The trouble with this is
1. The parents would pay CGT on any increase.
2. You have not used your CGT main residence exemption. If property was in your name it could be CGT exempt.
3. Parents could change mind
4. Parents could go bankrupt
5. You could divorce
etc
etc

What if you just borrowed a deposit from the parents?

http://www.houseofwealth.com.au

Under Australian law you cannot have a trust of which you are the trustee on only beneficiary. By definition a trust is A holding property for B. You cannot hold proeprty for yourself. THis would be the case under NZ law too I am sure.

The trust assets would be property of hte marriage and could be taken into account under a separation.

The trustee would purchase the property here as per normal. I am not sure how a lender would view lending to a trustee of a foreign trust as the proper law of the trust would probably be NZ.

It may be worthwhile just setting up a new Australia trust as this may be cheaper than seeking legal and taxation advice and worrying about amending the deed to suite the lenders etc.

Have to be in the same names, but some lenders used to offer accounts in another name, such as a related company. Can't think of any that do now.

Sounds like you may be able to apply the 6 year CGT exemption for absence from main residence s118-145 ITAA 1997

Treat it as 2 separate preiods, up to hte point you purchased the second residence it could be your main residence. Then it would be subject to CGT from that point on.

I beleive a member or a related party can lend to a SMSF. But the SMSF cannot give security. A SMSF cannot borrow to acquire an asset either, unless a single acquireable asset and security trustee in place etc.

I am not sure what title insurance covers, possibly relates mainly to fraud where someone who doesn't own the property is trying to sell the property.

A caveat registers your interest in the property, and this registration may give you some priority over later interests which are registered after you and before settlement.

Do a goolge on 'black v garnot'. In this case someone put a writ on the title about 30 min before settlement of the property. This gave them priority over the purchaser

If the property is in Victoria you may be in luck as 1 spouse can sell to another spouse without stamp duty.

Benny,

No flexibility. What if you used a discretionary trust with a company trustee. You could then distbute income to lower income beneficiaries and still have the benefit of distributing to a company if you wish. You get flexibility.

It would be very difficult for the buyer to get finance if they were relying on that 20%. I don't know any lenders that would allow this.