Being a newbie I am looking for advice on a house I am about to put an offer in on. I am considering putting in a 30 day settlement as the property is currently vacant and think this may be a nice sweetener to the deal. I am not pre approved for finance however having spoken with my broker I should have no issues. Deposit sitting in bank waiting and buying at half my serviceability level. Besides standard clauses as shown below what are the implications with putting 30 day settlement down. When does this 30 days start? When offer is accepted / contracts are exchanged? Is this enough time to get finance approved? Should I request finance at 21 days instead of 14.
1. Subject to building and pest inspections deemed satisfactory by the buyer
2. Subject to finance deemed satisfactory by the buyer
Thanks in Advance
What does your broker say about the timeframe?
30 days from the when the offer is accepted is doable. It’s a bit tight but it’s possible.
Have yet to speak to him about it. Only just seen the house so thought id do some digging around this evening before I spoke with him tomorrow. Having said that I also spoke with you some time back regarding a mortgage and you somehow slipped my mind so could also deal with you :)
So i am correct in saying then that the 30 days kicks in when contracts are exchanged?
RegardsRichard TaylorParticipant@qlds007Join Date: 2003Post Count: 12,024
I agree tight but doable.
Had a couple of deals in from forum members this week which are 30 day settlements and they are both going to be right especially coming upto the end of the Financial Year.
Just make sure your Solicitor starts the relevant searches nice and early as that is the last thing you need to slow down the process.
Other than as long as you choose a lender that is on the ball you should be ok.
Yours in Finance
Richard Taylor | Australia's leading private lender
Yep, I remember helping you late last year.
It’s totally up to you when the 30 days kicks off. If you think it will be more enticing to start it from when the offer is accepted, go for it. Just need to make sure the valuation/application/approval/docs are all pushed through quickly.
Thanks for the comments, can I presume that the 30 day settlement puts more pressure on the Solicitor than the bank / mortgage provider? If so have you got any recommendations regarding solicitors. I am based on the Sunshine Coast but don’t think that’s much of an Issue if they are not or is it? Is a finance clause at 21 days sufficient?
Also, is it 30 business days or 30 calendar days? If so would option for 45 days be better?JpcashflowParticipant@jpcashflowJoin Date: 2007Post Count: 575
I am a solicitor and broker and doing both conveyancing and loan for a client. ready to settle within 3 weeks..Just waiting now for another few weeks to pass by… Not always like this though. I recall another loan that only get the approval 2 weeks before settlement.jmsrachelParticipant@jmsrachelJoin Date: 2012Post Count: 711
30 days is really tight. You’d better hope your broker is as quick and good as Jamie!OllieParticipant@ollie77Join Date: 2014Post Count: 30CatalystParticipant@catalystJoin Date: 2008Post Count: 1,404
Talk is cheap. You haven’t even got finance approved so how can tyou convincingly say to the vendor that you can give a 30 day settlement?
If someone offered a 30 day settlement with no conditions THEN I’d be interested.BennyModerator@bennyJoin Date: 2002Post Count: 1,416
I’m currently in this situation on a interest in advance loan trying to get it all sorted before July 1 due to my 13-14 tax advantages,
Do check with your Accountant (of course) but I believe Taxation is based on “Contract Date” and NOT Settlement Date. If I am right, maybe there is less need to rush for a full settlement by June 30?? Of course, others may be able to put me right if I’ve stuffed up – I recall CGT is based on Contract Date (and that is usually the biggest Tax issue for many).
BennyOllieParticipant@ollie77Join Date: 2014Post Count: 30
Thanks Benny, that would be good and would definitely take the pressure off. The accountant said needed to have the funds drawn down to accrue the interest. Well check again
If you want to prepay interest then you have to be charged the interest before 30June of it will fall over next eyar.
I just tried to do a prepay for a client with Homeside and they have now withdrawn this product, so hope they are not your lenderBennyModerator@bennyJoin Date: 2002Post Count: 1,416
As Terryw said:-
If you want to prepay interest then you have to be charged the interest before 30June of it will fall over next year.
If you were planning on paying a year in advance, this would save you about $800 (based on a $400k loan with a 0.2% Interest saving – I think that is around the norm, yeah?) But, if you were to NOT pay the Interest amount in advance, these funds could instead be sitting in an Offset Account saving you Interest on a monthly basis anyway. How much would be saved?
It would be worth running the numbers (one way vs the other) to see the true outcome of each way. e.g. by having ~$20k offset against a $400k loan, your monthly interest paid would be 5% less than if you had no Offset. And, you are paying in (slightly) inflated $$, while retaining flexibility of your funds too.
Do the sums using YOUR figures though – and do let us know what transpires – I’d be keen to know, especially if one way is “streets ahead” of the other,
- This reply was modified 8 years, 6 months ago by Benny.
I think Ollie may want to bring the deduction forward to this year to offset this years income, which may be higher than it will be expected for next year.