Morpheus Property

Morpheus Agent plays in inaugural Charity Bowl

2011-08-11T13:06:00.004+10:00

Morpheus Owner Guy Clarke played in the inaugural Queensland over 35 Ghosts of Gridiron Charity game on Saturday 6 August 2011.

The Chairty event raised over $8000, to be donated to the Spinal Research (Newro Foundation) and The Premier’s Disaster Relief Fund. For more details see the press release below or go to www.gridironqld.asn.au.

Yours in property
Morpheus Property

Changes to Boost & Stamp Duty take effect today, 1 August 2011

2011-08-01T02:30:00.003+10:00

As of today, there are a few adjustments to how stamp duty is calculated for home owners.

Important points:

$10,000 boost when building a new home (PPoR or IP) for anything less than $600k
Removal of 'Home Concession' stamp duty concession (now investors pay the same as home owners)
Changes to First Home Concession and Vacant Land Concession (some compensation for the removal of 'Home Concession')
Changes to Stamp Duty rates

So what is the impact pre & post 1st August 2011 in Queensland? Below are a few examples describing the four main components: stamp duty, concession, first home owner's grant & the building boost grant.

First home owner - Building New @ $450k

First home owner - Buying Established @ $450k

Investment Property - Building New @ $450k

Investment Property - Buying Established @ $450k

Do we qualify for a Lunchbox Session with Morpheus Property?

2011-07-04T22:21:00.004+10:00

Morpheus Property make life easier for people wanting to buy property. We deliver on this promise from day 1.

Although Morpheus host a variety of events, we also cater for our busy professionals. We bring our high quality seminars to your workplace where there are 20+ staff members.

Your Buyer's Agent will come to your workplace and cover two of our most popular topics. These topics are carefully chosen to help people achieve better results when buying property. It's delivered in the following format.

Session 1:

20 min - Market Update

10 min - Q & A

Session 2:

20 min - Property Negotiations

10 min - Q & A

Your Morpheus Property Buyer's Agent will deliver the material on-site. This is usually in your training room, boardroom or auditorium and allows you to eat lunch at the same time.

The Q&A segments offer a chance to participate and ask all the questions you'd like to ask an experienced property Buyer's Agent.

How to organise your Lunchbox Session?
Contact Morpheus Property on 1300 911 576 and speak to your local Buyer's Agent. They will arrange a suitable time to visit, set up and offer useful some valuable information.

Employers - This is a great opportunity to show you care! This is a simple and easy way (and doesn't cost you anything) to ensure your staff members are investing their income wisely and creating wealth and a better lifestyle. Morpheus Property offers solutions to employees where we'll do the property research, hunting, inspecting and negotiations while they work. The efficiency gains are very attractive for employers.

Employees - If you'd like us to run an event at your workplace, just send us your employer or HR Manager's contact details and we'll make the arrangements.

Wednesday, 10 August: "Commercial Property - Options for Business Owners"

2011-06-27T01:09:00.010+10:00

Affectionately called, “Night at the Local”, Westpac at Aspley is opening the doors after hours and extending a warm welcome for you to join us.

“Commercial Property - Options for Business Owners”

"Commercial Property - Options for Business Owners" deals with the dilemma faced by business owners where we:

don't have enough room for our staff members
need to move our operations
need to manage redundant space
have limitations on growing the business due to space

... all the issues that present a commercial property problem.

The options seem quite clear cut from the outset (buy or lease), but the solutions can involve a great deal of creativity. This workshop explores what's possible and how to make it happen sooner, rather than later!

Guest speaker is Martyn Fleming from Morpheus Property. Martyn represents buyers of residential and commercial property. Morpheus Property’s services include property searching and analysis and is constantly dealing with business owners struggling to work out how to approach commercial property.

During this engaging workshop, Martyn will offer both a decision making framework and proven process for taking the next step!!

In a relaxing atmosphere, you will have the opportunity to learn, interact and ask questions.

When 6:00pm – 7:30pm Wednesday, 10 August 2011

Where Westpac Bank

1374 Gympie Road, Aspley, Brisbane

Click here for directions

RSVP please contact Bank Manager, Mel Pope using the following details: Mb: 0410 446 502 Ph: 07 3630 9222 Em: mapope@westpac.com.au

To be notified of future events, join us at www.meetup.com/morpheusproperty/

• Drinks and canapés provided

• Networking is encouraged, so bring your business cards

• Door prizes (sourced from local businesses)

These events are an excellent opportunity for you to meet and mingle with members of the business community and your local banking personalities.

Join us at www.meetup.com

2011-06-17T09:52:00.001+10:00

As most of you know, Morpheus Property run free information sessions & workshops. We also run structured courses on property-related topics and are guest speaker at other events as well.

A summary of events can now be found at: www.meetup.com/MorpheusProperty/

We'd love you to join us if you're already a www.meetup.com member. If you're not a member, I can thoroughly recommend joining, as it won't cost you anything and can really help if you're:

a) expand your business network

b) looking for information on a topic

c) looking to meet experts in a particular field

Our first event registered in www.meetup.com/MorpheusProperty/ is a Night a the Local with Westpac Bank in Lutwyche, where we'll be talking about "Negotiation - Art or Science?"

Hope to see you there!

Wednesday, 22 June 2011: "Negotiation - Art or Science?"

2011-06-17T00:35:00.007+10:00

Affectionately called, “Night at the Local”, Westpac at Lutwyche is opening the doors after hours and extending a warm welcome for you to join us.

“Negotiation – Art or Science?”

"Negotiation - Art or Science" explores the way we resolve conflict to achieve what we want in business and in life. The workshop will help you understand your negotiation style, your inherent strengths & weaknesses and how you can use these to your advantage.

Guest speaker is Martyn Fleming from Morpheus Property. Martyn represents buyers of residential and commercial property. Morpheus Property’s services include property searching and analysis, however, Martyn is a best known for his talent in negotiating great deals.

During this engaging workshop, Martyn will share his most valuable negotiation secrets!! In a relaxing atmosphere, you will have the opportunity to learn, interact and ask questions.

