PropertyInvesting.com | TheFinanceShop | Activity https://www.propertyinvesting.com/members/thefinanceshop/activity/ Activity feed for TheFinanceShop. Wed, 15 Apr 2026 03:18:31 +0000 https://buddypress.org/?v=2.8.1 en-US 30 hourly 2 b6c47c4f7e7c406731d40ff046abb23e TheFinanceShop replied to the topic How much can i borrow ? in the forum Finance https://www.propertyinvesting.com/topic/4996502-how-much-can-i-borrow-12/#post-4996515 Tue, 11 Nov 2014 12:05:42 +0000 1. Sounds like you are cross securitised – fix that up ASAP

2. Do an upfront valuation and access the equity and try and borrow 105% of the purchase price (or as much as possible) without cross securitising any properties.

3. Ensure that loans are interest only w/ linked offset. Accumulate all your funds in that offset.

4. CBA is a very…[Read more]

]]> cd1c008ac91d1f60c9795ae6a93c5a64 TheFinanceShop replied to the topic Commercial financing for a property development in the forum Value Adding https://www.propertyinvesting.com/topic/4995911-commercial-financing-for-a-property-development/#post-4995929 Sat, 25 Oct 2014 06:10:29 +0000 ANZ is the worst lender for multi unit construction under resi lending. They have a max LVR of 70%.

If you are talking construction and 4 units on a single title then only Bankwest, RAMS and Heritage will lend to you under resi lending. Max LVR would need to be 80%.

RAMS would consider 5 under a single title but case by case and it must be a…[Read more]

]]> 86ec3ff64da78c8d9d07ca334b89bd75 TheFinanceShop replied to the topic Building commercial property more specifically Medical. in the forum Help Needed! https://www.propertyinvesting.com/topic/4995732-building-commercial-property-more-specifically-medical/#post-4995753 Sat, 18 Oct 2014 02:39:20 +0000 Sounds like you need a turnkey solutions – which is for the person to ascertain the DA and CC and then develop, get the OC and hand you the keys – is that correct?

If the property is in QLD then its best to contact RPI from this forum – he would be able to put you onto the right people.

]]> c7cea76e3dfee41fb8d7157f48c38b57 TheFinanceShop replied to the topic Building commercial property more specifically Medical. in the forum Help Needed! https://www.propertyinvesting.com/topic/4995732-building-commercial-property-more-specifically-medical/#post-4995745 Fri, 17 Oct 2014 03:33:52 +0000 Is your issue associated with the cost of construction only? Which state or city is this? Do have DA plans or CC plans?

]]> 5021fe5fbf560bc03f8dbf59bc5e43e9 TheFinanceShop replied to the topic Finance suggestions in the forum Finance https://www.propertyinvesting.com/topic/4995178-finance-suggestions-3/#post-4995184 Thu, 02 Oct 2014 11:55:43 +0000 Ah ha funny story – Adelaide Bank doesn’t like it but Adelaide bank funded mortgage managers can process it fine.

Why are you going with Adelaide bank though?

]]> 4402e44d2d054063a6c4a79e3b85b676 TheFinanceShop replied to the topic Serviced Apartment in the forum Help Needed! https://www.propertyinvesting.com/topic/4995148-serviced-apartment/#post-4995180 Thu, 02 Oct 2014 08:15:21 +0000 Its a crap investment for numerous reasons with the main reason being difficulty in financing the property.

If the serviced apartment is under a lease which this seems to be then only St George, Citibank, La Trobe and Widebay will touch it and St George and Citibank have a policy whereby they will not financed more than 25% of the units in the…[Read more]

]]> 7b0a8b43d7bc581e5b3251283b02707b TheFinanceShop replied to the topic Finance suggestions in the forum Finance https://www.propertyinvesting.com/topic/4995178-finance-suggestions-3/#post-4995179 Thu, 02 Oct 2014 08:11:26 +0000 Trusts are ok with must banks. Who is the lender that said no and what type of trust is it? i.e. Family, Unit, Hybrid?

It sounds like it may be a Hybrid Trust.

