The lucky person to win a holiday to Hawaii is….


Dr A Gupta of WA


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Buying At Auction

Your dream home has just come onto the market and with a certain amount of trepidation you realise that it is being sold by auction. You’ve never been to an auction before – never mind purchased a house at one – and you’re a little worried that you won’t know what to do.

How to get a good deal

Make sure you have finalised all important details before the auction date. Extensive preparation is essential to a happy auction experience.

  • familiarise yourself with the auction process by visiting as many auctions as you can. Ask questions of the marketing agents and find out everything you need to know about bidding.
  • Inspect the property before the auction date. Be objective and make sure you inspect other properties as well. Inspecting other properties means you can make an educated guess as to a fair purchase price. Work out how much you are willing to pay and do not exceed your maximum on auction day. If necessary, arrange an independent valuation.
  • Make an appointment with the real estate agent and ask as many questions as possible, including bidding strategies. Also request a copy of the contract, including condition reports, and study it carefully.
  • Visit your lender and finalise any home loan arrangements. A deposit, often as much as 10% of the purchase price, will need to be paid on completion of the auction, so ensure you have these funds available.
  • On auction day it’s important to remember that while the auctioneer is employed by the seller to get as good a price as possible for their house, they are also there to help you buy the property.
  • Work out your tactics before the auction and stick with them. Your visits to other auctions should give you an insight into bidding tactics, such as changing the increments of the bids away from the auctioneer’s chosen amounts or those of the other bidders. This can intimidate other bidders; it shows confidence and a strategic plan. More often than not, a confident bidder ends up buying the property!

Vendor, dummy and co-owner bids

The main difference between vendor, dummy and co-owner bids is that dummy bidding in Australia is illegal. A vendor bid is where the auctioneer will place a bid on behalf of the seller with a view to assisting the property reach its reserve price. Vendor bidding can only be done by the auctioneer or another legally permitted person and should be declared as part of this auction’s process before the auction begins.

Alternatively, dummy bidding is just false bids made by non-genuine crowd members. They have no intention of buying the property and are there purely to inflate the price. Unfortunately, some unscrupulous agents still partake in this illegal act so don’t bid until the house is placed on the market as dummy bidding is generally only used until the reserve price is met.

A co-owner is a person who has a financial share in the house, such as a divorced spouse, who wishes to buy out the other owners. Co-owner bids cannot be made through the auctioneer and are not announced during the auction. However co-owner bids are declared in the rules set out before the auction starts.

How are auctions regulated?

Auctions are a recognised and widely used form of selling. Not just property but livestock, household goods and cars are auctioned, just to name a few. Each state and territory in Australia has their own set of regulations governing auctions, designed to protect both the vendor and vendee.

The Real Estate Institute in each state and territory sets down guidelines detailing their code of practice for the industry. By ensuring your chosen agent is a member of the Institute, you can guarantee a high standard and an auctioneer who will adhere to each and every regulation.

Not many complaints are made about auctions in Australia, however if you do have any problems, contact the Real Estate Institute in your state who will be able to refer you to the relevant authority. To find your state’s Real Estate Institute visit www.reiaustralia.com.au.

selling By Auction

Selling by auction is an exclusive agency agreement and is therefore also subject to the 60-calendar day agreement period. The auction process requires the seller to pay the agent to arrange effective marketing and advertising plans to maximise exposure of the property and the auction date to potential buyers.

Under the auction system, the seller agrees to pay commission to the listing agent if the property sells before the date of the auction, at the auction or in an agreed period after the auction. The same conditions that apply to the auction process will also apply to the tender process.

There are many advantages to selling a property at public auction, in particular: An auction is a three-pronged marketing push. The vendor has the opportunity to sell their property before auction, on the day of auction, or in the event the property is passed in, directly after auction.

There is an ability to set a reserve price and a settlement date to suit the seller. As the reserve price is not disclosed it gives the seller a chance to test the market. A written marketing plan with pre-agreed appointment times enables the sellers to arrange their lives during the lead up period.