When 6:00pm – 7:30pm Wednesday, 22 June 2011

Where Westpac Bank. Centro

543 Lutwyche Road, Lutwyche

Click on the map for directions -->

RSVP Kerry Walker (Bank Manager) on:

0429 462 877 or kerrywalker@westpac.com.au

• Drinks and canapés provided

• Networking is encouraged, so bring your business cards

• Door prizes (sourced from local businesses)

These events are an excellent opportunity for you to meet and mingle with members of the business community and your local banking personalities.

DIY or use a Buyer's Agent?

2011-06-16T22:31:00.005+10:00

We live in a well informed society, don't we?

The internet has made a real difference to the sheer volume of information we can tap into. This information is quite useful when assessing the property market, as well as searching for and analysing individual properties.

However, the average person doesn't buy property very often. Chances are, you won't buy property more often than a few times in your lifetime (unless you have a large property portfolio, frequently change address or are involved in property development). Because this is an infrequent task for us, it's difficult to develop as a skill.

Do you get the feeling I'm about to suggest everyone use a Buyer's Agent?

Well, that all sounds logical to the folk at Morpheus Property (we're a little biased), but that ignores the fact that some people will always want to:

- do their own taxes and avoid paying an accountant
- mow their own lawn and not give the next door neighbour's kid some pocket money
- have a crack at renovating their own bathroom and not pay tradies to do it for them (at least not to begin with)

Yes, some people simply enjoy doing things for themselves!

We understand this. We love what we do for a living, so it's highly likely that other people will enjoy it too. Also, some people will always be attracted to the DIY model (irrespective of the task), but they can fall into some pretty serious traps along the way. There is a problem with the DIY model when buying property - if you learn through your mistakes, they can be quite costly and take many years to recover.

Unfortunately, we hear way too many stories where DIY buyers have told us about their recent purchase, leaving us cringing and politely reassuring them that they got a great deal. This happens too often, so we looked for a solution where our DIY buyers still get the support they need. At Morpheus Property, we offer our clients a budget solution, meaning you still do most of the legwork, but you have an expert in your corner.

There are three main levels of support:
1. Property reports (called "MPA Reports"), which analyse each property thoroughly before you buy. More info >>
2. Mentoring by your own Buyer's Agent. More info >>
3. Courses to learn more about the buying process and how to do it properly More info >>

At this stage, the most popular selection has been our mentoring service combined with our MPA reports. We're delighted that DIY buyers are getting a layer of protection in achieving their property goals and we're hearing less disaster stories.

If you'd like to know more about these services or you know someone who is muddling their way through the process and could use our help, please pass on our number and recommend they give us a call: 1300 911 576.

Want to take control of your super?

2011-06-01T11:10:00.004+10:00

Investing in a Self Managed Super Fund or SMSF? This isn't fresh news off the press, but this is a worthwhile reminder for anyone:

- wanting to invest in property
- with a combined income over $80k
- with a super fund over $130k
- wanting to take control of their superannuation fund

For many people falling into this category, the idea of borrowing money to buy property in your super (getting leverage) and taking control sounds like a good idea. However, it's often difficult to know where to begin.

To help you achieve this goal, you need a team of professionals to support you. At Morpheus Property, we've assembled the team and are ready to help you take advantage of this popular wealth building strategy.

The first step is to get some good advice from competent professionals. To find out more, contact us on 1300 911 576 or send an email to enquiries@morpheusproperty.com.au

The role of a Migration Agent vs Buyer's Agent

2011-05-31T22:08:00.000+10:00

As a Buyers Agent, we often work in partnership with Migration Agents. Despite the fact that both of us provide help to migrants, our roles are completely different.

When talking to people migrating to Australia, we are often asked about migration policy. Although we can talk about life in Australia and help potential migrants with property-related issues, advice relating to the migration process should come from a registered Migration Agent.

Despite this service becoming more popular (see table below), approximately half of all visa applicants choose to do it themselves or rely on advice from websites, family and friends.

Number of registered migration agents over the last 2 years

Source: www.immi.gov.au

Recently, I was asked how many people use a Migration Agent and for which categories of visa. Department of Immigration and Citizenship publish quarterly reports and I've included the last available report from www.immi.gov.au to illustrate which categories tend to rely on the services of a Migration Agent.

Proportion of applications lodged by registered migration agents

Source: www.immi.gov.au

For a more detailed breakdown of the July - Sept 2010 quarter figures (by individual categories of visa subclass), follow this link.

If you know of someone struggling to find a good Migration Agent, we'd be only too happy to help. Picking a credible Migration Agent is tricky and an important decision. Contact us by email and we'd be happy to help out!

Please feel free to leave comments about your experience (or your friend, family member's experience) using a Migration Agent. Feel free to leave the Migration Agent's contact details in the comments section if you think they did a really good job.

Walk the block and meet your neighbours!

2011-05-30T11:17:00.002+10:00

As a buyers agency, we've developed a comprehensive checklist for inspecting properties. Our agents use this to ensure our clients get a comprehensive opinion and anything identified is brought to their attention.

As you can imagine, there is a wide array of topics covered on our checklist and if I were to brain-storm this with you, we'd have many items. Here's the last item on my list that I find invaluable and should be yours... "Go for a walk!"

That's right, go for a walk and meet your new neighbours. At this point, you will find out things you didn't know about the property, the mood in the neighbourhood and any potential misgivings about living there.

You see, you can (and should) do all your research and ensure the numbers are right. You should check to see that it has the right amount of space, shade, natural light, air-flow, fittings, etc. It should offer a good return on investment and be in a strong capital growth area (for our investors), ... whatever the property needs to meet your purchase objective.

However, when we buy a house, it's not the building and land we're really buying, it's a living experience. If that experience is made to feel like hell-on-earth due to high levels of friction in the neighbourhood, then it's unlikely to be a good deal.

