Ashburton Guardian | Guardian Property | July 26, 2019

Property July 26, 2019

& LIFESTYLE

When location IS IMPORTANT

Proudly marketed by First National

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When location is important 11c Wills Street This well finished townhouse is located walking distance from the town centre, Ashburton domain and hospital. EA sports stadium.

Sited in a very private section and on a very easy-care section check out details below.

144sqm townhouse, land area 408sqm Two good sized bedrooms, one up one down

Good sized open plan kitchen/dining/living area with office nook Bigger than normal garage with plenty of room for cars, work bench and golf clubs This home has new drapes, new carpet and a nice fresh paint work, great kitchen Morning and afternoon sun come with this home

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OPEN HOME

Saturday, July 27 10.30am – 11am Negotiable over $395,000 firstnational.co.nz/16026104053

MARK WILLIAMS PHONE 027 442 2281 Theresa Hislop PHONE 027 514 1330

SBW DEVELOPMENTS LTD LICENSED UNDER THE REAA 2008

WE APPRECIATE YOUR FEEDBACK

ADVERTISING Emma Jaillet-Godin | emma.j@theguardian.co.nz | 03 307 7936

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When

the unexpected happens

By Amie Paston nzme

Life can sometimes take an unexpected turn when you’re buying a house.

Knowing what could happen to your deposit and sale and purchase agreement if your circumstances suddenly change and you are unable to complete the deal will leave you in a much stronger position.

“There are many ‘what-ifs’ to consider when buying a home and I urge you to talk through your concerns with your lawyer or conveyancer as soon as your circumstances change,” says Real Estate Authority (REA) chief executive, Kevin Lampen-Smith.

“A sale and purchase agreement is a legally binding contract between you and the seller, which becomes unconditional once the allocated time for meeting your conditions has been reached,” says Lampen-Smith.

“Once the agreement for sale and purchase becomes unconditional, then you not only don’t get your deposit back, but also face the likelihood of having to purchase the property – even if you can’t afford to – or having to cancel the agreement and be sued for

any loss the seller suffers as a result of you failing to settle the sale. So, if your circumstances suddenly change, you’ll need to speak to your lawyer as soon as possible.”

Getting finances sorted to buy a property isn’t easy, but understanding the different deposits when you buy a house can help.

There are two different kinds of deposits – the deposit you pay when you make an offer and your bank deposit.

A buyer will usually be required to pay a deposit when the sale and purchase agreement is signed by both parties. The deposit paid is often about 10 per cent of the total price you are offering – you can negotiate a different rate if you need to – and is usually held in a trust account by the real estate agent. The real estate agent takes their commission fee out of this amount when the agreement becomes unconditional and the remaining balance goes to the seller.

When you arrange a home loan with a bank, you must have a certain amount of funds to use as a deposit – your bank deposit.

This deposit will more than likely be different from the amount your sale and purchase agreement states that you must pay the seller.

For example, your bank may need you to have 20 per cent of the purchase price available as a bank deposit in order to secure your mortgage, even if you only have to pay the seller a 10 per cent deposit.

“When drawing up a sale and purchase agreement, you can include conditions of the sale, such as a title search, valuation, LIM report, obtaining finance, obtaining insurance and builder’s inspection,” Lampen-Smith says.

“Including conditions can really help – you can even negotiate your sale and purchase deposit.

“If you find that you need extra time to complete any conditions of the purchase, you must speak to your lawyer or conveyancer immediately.

They will negotiate with the seller through their real estate agent or lawyer or conveyancer,” Lampen-Smith says.