The auction process by its very nature creates a sense of urgency; buyers have a definite time frame in which they must act. Buyers see the purchasers as competition rather than the seller. Auctions create a competitive environment. With sale by auction in Queensland, all contracts are unconditional and no cooling-off period applies.

Tips for a successful auction

  • Work out the appropriate advertising budget to ensure your property is widely advertised taking into account the identified market.
  • Make sure the property is well presented because a potential buyer’s first impressions are crucial to a successful sale.
  • Your agent will require that the contract and the accompanying statutory searches be available well in advance of your marketing campaign. Confer with your agent about this matter as they should be able to provide a tick list to help.
  • Allow the agent to arrange as many inspections with prospective buyers as possible – it all creates interest. At a local level this could have a significant effect on the turnout on the day.
  • For most, the spectacle will be the main draw as well as the eventual selling price so confidentiality is of the upmost importance. The REIQ suggests that you do not disclose or discuss your reserve price with anyone except your agent/auctioneer.
  • A sale by public auction is arguably one of the most exciting, effective and rewarding methods of buying and selling real property.

Buying Tips

Whether you are buying an investment property or a new home to live in, there are some common problems you need to be aware of to ensure your purchasing experience is stress free and risk free. These few buying tips will make you aware of some of the pitfalls and ways to avoid them.

Why Are You Buying?

Think about why you are purchasing the property. If you intend living in the property does it really suit your needs? If you have young children or elderly people living with you, you might wish to avoid stairs and prefer a level block. Do you intend to install a pool in the future? Is the garden too big or too small? Will you need more bedrooms in future? Is it close to schools etc.

Building Reports

Be sure to have reports for building inspection and pest inspection prior to committing to the purchase.

Meet Your Neighbours

If you are buying a villa, apartment or townhouse you may be sharing a common wall with your neighbours. It would be advisable to check noise levels if possible. Try to meet your new neighbours. They may not share the same values as you.

Do Your Research

By researching the real estate market in a particular area you will be much better informed on property values. Ask Your Home Loan Consultant to show you some comparable properties which have sold in the area.

Check With Your Local Council

If a property has been renovated recently you might wish to check with the local council to ensure planning or building permits were approved. Deciding how much to offer can be difficult. You might wish to make your best offer up front or start with a lower offer and be prepared to negotiate up. However, purchasers who make higher offers might secure the property without giving you the opportunity to increase yours.

Buying At Auction

If buying at auction you should have:

  • Decided on a definite upper limit within your means
  • Conducted inspections
  • Had legal documents checked by your solicitor
  • Organised a cheque for the deposit
  • Finance approved

When bidding, bid with confidence and authority.

Cooling Off Periods

Note cooling-off periods can be waived subject to certain conditions.

Selling Hints & Tips

To get the best possible price for your property, you’ll need to make sure that your place looks good from the street as well as inside. Here are a few hints to help you make your home more appealing to potential buyers.

View and print the Open Homes preparation checklist

Click Here

Make sure the fences are in good condition. Carry out minor repairs such as straightening loose posts and repairing holes.


Make sure you keep your lawns neatly trimmed, including the edges. It also adds appeal if your lawns are green and weed free.

Paths, driveways and paved areas

Clean up any grease or oil marks. Remove all weeds from any cracks or joins. Keep these areas swept and tidy while your property is on the market.


Keep your garden weed free and make sure your plants look healthy. Put down fresh mulch to make the gardens look well cared for, inhibit weed growth and reduce the amount of watering needed. If you’ve got bare patches, consider picking up some bright flowers. Trim back any climbing plants that may have got out of control.

Trees and shrubs

Trim back any branches that are dead or too ‘leggy’. Remove any limbs that block sun to windows. This will help make your home more appealing inside.

Trees and shrubs

Trim back any branches that are dead or too ‘leggy’. Remove any limbs that block sun to windows. This will help make your home more appealing inside.

Pools and ponds

Make sure your pool is clean and sparkling. Any fish ponds and birdbaths need to be clean and clear of weeds.

Patios and decks

To make these areas look their look best, make sure furniture is in good repair. The area should be clean and free from clutter. A few pot plants can add extra appeal.