After I've inspected a property inside and out, it's also part of my inspection routine to include a lap around the block. I introduce myself to the neighbours and politely ask them a few questions. It's amazing what they'll tell you!

During my walks over the years, I've heard many interesting stories:
- who has an Apprehended Violence Order (AVO) against who
- various types of neighbourhood conflict
- all sorts of questionably legal activities ("herb" gardens, frequently visiting customers of "herb" gardens, etc)
- what happens in the local park across the road

- the meddling retired lady, who visits everyone at least daily
- the rock band or Playstation enthusiasts, who practice until 3am most nights of the week
- how much people are paying as tenants
- planned (but not registered) renovation and development activity

Don't forget, this information is also highly relevant for property investors. Bad neighbourhoods will have an impact on your tenancy retention and ultimately, the return and value of your property.

About 10% of the time, this 'street intelligence' has resulted in us crossing a property off the list. Sometimes, it can reveal an opportunity you weren't aware of or give you the confidence that your new neighbours are likely to welcome you into the area. As an additional benefit, if you do buy the property, you'll already know some of your new neighbours!!

Happy hunting!

Events from our partners: Wealthy Frog, Westpac and Referral Institute

2011-05-12T14:14:00.008+10:00

At Morpheus Property, we love to help promote events for friends in our network. If you have an event coming up, let us know.
Here are a few coming up!!

Branch Opening: Lutwyche Branch

Tues, 31 May

6:00pm - 7:30pm

Cost: All welcome - F.R.E.E. Event

Venue: Westpac Lutwyche, "Lutwyche Centro" Shop 6&7, 543 Lutwyche Road

Host: Kerry Walker, Branch Manager

Ph: 07 3622 1500

More information and RSVP, email: jmckean@westpac.com.au

Referral Success 101

Tue, 7 June

9:00am - 12:00am

Cost: $49.00

Host: Lindsay Adams, Referral Institute
Venue: 135 Ferny Way, Ferny Hills, Brisbane

Ph: 0438 180 358

More information and bookings: http://www.referralinstitute.com/master/calendar.php?fe=007a49f1d2

Brisbane: Income Tax and Your Investments

Wed, 22 June
6:45pm

Cost: All welcome - F.R.E.E. Event

Host: Claire Grlj, Wealthy Frog
Venue: Brisbane Worker's Community Centre, Paddington

Ph: 1300 852 664

More information and bookings: http://www.wealthyfrog.com.au/wealthyfrog-events.html

A sense of 'Fair Play'

2011-05-12T13:23:00.000+10:00

Some people ask:

"Why Morpheus Property?"
"What sparked the concept?"
"How have real estate agents reacted to your presence?"

Good questions!!

Historically, people selling property would engage a real estate agent to sell their property. Buyers were left to their own devices under the concept "caveat emptor" or "buyer beware".

As many buyers were ill-equipped to lock horns with a seasoned negotiator, the balance of power was clearly in favour of people selling real estate. It was common for real estate agents to befriend buyers to the extent that buyers were unclear about who the real estate agents were working for.

Feeling the plight of buyers and to fix this imbalance, Martyn Fleming & Guy Clarke (the founders of Morpheus Property) sought to introduce an expert opponent to the equation. Morpheus Property was established to provide a level playing field in the real estate industry, starting in the Brisbane area. The dream - a sense of fair play in real estate transactions.

When Morpheus Property began representing people buying property, we noticed vastly different reactions from real estate agents. There was a mixture of elation, confusion, cautious civility, and many were downright rude and hostile.

These reactions were perfectly normal!!

We dared to change the very dynamics of the industry and with change comes pain and resistance. We changed how agents would interact with buyers (a significant part of their work). Some agents began to doubt their greatest skill - negotiation!

As the dust settled, we're finding that real estate agents are still cautious about dealing with Buyers Agents. However, most agents seem to appreciate the clarity in the new world order. They are more confident when the Buyers Agents are looking after everything the buyers need to attend to during a property purchase transaction, so they can focus on their vendors. For everyone (including the vendors and real estate agents), the process now runs more smoothly and with less hiccups.

Better yet, buyers are getting the representation they deserve!!

The Lead-a-Ship Company

2011-04-09T01:20:00.001+10:00

Our good friends from The Lead-a-Ship Company have an amazing program that's worth a look. Check out their slides and give it a go. I've been on two of their courses and both were absolutely amazing!!

The Lead-a-Ship Company

View more presentations from skyejalexander.

Sunshine Coast Law Association - Annual Charity Ball - 2 April 2011

2011-03-22T22:38:00.004+10:00

Join us for dinner, live and silent auctions and great entertainment benefiting

The Queensland Premier’s Flood Appeal

DATE: Saturday 2 April 2011

TIME: 6pm

PLACE: The Maroochydore Events Centre

Comedic Performance and Guest Host
Mikey Robbins from Good News Week

Special Guest

His Honour Justice de Jersey

Chief Justice of the Supreme Court of Queensland

Master of Ceremonies

Sami and Todd from the Hot 91 Morning Show

Tickets $170.00 each or $1,600.00 for a table of 10

For ticket purchases, sponsorship or to donate prizes to the ball please contact the Events

Team on 5413 8953 or email peta@stolaw.com.au

Dress: Black Tie

Download your copy of the invitation (PDF):

Note: If you think you would benefit from networking with lawyers on the Sunshine Coast, feel free to join the following social marketing networking groups:

Facebook

Sunshine Coast Law Association
Link - http://www.facebook.com/home.php?sk=group_161258710595068

Sunshine Coast Barristers Chambers
Link - http://www.facebook.com/home.php?sk=group_202277496456625

Linkedin

Sunshine Coast Law Association
Link - http://www.linkedin.com/groups?home=&gid=3835057

NRL Footy Tipping 2011 - Starts this Friday, 11 March!!

2011-03-08T14:54:00.003+10:00

1st PRIZE = 1 training session with

footy legend, Tonie Caroll ("Tunza")

Other prizes will be announced throughout the competition!

