I think in most agreements when you appoint a property agent you are appointing them to act on your behalf in relation to the property – ie they can enter contracts, make decisions etc. This is the meaning of  the term ' agent'.

I think that QLD is the only State which charges more stamp duty for investors – all the others it is the same for owner occupiers and investors. I think if you are an investor in QLD it works out more than it would in NSW.

unless you used other security you would have to pay LMI if you borrowed more than 80%.

If it was me I would probably limit the loan to 80% – no sense in paying LMI unless you think you can make a greater return on the remaining 10 to 15% (max loan 90 to 95%)

2.4mil x 65% = 1.56mil = max loan size.

But are you sure the vals will come in? They are likely to value all in one line, so may come in lower than expected

This is a complex area of law. Landlords can be sued and do get sued all the time.see Muir v Hume  [2003] QSC 191 http://archive.sclqld.org.au/qjudgment/2003/QSC03-191.pdf where the tenant tripped and hurt her back and got awarded something like $1mil.

Sam's case is different because he was not notified of the problem. The question is was his negligence the cause of the person's injury – and did they suffer damages from it?

It could be argued that Sam had taken responsibility in looking after the lawn as he has arranged mowing. Did Sam know about the hole? If he did and took no steps to fix it he may have been negligent, but this doesn't appear to be the case.

The injured person also has to prove they suffered the injury and that the injury was done by tripping in the hole.

Sam, you probably shouldn't have left it to the agent to negoitate – what if she decides to sue you anyway after you have paid all of those bills.

yes, recycling is better than wasting.

no

You will be borrowing to pay private expenses.

You will have to check, there was short period where you could clam 4%, it is around 1985 to 1987 where it then changes to 2.5% for 40 years. Prior to that it is nil.

Best to get  a quantity suveryor in.

Land tax varies from state to state.

In NSW the main residence is exempt, and then there is a tax free threshold of about $370,000 per person. THis is just based on the land value, not including the building – so you may be exempt if your land is in NSW.

Firstly, no stamp duty concessions as Richard mention.

Secondly there may be less asset protection than normally under a trust, especially in the early years, as transactions can be reversed under the bankruptcy act in certain circumstances. So make sure you get advice from a solicitor before you do this.

Thirdly, are you sure your property will still be positive geared after the transfer? Stamp duty must be paid at market rates, but you can transfer for less – but if you do that you could be seen as transferring it under market value to defeat creditors. You do realise you will have to reapply for the loan for the transfer into the trust – even if the trustee will be the same as the individual.

But if it is cashflow positive your trust could offset this by bying a negative geared property.