The building exterior

Wash the walls, eaves and windows, or hire a professional to do it. If the paintwork is flaking don’t decide to repaint without discussing it with your agent – it may not be worth the cost involved. Repair any broken windows and replace damaged flyscreens.

The yard – general

Make sure there is no rubbish or junk left lying around. If you have compost heaps, make sure they are neat and not attracting vermin or bugs. Make sure your sprinkler system is in good working order.

Garage or car port

Remove as much clutter as possible to make these areas look larger. Check the garage door moves smoothly and any locks are in working condition.

Drains and guttering

Make sure your guttering and drains are clean and clear of leaves or any other blockages.


Give each room a thorough cleaning and clear away any clutter. Consider having your carpets steam cleaned. Fix any loose or squeaky flooring. Check that all the doors and windows open easily and that all door handles are in good repair. Clean all windows to allow in maximum light. You’ll need to repair any damaged tiling or wallpaper and you should think about painting any chipped walls.

Storage areas

Make sure these are tidy and well arranged to give the impression of more space. This is a good time to get rid of odds and ends.

Plumbing, airconditioning and fans

Make sure there are no dripping taps or pipes. Consider having airconditioners serviced before you put your property on the market. All ceiling fans need to be operational, clean and run quietly.


These can add a lot to the appeal of a house. If you haven’t got any, think about buying some to brighten up your property.

Lights and light fittings

Check that all the lights are working and replace any blown globes. The fittings and switches need to be clean and in good condition too.


If you have carpets, you should have them professionally cleaned to make them look their best.


The stove, refrigerator and sink all need to be at their sparkling best to make this room attractive. Clear the benches as much as possible to make it look larger.

Just before inspection

Put clean towels in the bathroom and clean tea towels in the kitchen. If your budget will stretch to it, buy new towels in a colour that complements your bathroom and put them out during inspections. Make sure the house smells good.

You could put a few drops of vanilla essence in a hot oven, brew some coffee or light an oil burner. Open all the curtains and blinds and switch on inside lights to make the house look light and airy.

Restrain any pets – unfortunately not everyone is an animal lover. Switch off the television. You might want to put some quiet background music on.

Finally, leave the house before inspection time. If the current owner is there, buyers may not take the time to look through a house properly because they feel they are intruding on the owners’ territory.

Helpful Check Lists

When it comes to preparing for a move, an open viewing, or you are looking at prospective properties it is easy to overlook the little things. Your Home Loan Consultant understand that a little oversight can result in big errors, so we have compiled a few checklists for you to ensure a smooth transition…. no matter what your circumstances are.

Simply click on the below links and the document will open on your screen ready for to you to save to your own computer.

The Right Property

Location, Style and Size

In choosing the right home there are several factors you need to consider, including:

Location: preferred suburbs and access to schools, work amenities

Style and size of home: unit, house, duplex and family needs

In deciding on a location, as a local residents Your Home Loan Consultant knows the area extremely well and is also aware of any proposed changes in the area that are likely to affect your investment. However, you should consider factors such as distance from your place of work, nearby educational facilities, availability of recreational facilities, the local town-planning scheme, and the development potential of the land.

When determining the style and size of your home, consider your basic needs, for example:

  • Garage or carport requirements
  • An extensive garden or easy care surrounds
  • Family living areas: games room, bedrooms etc.
  • Inside and outside entertaining areas
  • Capacity to extend.

The research that you may care to undertake includes obtaining a copy of the Certificate of Title. This will inform you of any encumbrances that may affect your use of the land or strata entitlement. It is also wise to enquire with the seller’s agent whether the local authority has approved extensions on the property.

Investing in Property

Are you looking for a way you can safely and confidently grow a property portfolio?

With the help of Your Home Loan Consultant, you can learn our strategy on becoming wealthy.

We believe the key to financial freedom is to invest in safe assets mainly using other people’s money with the potential for solid capital growth and to hold onto these assets for the medium to long term.

Find out How Today!

  • Own as many properties as you comfortably can
  • Maximize tax benefits
  • Benefits of depreciation schedules
  • How you can pay off your home a lot faster

For anyone interested in property investing, you need to know where to buy, what to buy and how much to pay for it. Finding investment properties that bring the best returns from maximum capital growth and maximum rental income.