You are invited to join my NRL 2011 Tipping Competition at http://www.oztips.com/

Comp Name: Morpheus Property Tipping Competition 2011

Comp #: 258226
Comp Password: morpheus

To join:

1) Go to http://www.oztips.com/

2) Click the 'REGISTER' button on the homepage and set-up a Login (if you don't already have one with OzTips).

3) Once you have successfully registered a Username and Password, click the 'JOIN A COMP' button.

4) Enter the Comp # and Comp Password details above.

5) That's it! Full instructions on how to Tip can be found on the website by clicking on the 'Help' link in the top header.

To learn more about Tonie's personal fitness sessions, go to www.tunzafit.com

Networking in Brisbane? Join me at Terri Cooper Networking event!

2011-03-07T15:50:00.006+10:00

Terri Cooper Networking!

Wednesday March 30, 2011

6:45am for a 7:00am start - 8:30am finish

Would you would you like to be more successful at networking functions?

In this high-energy presentation Lindsay Adams, the National Director of the Referral Institute in Australia will help you understand your networking personality. He will show you how to take advantage of your talent and relate better to people who aren’t like you in the room. Once you understand this, it could lead to better relationships, more fun and more importantly more sales!

Join your Morpheus Property agents at the next Terri Cooper Breakfast with guess speaker, Lindsay Adams.

Lindsay is the National Director of the Referral Institute in Australia and New Zealand. He has worked with sales teams, individual entrepreneurs and business owners across Australia and New Zealand. His training methods and follow-up advice help you and your team apply life and business changing principles to word of mouth marketing for long term success and goal fulfilment.

Lindsay is a Past National President of the National Speakers Association of Australia (NSAA) and the President of the International Federation for Professional Speakers (IFFPS).

To book, go to: http://www.terricooper.com.au/brisbane-breakfast.html

Event: The Great Debate, 16th March "Property, Shares or Business" - What's best?

2011-03-05T01:55:00.003+10:00

TO REGISTER, GO TO: http://www.wealthyfrog.com.au/event/event/detail/event/9037

Brisbane: The Great Debate 2011
The Great Debate - expanded! Property, Shares or Business- what's best to create wealth?

The age old debate by investors about whether shares or property are the better investment is just as controversial as the chicken or the egg debate! This year, we are adding the dimension of Business as an equal contender!

Our debaters are strong advocates for their side - it's sure to be an interesting evening followed by what promises to be lively discussion and question time.

TO REGISTER, GO TO: http://www.wealthyfrog.com.au/event/event/detail/event/9037

OUR DEBATERS:
Martyn Fleming, Morpheus Property - known for his passion for property!
Jeff Kumnick, RBS Morgans - a solid share man!
Bill Doyle, Altitude Communications - business = money in Bill's world!

Who should attend:
1. Share and property investors, business owners
2. Potential property or share investors or those looking to start a business
3. Property investors with equity or cash (but not enough for their next property purchase)
4. Those interested in an interactive discussion about investing in shares, property or business and the respective upsides and downsides.

We look forward to welcoming you to an interesting evening!

Contact:
Phone Enquiries: 1300 852 664
Email Enquiries: claire.grlj@wealthyfrog.com.au

When:

16 March 18:30 - 21:00

Where:

Brisbane Worker's Community Centre

Cnr Given Tce & Latrobe Tce

Paddington, Queensland

TO REGISTER, GO TO: http://www.wealthyfrog.com.au/event/event/detail/event/9037

Events from our partners: SEO Workshop, Marketing Smarter and Referral Success

2011-03-05T01:29:00.007+10:00

At Morpheus Property, we love to help promote events for friends in our network. If you have an event coming up, let us know. Here are a few coming up!!

How to Market Smarter & Maximise Results (on a shoestring): Redcliffe

Thur, 10 March8:30 - 5:00pm

Cost: $195.00

Host: Robyn Simpson, Market Smartly

Ph: 0424 188 312

More information: http://www.marketsmartly.com/Workshops

SEO Workshop: Redcliffe

Wed, 16 March

8:30am - 12:30pm

Cost: $65.00

Host: Ben Maden, Market Smartly

Ph: 0400 789 949

More information: http://www.mattersolutions.com.au/seo-training/

Referral Success 101

Tue, 15 March

9:00am - 11:00am

Cost: $49.00

Host: Lindsay Adams, Referral Institute

Ph: 0438 180 358

More information: http://www.referralinstitute.com/master/calendar.php?fe=007a49f1d2

The role of a Migration Agent

2011-03-02T22:08:00.006+10:00

As a Buyers Agent, we often work in partnership with Migration Agents. Despite the fact that both of us provide help to migrants, our roles are completely different.

When talking to people migrating to Australia, we are often asked about migration policy. Although we can talk about life in Australia and help potential migrants with property-related issues, any migration advice should come from a registered Migration Agent. Approx 27% of Migration Agents hold legal practising certificates, due to the nature of migration advice the role of a Migration Agent.

Despite this service becoming more popular (see table below), approximately half of all visa applicants choose to do it themselves or rely on advice from websites, family and friends.

Number of registered migration agents over the last 2 years

Source: www.immi.gov.au

Proportion of applications lodged by registered migration agents

Source: www.immi.gov.au

For a more detailed breakdown of the July - Sept 2010 quarter figures (by individual categories of visa subclass), follow this link.

If you know of someone struggling to find a good Migration Agent, we'd be only too happy to help. Picking a credible Migration Agent is tricky and an important decision. It's often useful to get a recommendation from someone who can attest to an agent's performance and offer greater confidence they will perform well.

Contact us by email and we'll be only too happy to talk you through your options - enquiries@morpheusproperty.com.au or call 1300 911 576.

Queensland Floods and Property

2011-01-24T13:16:00.003+10:00

Morpheus Property would like to extend our thoughts to everyone feeling the impact of our recent floods in Queensland.

We know these are tough and tragic times for families all over Queensland. After getting muddy with home owners in the Brisbane area, you couldn't help but be encouraged to see so many Queenslanders chipping in and getting their hands dirty.