“Any changes to the conditions

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Phoneor Phone 588 East Street, Ashburton (03) 303 9830 or(03) 303 9830 or Phone 03 308 8061 0800 500 564 0800 500 Phone 564 0800 (03) 500 564303 9830 or info@ashburtonuhire.co.nz Phone Phone www.ashburtonuhire.co.nz 0800 500 564 E:(03) josephbuilders@xtra.co.nz 303 9830 or Email: josephbuilders@xtra.co.nz Email: 9830 josephbuilders@xtra.co.nz (03) 303 or (03) 303 9830 or W: www.josephbuilders.co.nz 0800 500 564 OPEN 7 DAYS Email: josephbuilders@xtra.co.nz 0800 0800500 500564 564 Repairs, and Compliance.

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will need to be added to the sale and purchase agreement and signed off by you and the seller. If your conditions are not able to be met, eg, the building fails the property inspection, then you may be able to cancel the agreement and then your deposit will be refunded to you.

“It’s very important that you speak to a lawyer before finalising your offer conditions so that they adequately protect you if something that you find out about the property during the conditional period is not to your satisfaction,” Lampen-Smith says.

“There is potential that defaulting on a sale, because of finances, could affect future borrowing. Talk this through with your lawyer and it would also be wise to seek advice from a qualified financial adviser. A financial adviser may also be able to talk you through the pros and cons of income protection insurance for situations such as sickness, disability, unemployment and death.

“In life, there are so many things we cannot be sure of, but it’s always worth doing your homework and seeking solid professional advice when purchasing a home.”

Today’s construction is tomorrow’s legacy If a home of excellent design and exceptional quality of workmanship is important to you, then look no further than Des Millar Construction. The quality home builders.

• Registered James Hardie installer • Residential, commercial or farm buildings • Quality workmanship

RTO Construction Ltd Rodney Grant 027 634 1631 rtoconstruction@yahoo.co.nz facebook.com/rtoconstruction

 Housing  Commercial  Farm  Renovations

With more than 30 years of building quality homes for the Mid Canterbury community, Des has a strong reputation for “old school” workmanship, backed by results.

For housing, Commercial, farm buildings and renovations, contact Des anytime for a free no obligation quote on 03 308 9936 or 027 432 3258

Allenton 40 Saunders Road

Allenton 86 Creek Road

Bonus rumpus

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Three bedrooms plus a rumpus room with many options. There are six solar panels on the roof, a compliant log burner and heat pump. The ceiling has double insulation and there is also insulation under floor. A higher than normal double garage.

Asking Price $365,000 View Sat 10.45-11.15am or by appointment Mick Hydes 027 437 9696 mick.hydes@bayleys.co.nz WHALAN AND PARTNERS LTD, BAYLEYS, LICENSED REAA 2008

bayleys.co.nz/5510121

Spacious and comfortable

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This home offers a large split level open plan living space, large bedrooms with built in wardrobes, two bathrooms plus a bonus study. A great big family home on a fully fenced section with a double garage and sheds.

For Sale offers invited over $355,000 View Sat 11-11.30am or by appointment Sarah Everist 021 0828 5816 Eliza Waszczak 021 039 1770 WHALAN AND PARTNERS LTD, BAYLEYS, LICENSED REAA 2008

bayleys.co.nz/5510394

NEW LISTING

Allenton 21 Churchill Avenue

Allenton 183 Harrison Street

All class here

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Vendor invites offers in the vicinity of $625,000.

Located in a top Allenton location, on a very private 1,146sqm back section. A huge conservatory built for all day sun, also an office or formal dining room.

Price by Negotiation View by appointment Mick Hydes 027 437 9696 mick.hydes@bayleys.co.nz

bayleys.co.nz/558307

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WHALAN AND PARTNERS LTD, BAYLEYS, LICENSED REAA 2008

Amazing outdoor entertaining

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A comfortable family home. Updated throughout and with a compliant log burner and HRV system.

Large elevated deck at the back of the house. Fully fenced section with a double garage and double carport.

Asking Price $380,000 View Sat 12.30-1pm or by appointment Sarah Everist 021 0828 5816 sarah.everist@bayleys.co.nz

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WHALAN AND PARTNERS LTD, BAYLEYS, LICENSED REAA 2008

bayleys.co.nz/5510507

Allenton 23 Andrew Street

Allenton 11B Cross street

It's all here!