]]> 18b6549397fb63e95e971ae881e38371 TheFinanceShop replied to the topic Discretionary Trust vs Hybrid vs SMSF in the forum Legal & Accounting https://www.propertyinvesting.com/topic/4994725-discretionary-trust-vs-hybrid-vs-smsf/#post-4994747 Thu, 18 Sep 2014 22:18:43 +0000 Only 4 lenders – Suncorp, St George, NAB and CBA will lend to Hybrid Trusts so be wary of this as you are seriously limiting your lender selection.

]]> 35c0549cafc104294dbd7c53c8cd2187 TheFinanceShop replied to the topic Finance for construction of 6 townhouses in the forum Finance https://www.propertyinvesting.com/topic/4994626-finance-for-construction-of-6-townhouses/#post-4994647 Mon, 15 Sep 2014 23:57:34 +0000 Westpac only goes to a max 65% they can go 70% but its on a case by case basis (meaning that your application would need to be extremely strong). Plus they will want to cross securitise your resi property.

BoQ also has very conservative servicing so again you need to have strong servicing to go with them.

I reckon you will find bank west to be…[Read more]

]]> 273f692a5a82107a18c7149628416c05 TheFinanceShop replied to the topic Property Spruikers in the forum General Property https://www.propertyinvesting.com/topic/4410214-property-spruikers/#post-4994636 Mon, 15 Sep 2014 11:49:46 +0000 I have financed a lot of OTP properties in mining towns (particularly Gladstone) and it hurts to see valuations coming back lower that purchase prices even after 4 or 5 years. Also the rentals have dropped unbelievably. Be very careful investing in mining towns.

]]> 273f692a5a82107a18c7149628416c05 TheFinanceShop replied to the topic Property Spruikers in the forum General Property https://www.propertyinvesting.com/topic/4410214-property-spruikers/#post-4994636 Mon, 15 Sep 2014 11:49:46 +0000 I have financed a lot of OTP properties in mining towns (particularly Gladstone) and it hurts to see valuations coming back lower that purchase prices even after 4 or 5 years. Also the rentals have dropped unbelievably. Be very careful investing in mining towns.

]]> 0519d19d2aaf57f9006fcf26f4535ee4 TheFinanceShop replied to the topic Finance for construction of 6 townhouses in the forum Finance https://www.propertyinvesting.com/topic/4994626-finance-for-construction-of-6-townhouses/#post-4994634 Mon, 15 Sep 2014 11:31:18 +0000 RAMS *may* consider it under resi lending but the application would need to be extremely strong and max LVR would be 60%.

Under commercial lending – Bankwest would do the loan at 70% LVR with no presages provided that you can service the loan without the use of the proposed rental income. Rate should be the least of your concerns but doable at…[Read more]

]]> f1a7c4695d5f46864a87090ac9651bda TheFinanceShop replied to the topic Commercial Loan in the forum Commercial Property https://www.propertyinvesting.com/topic/4994494-commercial-loan-3/#post-4994518 Wed, 10 Sep 2014 14:35:18 +0000 1. LVR – big difference as depending on the property type Lender A may lend 50% LVR whereas Lender B will give you 75%.
2. Features like offset (yes you can get an offset even with a commercial loan)
3. Fees (this the variation between lenders could vary quite a bit)

]]> 6bb02f3e10438eb865eebe2223543520 TheFinanceShop replied to the topic Seeking Mortgage Broker in Perth in the forum Finance https://www.propertyinvesting.com/topic/4994203-seeking-mortgage-broker-in-perth-2/#post-4994215 Sun, 31 Aug 2014 10:17:29 +0000 Hi Isabel,

Try Colin Rice who also posts on this forum – he gets good feedback and his comments display that he has a strong understanding of loan structuring.

]]> 664be3a26c90577f19dadabaf7aafffb TheFinanceShop replied to the topic Bank refused my loan application. in the forum Help Needed! https://www.propertyinvesting.com/topic/4994092-bank-refused-my-loan-application/#post-4994113 Wed, 27 Aug 2014 11:26:59 +0000 That explains a lot. Different lenders will lend different amounts based on your income and liabilities. ANZ is down there with the links of Bankwest and ING as one of the more conservative lenders. Other lenders like AMP, NAB, Macquarie will certainly lend you more.