We'd like to also applaud the efforts of all the behind-the-scenes volunteers who helped with the clean up. We saw mums baking cakes, plenty of donations (money and essential goods), people sharing their gardening tools and equipment, shop owners spreading food and refreshments to the home owners and volunteers and a generally giving attitude from so many people. It makes you proud to be a Queenslander!!

In the aftermath, we have fielded a variety of property related questions, ranging from flood relief packages, insurance, tenant v landlord responsibilities, the impact on prices in both flood-affected areas, as well as neighbouring suburbs.

For those directly affected, I recommend contacting Centrelink first on Ph: 180 22 66 and they can help process your initial relief claim, as well as point you in the right direction for the Premier's Flood Relief Package.

We are able to report that none of our clients were affected by the recent flooding and this is not by accident, but by design and diligent processes. There are some simple methods you can use to ensure you're investment has reduced risk of damage by flooding or overland flow.

We have also fielded some questions about the buying process and how to best protect yourself in case your conveyancing efforts discover the property you're buying is flood. We'll write a separate article on this soon. However, if this (or anything else) is an immediate concern to you, please feel free to call us on 1300 911 576.

Australian House Market Strongest in the World

2011-01-02T12:04:00.003+10:00

Below is a recent article from the Courier Mail. It's one of many recent articles describing Australia's strengthening economy, currency and housing market.

This particular article gives another modest prediction for interest rate rises in 2011 at 75 basis points - compared to earlier predictions, this is good news for current home owners and investors.

Also encouraging are the other 'good news' stories of individual economic recoveries around the world, showing signs that we're well and truly starting to shake the GFC!

AUSTRALIA experienced one of the strongest housing markets in the world during 2010, new research shows.

But likely interest rate hikes will slow the market in 2011, the Global Real Estate Trends report predicts.

The report, released by Canada's Scotiabank, tracked the housing markets in 12 advanced economies throughout 2010.

Home prices increased in Australia, Canada, France, Sweden, Switzerland and the United Kingdom.

They remained flat in Germany and the United States, and fell in Ireland, Italy, Japan and Spain.

Australia led the pack, thanks to relatively low unemployment and tight housing supply.

But interest rate hikes and a cut to the first homeowners grant slowed a "red-hot" property market in 2010 to some degree, the report said.

Economist Adrienne Warren anticipates the Reserve Bank of Australia will lift interest rates by an additional 75 basis points in 2011.

Australia's close trade ties with Asia and resource wealth would continue to underpin a solid pace of domestic activity.

"Higher interest rates will worsen already strained affordability," Ms Warren said in a statement.

Canada's market also fared well, but was "one of the most volatile" expected to be tempered by more moderate employment and income growth in 2011.

The UK property market staged a strong early-year recovery while Germany's decade-long housing slump also came to an end.

But it was a different story in Spain, Ireland and Italy, where the market continues to fall.

Japan's two-decade long property slump continued in 2010, and is expected to slump further in 2011 on the back of a weaker economy.

The surprise result came from the US where the housing market stabilised.

That trend is expected to continue, with the report predicting the US Federal Reserve to maintain its record-low 0.25 per cent rate through the end of 2011. Link to article>>

Merry Christmas from Morpheus Property

2010-12-24T22:59:00.006+10:00

Morpheus Property would like to wish you and your family a....

Merry Christmas

....and we hope you enjoy the New Year celebrations!

2010 saw many developments in Morpheus Property. For the last 5 years, we have focused on promoting our core 'Residential Buyers Agency' service. Most of our efforts were about helping the industry become more aware of what we do and why people would use our services. However, word is spreading and people are getting the message. This has allowed us to turn our attention to some of our other services.

At the beginning of 2010, we started to more actively promote our 'Divestment Service' and 'Commercial Buyers Agency' services and we were encouraged by the market's reaction. Although we've delivered both of these since we opened our doors, we haven't actively pushed the message until recently.

We also introduced an upgrade to our Customer Relationship Management (CRM) software package, which is streamlining our processes and improving the results we're achieving for our clients. We are in the process of developing three new websites, which will make it easier for our clients to understand what we do. Once complete, the websites will focus on four key areas:

Morpheus Property (residential buyer's agency services)
Morpehus Commercial (commercial buyer's agency services)
Morpehus Development (helping anyone involved in value-add work - small to large)
Morpheus Divestment (giving people guidance and advice with selling property)

In 2010, Morpheus Property hosted many property investment seminars and we were guest speakers for many more. We also kicked off the concept of 'Workplace Seminars' (property seminars during lunch breaks for busy professionals), which is gearing up to be one of our major activities for 2011.

Toward the end of 2010, we saw the commercial market start to wake up (after a dormant period) and we snaffled many bargains in the residential market. Although these were mostly investors, there were also a healthy number of home owners (mostly migrants or people moving due to work). In 2011, we are poised to take advantage of the buyers market and help our clients achieve some healthy capital gains in the years to come.

As we watch the year come to a close, we'd like to extend a big 'thank you' to all our professional colleagues and network referral partners, who supported us and our Morpheus clients! It's also, a good time of the year to thank our partners, friends and family for their ongoing support.

Morpheus Property

2010-12-18T20:27:00.001+10:00

Check out this SlideShare Presentation. It covers a basic summary of what we do at Morpheus Property, including:
- What Morpheus Property does
- How we do it
- How to identify a Morpheus Property client
- Benefits
- Our fees
- The Morpheus Property Solution

Morpheus Property

View more presentations from Martyn Fleming.

INTEREST rates could stay on hold until April... Tim Blue From: The Australian December 06, 2010

2010-12-06T14:47:00.004+10:00

INTEREST rates could stay on hold until April as the Reserve Bank considers soft economic indicators and listens to nervous retailers.
The bank meets tomorrow to decide on its next interest rate move, with no change expected.

"RBA governor Glenn Stevens has clearly indicated that the current level of interest rates is appropriate for the 'period ahead', given the additional increases in bank lending rates last month and the strong Australian dollar," AMP Capital chief economist Shane Oliver said yesterday.