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Set amongst a mature garden this attractive home has been a much loved property for around 30 years. Two adjoining living areas open to covered patio. There are fruit trees and a vegetable garden.

Ratable value $335,000.

Price by Negotiation View by appointment Jenny Gray 027 452 2888 jenny.gray@bayleys.co.nz

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WHALAN AND PARTNERS LTD, BAYLEYS, LICENSED REAA 2008

bayleys.co.nz/559919

Centre West

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Tidy townhouse on a private rear, easy care section handy to Ashburton's CBD and local amenities.

Generous size living room flowing into a conservatory to view the lovely plantings. Double garage attached.

Asking Price $360,000 View by appointment Mick Hydes 027 437 9696 mick.hydes@bayleys.co.nz

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WHALAN AND PARTNERS LTD, BAYLEYS, LICENSED REAA 2008

bayleys.co.nz/5510231

ALTOGETHER BETTER We’re extremely proud of our talented Mid Canterbury Team.

The highly skilled salespeople that we have across all areas of property means we are confident in promising the best service and skills to all clients in the area.

Whatever your property needs, contact our team today.

Jock Fulton 027 607 2555

Jenny Gray 027 452 2888

Ray Knight 027 434 0139

Eliza Waszczak 021 039 1770

Sarah Everist 021 082 85816

Mick Hydes 027 437 9696

Fee Ensor 021 705 014

George Morris 027 212 8668

Nick Young 027 437 7820

Mike Preston 027 430 7041

Jon McAuliffe 027 432 7769

Simon Sharpin 027 631 8087

Bayleys Ashburton | 03 307 7377 |

John Lamb 022 171 8321

ashburton@bayleys.co.nz

WHALAN & PARTNERS LTD, BAYLEYS, LICENSED UNDER THE REA ACT 2008

A LT O G E T H E R B E T T E R

bayleys.co.nz

Re s i d e n t i a l / Co m m e rc i a l / R u ra l / L i fe st y l e

Allenton 15 Allens Road

Netherby 64 Bridge Street

Different from the rest

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This property has been stripped back to framework, strengthened and straightened, new Rhondo steel stud system installed, fitted with Earthwool insulation, completely re-wired with LED lighting.

For Sale offers invited over $320,000 View Sat 11.45am-12.15pm or by appointment Sarah Everist 021 0828 5816 Eliza Waszczak 021 039 1770

bayleys.co.nz/559906

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WHALAN AND PARTNERS LTD, BAYLEYS, LICENSED REAA 2008

Netherby 32 Albert Street 4

This fabulous property has a generous sunny living space, an open plan dining room and a well equipped kitchen. A huge partially covered deck great for relaxing outdoors and enjoying the beautiful gardens. Spacious double garage.

For Sale $480,000 View Sat 11.30am-12pm or by appointment Mick Hydes 027 437 9696 mick.hydes@bayleys.co.nz

NEW LISTING

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Open plan kitchen and dinning area, a large separate living room which can open up to create one large living space. Heated by log burner and heat pump.

Bedrooms all with built in wardrobes. Single garage with workshop.

For Sale $350,000 View Sat 10-10.30am or by appointment Mick Hydes 027 437 9696 Sarah Everist 021 0828 5816 WHALAN AND PARTNERS LTD, BAYLEYS, LICENSED REAA 2008

bayleys.co.nz/5510314

Tinwald 69 McMurdo Street

Entertainers delight

bayleys.co.nz/5510272

Solid and classic home

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WHALAN AND PARTNERS LTD, BAYLEYS, LICENSED REAA 2008

Top value

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Looking for a first home or a rental property? This house has been upgraded with a compliant woodburner, carpet and decorating in a neutral palette which gives this home a nice modern feel.

