month Name
Frequency: Monthly, starts at 10:00 UTC on 4th of every Month.
Artwork/Creations Thread.Title: TBD
Frequency: Three times a Month, starts at 12:00 UTC on 10th-20th-30th date of the Month (last day of Feb as applicable).
La Masia|Academy Monthly Thread.Title: La Masia and Barcelona B Discussion Thread - Month Name
Frequency: Monthly (Every 6 weeks), starts at 05:00 UTC, Thursdays of the Month.
Title: Management Discussion Thread - Month Name
Frequency: Monthly (Every 6 weeks), starts at 05:00 UTC, Thursdays of the Month.
Controversial Opinions Thread.Title: Controversial Opinions Thread - Month Name
Frequency: Bimonthly, starts at 05:00 UTC, Last Tuesday of every other Month.
Change My View Thread.Title: Change My View Thread - Month Name
Frequency: Triannual, starts at 05:00 UTC, A Tuesday of Mar-Aug-Dec.
- Explanation of new Post category Artwork/Creations Thread:
Art posts, paintings, material-modelling, tattoos & other creative work sharing, jersey/shirt/boot/memorabilia & other merchandise sharing, cake pics, wallpapers, fan posing's/stadium-area-city travel circuits(compilation content and effort-posts of this nature may be given standalone post exemptions), social media non-sport content, etc.
Top-Level comments need to have a Link/Content share, it can not be a normal text-only comment. This is also not a Meme-thread.
We're also looking for suggestions regarding the Title of this post category since simply Artwork in there is underselling its creative scope.
We're looking for suggestions on other Post's Title formats as well. Aspects like, Open Thread: Weekday Edition [2020-12-11] or Open Thread: Weekday Edition [Week 45], etc and so on (as feasible per the strftime() format in Scheduled Post system).
- Management Discussion Thread:
- Fragmentation or Content Duplication Rule 2.3
- Upvoting Official Posts
Regarding this (and many other similar instances) we highly encourage the community to Upvote the Official Posts. This is a Reddit platform's algorithm related aspect and with only 2 Pinned/Sticky slots available and more Official Post Categories coming it is only natural not all will get Pinned. Meaning community has to rely on each other and that means upvoting these posts so that they reach the subscriber feeds of their fellow users.
3: Post-Category Flair Color SystemThis is a work in progress and an example is this Announcement Post's flair currently having a green color and so on.
4: Post Survey Feedback/Common-FAQs.Survey Results 2020 Part 1 and Part 2. Following were some of the common feedback received.
- More football related questions in future surveys was quite a recurring suggestion.
- Another was about the length of it. Our justification there is since these happen once every 2 years and last for around 14 days, 10 minutes then doesn't seem that excessive.
- A very large number of users asking for even more stricter moderation and a sizeable but less than the former asking for more lenient moderation.
- Asks about having more Encouragement, sensible, positive, rational thinking and tactics related Posts.
- There wasn't much context to these suggestions but there was a lot of mentions about such things.
- Asks about being more flexible and lenient on /New post queue.
- Multiple users asking about Art and similar themed content (which is happening as mentioned above).
- Memes were another massively mentioned item. Modteam's explanation is, that Memes are allowed 24x7 on the sub, just that they are allocated their space in Open Thread. Standalone meme posts aren't in consideration for now and even a dedicated regular Meme Post category doesn't appear to be workable since Memes are supposed to be organic and creating a forced dynamic around them seems like a recipe for failure.
- Multiple users asked about DakMontana. Modteam did make contact with him sometime back and he is doing well and appreciated the concern shown by many when informed. He wanted to take a break due to work and also in part feeling generally frustrated with the current Barca fanbase vibe. According to him it is too stuck/rigid/boring/dogmatic right now so in his words its best if he takes some time off.