"We don't anticipate the next tightening to come until April at the earliest.

"The soft patch in the economy shown in recent data also supports the case for interest rates staying where they are for now."

Economists claim to see "clear signals" from the RBA that rates will not be moving for some time.

Tim Blue From: The Australian December 06, 2010 12:00AM

CLICK ON THE LINK FOR THE COMPLETE ARTICLE
Yours in Property

Go Green and Save Money

2010-12-02T12:59:00.003+10:00

In delivering property solutions, many of our clients are starting to think and act 'green', especially our commercial clients. Colette Quelhurst and her team can help business owners improve bottom-line results by adopting a green focus, which is appealing to an ever growing number of environmentally discerning clients.

Below is a recent article explaining their services in a little more detail. If you would like more information, contact Colette on 0431 699 771 or 3203 8232. Their website is packed full of interesting facts and information - http://www.greenbizcheck.com/

Pictured: Peter Sobchuk from Goodlife Accounting with Colette Quelhurst from GreenBizCheck.

MOST businesses can make changes to become more environmentally responsible. And GreenBizCheck franchisee Colette Quelhurst says a green credentials assessment can also help cut costs.

The Scarborough resident has been running the North Brisbane branch for the past few months and said the audit process was recognised globally.

‘‘Businesses having a certain level of sustainability will become mandatory in a couple of years so we are getting them ahead of legislation,’’ Ms Quelhurst said. ‘‘I am finding that at this stage many people don’t understand what the process is but I am here to talk them through the benefits of an assessment.’’

GreenBizCheck provides businesses with a 260-point online assessment, with immediate reporting and action planning. The process was designed to help businesses reduce their impact on the environment, by reducing waste, energy and water use.

Ms Quelhurst said apart from the obvious benefits of pollution reduction and cost saving, other benefits for organisations to go green included saving money, motivating staff, attracting ecosavvy customers and utilising green credentials for marketing and PR.

‘‘We offer a 100 per cent moneyback guarantee if clients do not save at least the cost of certification,’’ she said.

New Queensland Pool Safety Laws start 1st December 2010 - Today

2010-12-01T11:41:00.008+10:00

The Queensland Government has introduced new pool safety laws aimed at reducing the numbers of children drowning in Queensland swimming pools. These laws affect new and existing pools.

Stage 2 of the new laws commence on 1 December 2010.

There is a vast range of information and resources available on the Queensland Governments Department of Infrastructure and Planning Website.

From 1 December 2010, pool safety certificates are required when selling or leasing a property with a pool. Pool safety certificates must be obtained from a licensed pool safety inspector. Information for pool owners, pool safety inspectors and pool safety inspector course providers is available on the Department of Infrastructure and Planning website: http://www.dip.qld.gov.au/poolsafety.

Find a Licenced Inspector here:
https://www.smarteda.qld.gov.au/pools/inspectors/inspectorSearch.action%3bjsessionid=3D199030FF5A5A8BCE9907E0F40C5FD3

Pool Safety Fact Sheets: If you are Selling or Leasing a property these facts sheets contain some very valuable information:
http://www.dip.qld.gov.au/fact-sheets/pool-safety.html

New Pool safety Flyer
http://www.dip.qld.gov.au/resources/poolfencing/pool-safety-brochure.pdf

New Pool Safety Guidleines
http://www.dip.qld.gov.au/guidelines/pool-fencing-guidelines.html

New Pool Safety Forms
http://www.dip.qld.gov.au/forms-templates/pool-safety-forms.html

All properties with regulated pools need to be included in the state-based pool safety register by May 2011. Initially Local Governments are including details of pools on the register. Pool owners will need to check the register to ensure their pool is registered.

Free public information sessions have been held across the state and there are two more of these sessions left. These information sessions are an opportunity for you to hear more about the new pool safety laws and what they mean for industry, business and pool owners.

Tuesday, 7 December 2010 2.30 pm - 6 pm Brisbane North Arana Leagues Club, 274 Dawson Parade, Keperra.

Monday, 13 December 2010 2.30 pm - 6 pm Ipswich Ipswich Golf Club, 1A Samford Road, Leichhardt.

For more imformation about these sessions contact:

Building Codes Queensland
Telephone: +61 7 3239 6369
Fax: +61 7 3237 1248
Email: buildingcodes@dip.qld.gov.au
Location: Level 5, 63 George Street, Brisbane, Queensland
Postal address: PO Box 15009 City East, Queensland 4002

If you have any questions contact Morpheus Property on 1300 911 576 or send us an email - enquiries@morpheusproperty.com.au. We can direct you to a licenced expert in your area.

Yours in property
Morpheus Property

Market Research

2010-11-22T13:23:00.003+10:00

If you're after a property market update and forecast, feel free to give us a call.

At Morpheus Property, we access and interpret a wide variety of news and research publications to help ensure we give our clients competent advice.

For the typical investor, researching the market comes from plenty of reading. However, not everyone's singing off the same hymn sheet. Some will sound like the end of the world is near and others will be quite optimistic.

First step is to identify the more credible sources of information, particularly those that take a more comprehensive view and appear to be well funded in their research. Then look for an aggregated opinion of the credible sources.

As you read through the many publications available on the web, you'll notice that some information will be more relevant to you and some will be quite redundant.

Here are a couple of reports from Westpac that you might find interesting. They cover 2010 - 2012 and cover residential and commercial property:
- Sydney Market Update
- Melbourne Market Update
- Brisbane Market Update
- Adelaide Market Update
- Perth Market Update
- Canberra Market Update

These days, we often live in a world of 'information overload'. At Morpheus Property, we can help you make sense of what's being said and how you can best take advantage of it.

As always, there are plenty of opportunities out there and we'll help you find them!

What a Morpheus Agent looks for when inspecting a property? Your home or investment property!

2010-11-18T11:52:00.012+10:00

Outside the Building

The first thing you should do as you arrive and walk up to any property, is to look at the roof from a distance. Does it look clean, in good repair or does it look poorly maintained and in need of replacing?