Asking Price $260,000 View by appointment Mick Hydes 027 437 9696 mick.hydes@bayleys.co.nz

bayleys.co.nz/5510212

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WHALAN AND PARTNERS LTD, BAYLEYS, LICENSED REAA 2008

Little Akaloa 162 Little Akaloa Road 4

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For Sale by Deadline Private Treaty (unless sold prior) 4pm, Thu 15 Aug 2019 3 Deans Ave, Chch View by appointment Ben Turner 027 530 1400 ben.turner@bayleys.co.nz Evan Marshall 027 221 0910 evan.marshall@bayleys.co.nz WHALAN AND PARTNERS LTD, BAYLEYS, LICENSED UNDER THE REA ACT 2008

Little Akaloa Located in the popular bay of Little Akaloa on the favoured Eastern Bays side of Bank Peninsula we have a 154ha summer-safe property with good rainfall (approximately 1,200mm per annum), on strong hill country of medium to steeper contour. Situated on a level site on the sunny side of the valley is an older but comfortable 330sqm weatherboard home. Numerous options exist here as an add on to an existing farm or treat it as a country retreat with an income. It is situated in a great location, close to a safe, sandy beach with the very popular and picturesque township of Akaroa close by.

bayleys.co.nz/5510465

Mayfield 2006 Arundel Rakaia Gorge Road Asking Price $550,000 View by appointment Mick Hydes 027 437 9696 mick.hydes@bayleys.co.nz WHALAN AND PARTNERS LTD, BAYLEYS, LICENSED UNDER THE REA ACT 2008

Panthers Rock Sale includes land and building plus stock at valuation. Superior country pub now operating as a cafe', bar and restaurant.The property is located on the north eastern side of the Arundel Rakaia Gorge Road (the Inland Scenic Route) in the rural Mid Canterbury township of Mayfield. Mayfield is a large developing rural area with a growing population.

Panthers Rock enjoys the benefits of catering to locals and many travellers using the Inland Scenic Route.

It has maintained # one spot on 'Trip Advisors' ratings for restaurants in the Ashburton district for the past two years.

An outstanding and enviable feature of Panthers Rock is the available space.

bayleys.co.nz/5510184

bayleys.co.nz

16

Negotiating a better deal

Mortgage rates

4.35

%

P.A.

2 years

4.35

%

P.A.

2 years

3.79

%

P.A.

2 years

4.79

% P.A.

2 years

By Emily Hutchinson nzme

Negotiating isn’t that dissimilar from playing a game – it involves reading your opponent, strategising and then striking.

Aussie buyer’s advocate and director of Advantage Property Frank Valentic believes if you have the right tactic and right sort of vendor, you can negotiate a healthy sum off an asking price.

“We have many examples of negotiating big sums off an asking price,” says Valentic.

“One recent purchase was a house for a client relocating for a lifestyle change. The house was originally listed at A $3.5m and after five months on the market, the price was dropped to A $3m.

“We then pounced, as we found out the vendor had purchased another property and the listing had dropped down on the website from a feature listing to a lower listing position. We gave them the settlement they wanted and an unconditional offer of $2,551,000 so that we could secure a great discount.”

Closer to home in New Zealand, smart negotiating resulted in an Auckland waterfront apartment selling for

$200,000. The leasehold apartment in the Scene one apartment at 2 Beach Road had a CV of $550,000 and had previously sold in 2002 for $311,200.

The listing had described the apartment as “vacant and abandoned” and that the “Aussie owner” had wanted it “gone”.

Understand your opponent Valentic says the key to a good deal “often depends on the vendor’s personal situation and how motivated they are to sell”.

“If it’s a distress sale (one of five Ds) you have a much better chance of negotiating a better deal.”

The five Ds that Valentic refers to are the following: Distance – If the owners of the property are located overseas or out of town or are moving away and simply need to sell the home quickly.

Death – If the resident has passed away, the vendor may prefer that the sale is completed quickly without having to devote too much time to it.