Also why are you doing a LOC and not a term loan. Its cheaper and there is no…[Read more]

]]> adf31fe19ec9abe8d843a60739aac12f TheFinanceShop replied to the topic Another business query :( in the forum Help Needed! https://www.propertyinvesting.com/topic/4994095-another-business-query/#post-4994106 Wed, 27 Aug 2014 07:41:49 +0000 What you need is lo doc 80% no LMI – i.e. RAMS.

]]> a4c7600d50087232f2af94f20c1547f6 TheFinanceShop replied to the topic Another business query :( in the forum Help Needed! https://www.propertyinvesting.com/topic/4994095-another-business-query/#post-4994102 Wed, 27 Aug 2014 06:54:03 +0000 What is the LVR?

]]> a65fe5b9a1966d7da4d113f7bc015447 TheFinanceShop replied to the topic Good property manager needed in the Parramatta area? in the forum Help Needed! https://www.propertyinvesting.com/topic/4994078-good-property-manager-needed-in-the-parramatta-area/#post-4994101 Wed, 27 Aug 2014 06:52:07 +0000 Not sure if Marilyn is still working at Best Real Estate in Wenty but she was excellent.

]]> fe6169f1e29799a9bc5f14d4fc70cdc5 TheFinanceShop replied to the topic buy licensed rooming house in the forum Help Needed! https://www.propertyinvesting.com/topic/4993939-buy-licensed-rooming-house/#post-4994100 Wed, 27 Aug 2014 06:51:13 +0000 Definitely commercial – the contract of sale should have “boarding house” listed on the front page.

Is there an existing agreement (not expired) in place as this will be quite important.

]]> 6a81a2c0050d131979a5059f218509fd TheFinanceShop replied to the topic Bank refused my loan application. in the forum Help Needed! https://www.propertyinvesting.com/topic/4994092-bank-refused-my-loan-application/#post-4994098 Wed, 27 Aug 2014 06:49:15 +0000 1. Don’t cross contaminate the tax deductibility of the loans. Ensure that you set up a separate loan account for the equity release

2. Single income is not an issue – plenty of applications have single incomes in the family

Can you please confirm:

1. Lender
2. Loan amount and approx value of the property

]]> d62c894ed684e650b537e2fbaecb90ee TheFinanceShop replied to the topic My latest development - 4 dwellings in Melbourne in the forum Value Adding https://www.propertyinvesting.com/topic/4409620-my-latest-development-4-dwellings-in-melbourne/page/3/#post-4993704 Fri, 15 Aug 2014 08:04:30 +0000 Many do owner builds but LVR is limited to 60%. One lender will 75% and the other will do 80% (or more depending on the strength of the application).

]]> 24f86ec204f138133a2b9c04fc9821e6 TheFinanceShop replied to the topic How do mortgage brokers get access to the list of mortgage from each bank? in the forum Finance https://www.propertyinvesting.com/topic/4993614-how-do-mortgage-brokers-get-access-to-the-list-of-mortgage-from-each-bank/#post-4993656 Wed, 13 Aug 2014 10:33:06 +0000 Its all manually entered into the backend. API’s are way too advanced for the industry but its not too far off. The problem is often the lenders don’t have an API themselves to feed the data automatically into vendor (aggregator) softwares.

]]> c50b7f34ef812573868dc51ff0df2671 TheFinanceShop replied to the topic Townhouse development finance needed in the forum Finance https://www.propertyinvesting.com/topic/4993421-townhouse-development-finance-needed/#post-4993432 Wed, 06 Aug 2014 22:57:23 +0000 You will require at least 50% presales maybe more depending on the level of servicing required.

]]> 5d3324ae62fb700ba018f04b8810afaf TheFinanceShop replied to the topic Know a finance provider ? i want to borrow 90% value but not pay LMI in the forum Finance https://www.propertyinvesting.com/topic/4992213-know-a-finance-provider-i-want-to-borrow-90-value-but-not-pay-lmi/#post-4993235 Wed, 30 Jul 2014 05:46:23 +0000 You are actually lucky to be located in Canberra Jaime because Politicians can get the 90% LMI waiver too.