Inspect Decks, Verandas and patios.

The things to watch for here are:
• The quality and condition of all timber including the balustrades
• Ensure any footings comply with building standards and do not provide access for pests or opportunity for wood rot to set-in.
• The springiness of the floor boards could indicate they are spaced too far apart or are beginning to fail.
• External flashings to roofs and windows should be regularly monitored for water resistance
• Ensure good design principles have been followed and relevant Building Codes or legislation met by having a licensed inspector perform a building and pest report.

Underfloor space

Examine the condition of all building, shed and patio slabs, paying special attention to concrete cancer, dampness and damp damage. Underfloor space should have good drainage and ventilation in order to prevent timber rot. Common defects are dry rot or broken timber members. Steel members are unaffected by age, however could be affected by chemicals or heat. Look for concrete cancer and spot damage to slabs it is found.

Car lock-ups, ports and sheds

Check at the practical size of car spaces and the storage of other equipment particularly if there isn’t a shed. Conduct the same inspection you carried out on the timber deck, on any wooden car-ports.

See if the property has a shed and how practical it is in size and layout. The point to note here is that if the property lacks a shed or other appropriate storage then more than likely all that stuff that normally goes into a shed is going to end up in your garage. And this could mean that eventually your car ends up in the driveway or worse still, on the road.

Roofing - The wind and rain

The thing to watch for here are the quality of fixings for the battens and roofing, affixing roofing material to battens requires a special type of screw fixed in a particular way. If it is a tile roof, then the condition of the tiles, ridge cappings and points are the important issue.

Look for evidence of poor maintenance or damage to the roof, with the aim being to make sure that all water drains to storm water mains, road kerb and channel and rubble pits without damage to the building or nuisance to neighbours.

Looking at the quality and maintenance of guttering and drainage which if done properly will prevent water entering the house. Roofing should be bird and possum-proof.

Sewerage, drainage, guttering and roof plumbing

The main issues to look for in this area are the adequacy of the piping in place and how well has it been maintained? A coat of paint can hide a multitude of sins, so don’t confine your inspection to just how it looks. Scratch the surface and see what is revealed.

The number and capacity of down-pipes should reflect the size of the roof area. Make sure gutters are clear of leaves and branches. Ask questions about the sewerage and water pipes and see if there have been any tree root problems. If they exist, they should tell you about any material facts that affect the property.

Check any tanks are properly installed and whether they are gravity fed or serviced by an appropriately sized pump.

Electrical installations

The first point to be made is that ALL electrical work must be carried out by a licensed Electrician. Some points of note to make are that electrical items like air-conditioners are well maintained and clean.

Smoke detectors should be installed in all homes, regardless of their age or whether they are timber or brick construction. Double check all electrical leads, plugs and external equipment such as pool pumps. Outside electrical items can be damaged by wind, rain and constant exposure to the sun.

Check all outside lights and power points are well maintained and in working order.

Gas supply and bottled gas

The connection point of the gas supply to the house can suffer rust and other connection problems. Check bottles and gas fixtures & fittings for leaks and ensure that pipes supplying underground gas are not rusting, particularly at ground level.

All plumbing and gas work should be carried out by a licensed plumber and gasfitter.

House Interior

Bathrooms / En-suite
check all wet areas for adequate water resistant sealing. The cistern and pan should be checked for cracking, leaking and stability. Check the floor for cracking and if concerned in any way use water to test the gradient water flow. If the underfloor to the wet areas can be accessed, check the underfloor for water staining and damage.

Make sure the ensuite has good lighting and sufficient natural or mechanical ventilation. Check the operation of the taps and wash basin.

Kitchen
Things to look for? Check to see if:
• the location of kitchen appliances isn’t concealing any defects.
• The kitchen bench-tops for lifting laminate or water damage.
• The sink taps for water flow, leaking, dripping and water hammer.
• Tiled areas should be checked for loose or cracked tiles or defective grouting and sealant.
• Poor quality construction material isn’t hiding behind bench surfaces. Standard grade chipboard will be quickly ruined by any contact with moisture.
• Make sure all fixture appliances are in working order, including those often forgotten ones such as insinkerators etc …

Laundry

Check the gradient of the floor and how well it drains to the floor waste. Ensure taps operate well and check water flow; leaking; dripping and water hammer. Tiled floors should be examined for loose or cracked tiles and defective grout or sealant. Adequate ventilation is required, either natural or mechanical.

Check behind appliances for damage to walls, floors and to appliances themselves. Full waterproofing around wet areas will help prevent damage by water entering the timber.

Internal roof framing

This inspection should be conducted by a licenced professional because you will have to get up into the roof cavity and know what you are looking for. Your professional should look for bowing and broken timbers. The position and condition of all internal bracing, which will affect the structural capacity of the roof. Roof battens may also be damaged, if there are excessive loads. This inspection should reveal any water leaking or damage from broken or displaced roofing tiles, lifting roofing materials or poorly secured sheeting.

Stairs

Check stairs to ensure stringers, hand rails, posts, treads and risers have not been damaged by rot or rust. Be aware that patches and paintwork can hide defects. Any movement will need to be repaired, as a moving tread or balustrade may gain increased momentum and fail without warning. For external stairs, good protective coatings and weather-proofing will help prevent damage and failure.

Ceilings

Check the ceiling plaster for any evidence of sagging, nails popping, defective lining and surface cracks. Dampness often indicates roofing defects. In cases of severe water penetration, inspect the ceiling joists closely. Heat and humidity coupled with water near the timber, creates an ideal atmosphere for wet rot. Examine the plaster around cornices for looseness or cracking which may indicate structural defects. If in doubt get a licensed professional to make further investigations.

Kitchen, bathroom and laundry Cabinets, Appliances & Fittings

Check all permanently fixed cabinets and appliances in wet and high traffic areas, as they can hide defects under or behind them. All vanities, cupboards and storage systems should be checked for damage to doors and drawers.

Check Vacuum Systems for effectiveness and checked for blockages.