Debt – Vendors who are facing debt in their personal lives or business and need to sell their home in order to repay their debt.

TM

Divorce – If neither of the couple want to stay in the home they shared together, they will sell the home and split the profit.

Deadline – The vendor needs to sell by a certain date, or dovetail another settlement for a purchase.

What’s the game plan?

Once you have determined if there’s wiggle room in the home’s price, it’s time to strategise.

Valentic has several ways to bring the price down.

Show the vendor you’ve done your research – “Attach some comparable lower sales to support your offer and use another property as leverage advising the agent/vendor that you will be making an offer on this other property,” says Valentic.

Show the vendor the money – “Show you are serious about the purchase by giving a 10 per cent deposit cheque with the offer.”

Be accommodating on the settlement – “Give the vendor the settlement they need (long or short) and any other terms that may be favourable for them, for example a 20 per cent deposit, as they may need a deposit for their next

4.79

%

P.A.

2 years

*At the time of printing

property. It’s also worth making it an immediate deposit release.”

Make the offer unconditional – “This will make the offer as attractive as possible. It will mean it’s not subject to finance or building reports.”

Keep it all formal – “Don’t make any offers by email or verbally. Show you are serious by presenting your offer on a contract with a deadline for the offer to expire.”

Look at the home’s structure – “Get a building report done and provide this to the vendor to negotiate a discounted price for the works that will be required to fix the defects.”

Hire a professional – “Use a buyer’s advocate/buyer’s agent or another professional who is experienced in negotiation and bidding for the best deal.”

33 Lane Street

$305,000

117 Creek Road

$311,000 OPEN HOME SAT, JULY 27 (12NOON – 12.30PM)

OPEN HOME SAT, JULY 27 (12.15AM – 12.45AM)

This property not only presents an excellent investment opportunity given its proximity to the Allenton amenities but would be equally well-suited as a retirement/first home The versatile layout features two bedrooms and open plan dining/ living which is sun-drenched and updated heat-pump and living area flooring.

• • • • •

4 Bennett Place

4 Whiteoak Grove

Neg over $585,000

3 Good sized bedrooms Modernized kitchen with bay windows Open plan living with modern carpet Heat pump and Pellet fire Lovely tiled bathroom, pedestal basin

OPEN HOME SAT, JULY 27 (10.30AM – 11AM)

OPEN HOME SAT, JULY 27 (11.30AM – 12 NOON)

$585,000

11c Wills Street

• • • • •

A smart decision for easy living 4 bedrooms Master with spacious WIR and light and bright ensuite Two heatpumps for year round comfort Beautiful spacious kitchen with butler’s pantry

206 Seafield Road

2/179 Harrison Street Neg over $289,000

Neg over $395,000 OPEN HOME SAT, JULY 27 (11.15AM – 11.45AM)

OPEN HOME SAT, JULY 27 (1PM – 1.30PM)

OPEN HOME SAT, JULY 27 (10AM – 10.45AM)

Price by negotiation

When it comes to location this home will be hard to beat your living in the country but your in town.

Walk-in wardrobe and en-suite off main bedroom, separate bathroom with shower, bath & vanity Open plan kitchen, dining and living separate good sized lounge, Double garage internal access, Walk-in pantry Lawns, paths, patios & fencing will be completed.

When it comes to location and presentation this home is hard to beat.

Located in a very quiet cul-de-sac where homes rarely come on the market. Check out the specification.

• 231 m2 four–bedroom home • Three–car garaging (access through roller door to backyard)

Neg over $665,000

6 Kelburn Place

• • • •

144sqm townhouse, land area 408sqm 2 good sized bedrooms, one up one down Good sized open plan kitchen/dining/living area Bigger than normal garage with plenty of room for cars, work bench and golf clubs

91 Creek Road

Offers over $215,000

OPEN HOME SAT, JULY 27 (11.30AM – 12 NOON)

Proud to present this immaculate lifestyle living which is close to town. Land area is 2.0234 ha divided into 7 paddocks.