]]> 74da5092f73c15660fbe5bc621072544 TheFinanceShop replied to the topic Know a finance provider ? i want to borrow 90% value but not pay LMI in the forum Finance https://www.propertyinvesting.com/topic/4992213-know-a-finance-provider-i-want-to-borrow-90-value-but-not-pay-lmi/#post-4993194 Tue, 29 Jul 2014 06:23:38 +0000 Also add to that list professional athletes and people from the entertainment industry. They too are eligible for 90% no LMI.

Alternatively you can try Citibank at no LMI for 85% LVR.

]]> 9e322ead0bffcf6992416c240ce8179b TheFinanceShop replied to the topic Construction - Additional Costs in the forum Help Needed! https://www.propertyinvesting.com/topic/4992976-construction-additional-costs/#post-4992986 Tue, 22 Jul 2014 12:19:26 +0000 Temp fencing seems high but its dependent on the duration and size of the fencing required.

]]> c2d947fb961a322ac32be43ce230c52e TheFinanceShop replied to the topic Can I get a loan whilst on leave? in the forum Finance https://www.propertyinvesting.com/topic/4992983-can-i-get-a-loan-whilst-on-leave/#post-4992985 Tue, 22 Jul 2014 12:17:24 +0000 Depends on a number of things – if the LVR is at 80% then it is definitely possible but its hard to give a certain response without having all the information at hand.

If the LVR is above 80% then I would say it is extremely unlikely that you can get it across the line.

Other factors come into but LVR is the biggest one.

]]> 109f89568c839674b48d72ffeea40831 TheFinanceShop replied to the topic Anyone got a good accountant? in the forum Help Needed! https://www.propertyinvesting.com/topic/4992269-anyone-got-a-good-accountant/#post-4992296 Fri, 27 Jun 2014 21:34:33 +0000 Talk to Paul from Price Accountants. I am in the process of switching over to him too. Very knowledge property accountant.

]]> 85df5e06161e9242a453edf4af802f99 TheFinanceShop replied to the topic Am I too late to invest in Perth?? in the forum Help Needed! https://www.propertyinvesting.com/topic/4992285-am-i-too-late-to-invest-in-perth/#post-4992295 Fri, 27 Jun 2014 21:33:21 +0000 You really need to be on the ground in Perth or have someone there to handhold because pockets are moving super quick and cash offers are becoming the norm to certain areas.

]]> 594c9d9b04796b0f8a0fe31cf01e786d TheFinanceShop replied to the topic Credit History slowing me down in the forum Help Needed! https://www.propertyinvesting.com/topic/4992273-credit-history-slowing-me-down/#post-4992294 Fri, 27 Jun 2014 21:31:35 +0000 You may be able to do it at 95% – you need to go with a lender that doesn’t credit score and and has their own DUA. Suncorp comes to mind but you need to be able to serve well.

]]> c0d9254101928293aa33c25ceda994e0 TheFinanceShop replied to the topic Painting yourself v hiring a painter in the forum Value Adding https://www.propertyinvesting.com/topic/4408904-painting-yourself-v-hiring-a-painter/page/2/#post-4992052 Sat, 21 Jun 2014 04:58:13 +0000 ……and i’m such a bad painter its not funny. I just wasn’t born with that part of the brain it seems.

]]> 43b2601da1304a79c180694998ab3b67 TheFinanceShop replied to the topic Painting yourself v hiring a painter in the forum Value Adding https://www.propertyinvesting.com/topic/4408904-painting-yourself-v-hiring-a-painter/page/2/#post-4992051 Sat, 21 Jun 2014 04:57:28 +0000 I agree with Jacm – especially if you are time poor.

You just need to compare how much you sae versus spending the same time on other activities.

]]> af3d92fdbfe7bd82b90763c9a449bc4e TheFinanceShop replied to the topic 20% deposits 80% LVR in the forum Finance https://www.propertyinvesting.com/topic/4991507-20-deposits-80-lvr/#post-4992048 Sat, 21 Jun 2014 04:51:24 +0000 Why are the options just 80% or 95%?

What about 88% and 90% (these are the thresholds where LMI skews)?