Your Home Loan Consultant understands the average investor does not have the knowledge, time or resources to dedicate to perform this critical step to analyze factors such as population growth, migration patterns, supply vs demand, demographic profile, rental demands, local infrastructure, economic activity, affordability, property type, taxation positioning and more.

With the of guidance of a property specialists, we will provide you with all the knowledge, support and expertise to start and grow your property investment portfolio. We will assess your needs and build a tailored strategy designed to achieve your wealth creation goals.

Get a FREE copy of our Property Investor Guide
“Investing in Your Future”

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Moving Tips

Moving can be a very strenuous time, in fact it is considered the second most stressful moment in life. To help you ease thorough this time you can download the Moving Survival Guide checklist, to ensure everything runs smoothly.

View and print the Moving Survival Guide checklist

Click Here

Four weeks before your move

  • set a firm date for your move
  • you may want to hire a relocation consultant (particularly if you are moving to Cairns from interstate or overseas)
  • organise a removalist – ask friends or relatives for recommendations
  • if you need storage, arrange it now
  • organise transit and/or storage insurance for your belongings
  • organise your travel plans for moving day – if you’re moving some distance, you may need to book a hotel or other accommodation
  • if necessary, book time off work
  • collect moving materials such as boxes, packing tape, rope, newspapers (for wrapping) and marking pens
  • keep a list of incoming mail and start notifying businesses and suppliers of your change of address.

Two weeks before your move

  • start packing non essential items and clothing – list the items packed on the outside of the box
  • contact your utility companies and communication providers (eg Telstra, and Vodafone.)
  • arrange for disconnection and reconnection of telephone, internet and pay TV services at your new address.
  • ask someone to look after the kids on moving day
  • update insurance policies
  • make a list of the items you want the removalist to move and any items you’ll be moving yourself
  • if you have pets, organise care for them during moving day and make necessary pet transport arrangements.
  • start cleaning your home
  • arrange redirection of mail with Australia Post. You can do this online.
  • dispose of any hazardous waste in the correct manner. Empty your freezer and pantry by eating all the food!

One week before the move

  • arrange for bills to be paid
  • cancel services such as mowing service, newspapers and other home delivery services
  • confirm arrangements with utility companies
  • put important documents such as passports, drivers licences in a safe place.
  • finish packing – make sure all boxes are correctly labelled with contents and rooms
  • return library books and DVDs and pick up any dry cleaning
  • if packing all your stuff has left you with piles of rubbish, take it to the nearest tip.
  • pack up your computer (if you can do without it for that long!). Keep all cords and accessories together.

On moving day

  • make sure the house is clean. At this busy time it might be worth hiring a cleaner to finish the scrubbing and vacuuming for you
  • strip the beds and keep the linen in a separate box that travels with you so you can use them on the first night
  • disconnect remaining appliances
  • do one final check of your house as the removalists are loading your boxes
  • have final payment ready for your removalist
  • read the removalist document thoroughly before signing and save it for future reference
  • stay home until the last item is packed and make an inspection of the van to check all your goods are loaded
  • close and lock all the doors and windows
  • make sure you have the keys to your new home with you
  • carry valuables, personal items and important papers with you so they don’t get lost
  • pack a survival kit for the first hours in your new home – include tea/coffee, kettle, mugs and teaspoons, water, snacks, etc.

At your new home

  • check all items during unloading and unpacking – look for any damaged or missing items
  • check the electricity/gas/phone has been switched on – if not, contact the suppliers or alternatively contact Connect Now.
  • start with essentials such as making the beds and cleaning the kitchen for use.
  • keep pets away until you are moved in
  • find out which day is your garbage and recycling collection day is by contacting the city council
  • find you local parks, shops, sports centres and swimming pools.
  • join the library
  • get your pets familiarised to the new area as quickly as possible so they don’t try to find their old place.
  • take a few different routes to go places from your new home – you’re sure to find some handy shortcuts
  • if renting, tell the agency about any appliances that aren’t working or defects and check what you are allowed to do.
  • don’t forget to get an updated driver’s licence or change your car registration.