All fencing is of a good standard. Also has its very own dressage ring.

Property is well set up for horses.

• • • •

43 Braebrook Drive Neg over $565,000

132 McMurdo Street

• A large open plan kitchen, living and dining area with a great paved area for outdoor entertaining • Fantastic storage in this functional, modern kitchen with a walk-in pantry • Four bedrooms,master bedroom has ensuite and walk-in wardrobe • 2 heatpumps to keep you warm in winter and cool in the summer

Whether you’re a first home buyer, investor or just wanting an affordable home then this well maintained character home will not disappoint.

It has 3 Bedrooms, 1 Bathroom, separate laundry with open plan living, it has a log burner with wetback for those cooler months.

Privacy with Location • Great opportunity to purchase this privately located home in one of Ashburton’s prime locations.

• Walking distance to domain, schools and town centre • 3 double bedrooms • Double garage with internal access

89 Thomson Street

116 Tarbottons Road

3/86 Burnett Street

Neg over $218,000

• DIY or Investment Property • Are you looking for your first home or investment? Here is an opportunity for you!

• This affordable 2 bedroom with sunroom or possible 3rd bedroom home may be just what you are looking for.

• • • • •

3 Bedrooms Updated Carpet Separate games/ living area Heat pump and Fully insulated

• Top location • 160sqm

• Looking for a property to call your own, this entry level property would make a great first home, or super investment property to get you onto the property ladder. Current tenants are keen to stay so your first investment will be all ready to go.

• Two double bedrooms, kitchen dining and separate living heated via a heat pump for all year-round comfort.

Offers over $218,000

64 Wills Street

$1,050,000

Family and entertainers delight 5 Bedrooms 3 Living areas Triple car garaging off house Alarmed 12x9 Shed

$549,000

$465,000

Prime location, Prime Opportunity • 6 Brand New Townhouses so close to Town. Completion anticipated in October • 3 Bedroom • Open plan Kitchen, dining and living area with great indoor/ outdoor flow SBW DEVELOPMENTS LTD LICENSED UNDER THE REAA 2008

MARK WILLIAMS Sales Consultant PHONE 027 442 2281

DEBBIE BOON Sales Consultant PHONE 027 448 4006

THERESA HISLOP Sales Consultant PHONE 027 514 1330

SHERYL BOTHA TEAM ADMINISTRATOR PHONE 03 307 4222

326 EAST STREET, ASHBURTON 03 307 4222

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SHOW HOME

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www.g-drussellbuilders.co.nz

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Tinwald

TINWALD 11.30-12noon ........................................6 Kelburn Place 1-1.30pm ...........................................4 Whiteoak Grove

g-drussellbuilders@xtra.co.nz

12noon–3pm . . . . . . . . . . . . . . . . . 8 Whiteoak Grove

SATURDAY BY APPOINTMENT ONLY SUNDAY

TINWALD 8am–5pm . . . . . . . . . . . . . . . . . . 8 Whiteoak Grove

MONDAY - FRIDAY

J

METHVEN 11-12noon ..................................................4 Mays Lane

SUNDAY

ASHBURTON 10.30-11am ..........................................4 Bennett Place 11.15-11.5am.......................................... 11c Wills Street 11.30-12noon ................................2/179 Harrison Street 12-12.30pm ........................................... 117 Creek Road 12.15-12.45pm ........................................33 Lane Street

ASHBURTON 10-10.30am .........................................64 Bridge Street 10.45-11.15am ................................... 40 Saunders Road 11-11.30am .............................................86 Creek Road 11.30-12noon ....................................... 32 Albert Street 11.45-12.15pm .........................................15 Allens Road 12.30-1pm .......................................183 Harrison Street

ASHBURTON - RURAL 10-10.45am ...................................... 206 Seafield Road

SATURDAY

SATURDAY

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Open Homes

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