Do the numbers on all 4 scenarios and then take it from there.

]]> 81612ddee3ec216d704b75cd36727c91 TheFinanceShop replied to the topic Granny flats risky? in the forum Value Adding https://www.propertyinvesting.com/topic/4410362-granny-flats-risky/#post-4992047 Sat, 21 Jun 2014 04:41:14 +0000 Depends on the area.

You will not get a valuation covering construction in say Willmot or Albury but will in say St Leonards or Willoughby.

]]> fe9ec0aef549bc475767f07bddff5674 TheFinanceShop replied to the topic Does a granny flat have to be at back of the house ? in the forum Value Adding https://www.propertyinvesting.com/topic/4991065-does-a-granny-flat-have-to-be-at-back-of-the-house/#post-4991488 Sun, 08 Jun 2014 08:13:29 +0000 You technically can build in front but it must be the average setback of the houses on either side of the building and this is very rare so the answer would be very close to a “no”.

]]> a3c80ba642d876acb95d3416cee1f3fd TheFinanceShop replied to the topic Brisbane City Council rates rip off in the forum Help Needed! https://www.propertyinvesting.com/topic/4990929-brisbane-city-council-rates-rip-off/#post-4990949 Sat, 24 May 2014 11:47:21 +0000 and the other is their contribution fees for developments which is unbelievable.

]]> 8139a3b2bc3aff895d9d28b185e38e03 TheFinanceShop replied to the topic How do banks consider rental income? in the forum General Property https://www.propertyinvesting.com/topic/4990939-how-do-banks-consider-rental-income/#post-4990948 Sat, 24 May 2014 11:41:09 +0000 Yes but not all lenders will accept this.

An example of this is Westpac and their 50% rent reliant policy – so essentially if the rent is 50% more than your total income than it makes you rent reliant and they do not accept over 80% and take it case by case if its under 80%.

]]> caa698449f425d8b73ce341e9964eb95 TheFinanceShop replied to the topic Display home purchase in the forum General Property https://www.propertyinvesting.com/topic/4990941-display-home-purchase-2/#post-4990947 Sat, 24 May 2014 11:36:54 +0000 You are looking at max 80% LVR for finance.

]]> 549ed8179e1b51f8619c34c27cc01075 TheFinanceShop replied to the topic New Investor - want to purchase second property in the forum Help Needed! https://www.propertyinvesting.com/topic/4990780-new-investor-want-to-purchase-second-property/#post-4990785 Tue, 20 May 2014 22:22:15 +0000 Balga has definitely increased in value since Marc 2013 and I reckon it will continue to climb.

1. Do an upfront valuation on the property as most likely you will have equity to tap into.

2. Take out a loan instead of using the cash in your offset.

3. Ensure that the loans and properties are separate and not linked/crossed.

What is the…[Read more]

]]> ceb7ab26ed2a014909cc39482de21c80 TheFinanceShop replied to the topic finance for a house and land package with a party wall in the forum Finance https://www.propertyinvesting.com/topic/4990540-finance-for-a-house-and-land-package-with-a-party-wall/#post-4990784 Tue, 20 May 2014 22:17:22 +0000 Hi Anthony,

In that case I cannot see anything stopping the buyers from ascertaining finance but I’m sure the devils in the detail. Talk to a banker or broker and give them all the documentation to assess.

From a high level I cannot see any glaring issues.

]]> fa9a8b6adc7c51f99016fbb40ddabd84 TheFinanceShop replied to the topic Will Banks Lend To Us? in the forum Help Needed! https://www.propertyinvesting.com/topic/4990607-will-banks-lend-to-us/#post-4990611 Sat, 17 May 2014 01:59:46 +0000 Ok here is a couple of things straight up:

1. You have approach 3 lenders of which 1 has conservative servicing and the other 2 are so so. There are lenders that will give you more money.

2. You may be able to structure your loans in such way to increase your servicing

3. You can do an equity release against the house you currently own to fund…[Read more]

]]> b44960bb299817251f3bb367fc576813 TheFinanceShop replied to the topic finance for a house and land package with a party wall in the forum Finance https://www.propertyinvesting.com/topic/4990540-finance-for-a-house-and-land-package-with-a-party-wall/#post-4990546 Thu, 15 May 2014 04:16:06 +0000 Yes there are but different lenders have different policies around this.

I would need a little more information;

1. Have you drafted the community scheme?
2. Does the development contain resort style facilities?
3. When you say “it has party wall” do you mean that the contract states that your company needs to be the builder for the land?

I…[Read more]

]]> eafb91eedd7fcd13a9c43f20b5dc92e9 TheFinanceShop replied to the topic Increase borrowing capacity in the forum Finance https://www.propertyinvesting.com/topic/4990289-increase-borrowing-capacity/page/2/#post-4990453 Tue, 13 May 2014 05:41:13 +0000 Don’t get me wrong though Macquarie has improved massively over the last few months and they are very easy to to business with.

]]> ac760020d1ebbc2bb9bba4d8857a7187 TheFinanceShop replied to the topic Increase borrowing capacity in the forum Finance https://www.propertyinvesting.com/topic/4990289-increase-borrowing-capacity/#post-4990452 Tue, 13 May 2014 05:40:20 +0000 Macquarie does not have their own DUA at all but is starting to place more and more stuff on their balance sheet.

Macquarie has niches but non-resident lending is not one of them.

It’s hard recommending a lender when you have a tiny piece of the puzzle.

The most ideal portfolio (servicing permitting) would have been to start at CBA and start…[Read more]

]]> 74bb1c7a27e4170af23b811d212c3d10 TheFinanceShop replied to the topic Increase borrowing capacity in the forum Finance https://www.propertyinvesting.com/topic/4990289-increase-borrowing-capacity/#post-4990438 Mon, 12 May 2014 22:29:54 +0000 Their DUA is still $850,000 but thats not full DUA and sooner or later you will have issues when you go into LMI territory which I see quite often with lenders that don’t have full DUA.

Since he has 5 properties already then it will definitely become an issue if he needs to access MI so AMP’s not the best fit for him.

]]> 50b607c476bed93b586c27a5214793d1 TheFinanceShop replied to the topic The End Of Negative Gearing? in the forum General Property https://www.propertyinvesting.com/topic/4990348-the-end-of-negative-gearing/#post-4990431 Mon, 12 May 2014 13:00:59 +0000 Boy do I hate capital gains tax. Its pure evil.

]]> b7e0e969f30b2276ebe16b3c0412dc42 TheFinanceShop replied to the topic new layout in the forum Site Problems / Feedback https://www.propertyinvesting.com/topic/4740057-new-layout-2/page/4/#post-4990429 Mon, 12 May 2014 12:51:39 +0000 Really like the new signatures steve. I think everyone is starting to like the new site.

]]> f84ceb1678a44b85523f4a9746175091 TheFinanceShop replied to the topic 80 - 100% pre-sold. Guaranteed construction loan approval? in the forum Finance https://www.propertyinvesting.com/topic/4989787-80-100-pre-sold-guaranteed-construction-loan-approval/#post-4990428 Mon, 12 May 2014 12:49:27 +0000 I had 2 recent scenarios where the client wanted to hold onto all the properties so they obviously didn’t want the presale condition – we wrote both loans with Bankwest and found them to be very pragmatic.

Out of the majors CBA and NAB are the only ones that will consider no presales. ANZ won’t even want to hear about it and Westpac well lets…[Read more]

]]> 440437d7170f7b3b6a744608033f1b40 TheFinanceShop replied to the topic Increase borrowing capacity in the forum Finance https://www.propertyinvesting.com/topic/4990289-increase-borrowing-capacity/#post-4990426 Mon, 12 May 2014 12:46:20 +0000 Ok firstly the real issue with AMP is that they are a securitised lender and they do not have their own DUA. Even if your application ticks all the boxes – the underwriter can still turn around and say “nope not lending you any more money”. I seen this happen to quite strong applications.

Not sure who has advised you that westpac do not accept…[Read more]

]]> 531883b455e48c9c3119b409d726b7f6 TheFinanceShop's profile was updated https://www.propertyinvesting.com/activity/p/291148/ Mon, 12 May 2014 12:37:02 +0000