Floors, doors and windows

Floors

All floor types including concrete floors should be checked for cracking and even levels.

Wooden floored areas should be checked for springy and squeaky boards, rot, out-of-level boards, dampness and damp damage. Serious problems can occur where ground floor joists are poorly ventilated, so make sure you inspect sub-floor areas if possible.

Doors

Blemishes on the surface of newly painted areas may conceal corroded frames. Damaged doors are usually easy to detect / notice. Ensure doors and windows operate smoothly. All timber exterior doors are likely to absorb rainwater, as they are rarely painted there. Look for signs of blistering paint or varnish down around the bottom. In some cases the timber swells to prevent proper operation.

Windows

Check for adequate window flashing around mouldings and sills. Any water staining, peeling or loose paint could be indicative of more extensive damage. If a window frame is soft and easily penetrated, it could lead to rotting frames. External surfaces need to be maintained with waterproof flashings and coverings (paint, oils or varnish) so check for evidence of this maintenance.

Housing Build types

Brick & Brick Veneer

Ensure the weep holes in external brick walls are clear of debris. Ensure weep holes under windows and above the Damp Proof Course are visible. Check for dampness and damp damage. Ensure method of water proofing does not create more problems than it solves. A common problem is foundations failure and mortar build up within cavities.

Also look for the tell-tale mud tracks of pest infestation on external surfaces. Garden beds and timber products directly adjacent to the slab and external building walls are danger signs that should be investigated to their fullest extent.

Timber

Paint can be used to cover defects and the use of matte finish paints can be used to hide fresh paint work. Check for water damage and damage due to exposure to the elements. Ensure that house cladding is not covering up defective boards. Check timber stud wall frames for damage.

All timber boards should be examined for rot and pest damage. If there is superficial damage, then determine the cause and extent of the damage. White ant investigation should be done by a licensed Pest Inspector with attention paid to the presence of both physical and chemical barriers. Inspection of garden beds and loose timber or timber products against the structure of the house may reveal white ants or other pest’s problems covered.

Steel

Weathering steels may appear to have good structural adequacy but should be checked very closely. If in any doubt, seek professional advice from a structural engineer or master builder.

Yours in property
Morpheus Property

This article is for the general use of Morpheus Property, its clients. Neither Morpheus Property Group Pty Ltd nor any of their officers or employees gives any warranties nor accepts any liability for any decision with respect to investment or non investment, sale or purchase of property which is made as a consequence of the use of this article.

Morpheus Property Group Pty Ltd believes the statements, information and recommendations contained herein to be correct and not misleading but give no warranty in relation thereto and expressly disclaims any liability for any loss or damage which may arise from any person acting or deciding not to act partly or wholly on the basis of any such statements, information and recommendations.

"Night at the Local" - 17th November

2010-11-04T12:24:00.018+10:00

Affectionately called, “Night at the Local”, your Aspley Westpac Branch is opening the doors after hours and is extending a warm welcome for you to join us.

These events are an excellent opportunity for you to meet and mingle with many of the local business owners and members of the community.

"Investing in Property - Getting it right!"

Guest speaker is Martyn Fleming from Morpheus Property - your local Buyer’s Agency.

Morpheus Property helps people buy residential and commercial property.

This event will focus on property investment and how to really get that portfolio moving. One of the biggest challenges is ensuring investors buy property that suits their individual needs, including the right type, price, location, risk profile, capital growth and return.

Using a workbook approach, Martyn will lead you through the process to identify the class of property that best suits you. It’s an interactive session and you’re encouraged to ask any questions you may have.

Meet Footy Legend, Tonie "Tunza" Carroll

Following an impressive rugby league career at club, state and international levels, Tonie has made his knowledge and skills available to you through TUF or “Tunza Ultimate Fitness”. TUF offer various levels and types of training, including:

Corporate
Personal
RL & RU defensive technique and elite fitness training
RL & RU defensive structure systems

To help celebrate a “Night at the Local” with the Aspley Westpac branch, Tonie is offering one lucky winner a FREE 1 hour personal training session. To be in the draw, simply be there on the night!!

When 6:00pm – 7:30pm Wednesday
17 November 2010

Westpac Branch, 1347 Gympie Road, Aspley
RSVP Mel Pope on 3630 9222, 0410 446 502

or mapope@westpac.com.au

Drinks and canapés provided

Networking is encouraged, so bring your business cards

Door prizes (sourced from local businesses)

An Article on Wills and Estates from our Legal Partner, Quinn Scattini:

2010-10-12T09:38:00.010+10:00

An Article from our Legal Partner, Quinnn Scattini:

Most people hear the word “Probate” and wonder what it means. Let’s clear up some misconceptions. “Probate” does not have anything to do with taxes. “Probate Duties” were abolished in Queensland many years ago.

Nowadays, the usual expenses associated with Probate are the court filing fee, advertising costs and legal fees. No taxes as such. There is a difference between Probate and administering an estate. Every estate must be administered,
but not every estate requires Probate.

“Administering” an estate generally means collecting the assets, paying the debts and distributing the estate in accordance with the will. To put it simply, Probate is a document issued by the Supreme Court. It contains the court’s official seal, so that it is accepted as your authority to deal with the estate.

To obtain Probate, you must prove to the court that:
• The person named in the will is deceased;
• The will is in fact the last and valid will of the deceased person; and
• You are in fact the executor named in the will.

This is proven by affidavits (sworn statements) verifying these details. If there are any conditions attached to your appointment as executor, the fulfillment of those conditions must also be proven to the court.

As stated above, it is not always necessary to obtain Probate. However, if you administer an estate in accordance with a will, and that will is later found to be not valid or not the last will of the deceased, then you will be personally liable to the true beneficiaries for the value wrongly distributed.

You will not be liable in this way if you have obtained Probate of the will. You will need to get Probate if an asset-holder (such as a bank) insists on it. They will usually do this if the estate asset they hold is very substantial (e.g. a bank account over the Probate threshold set by the particular bank – usually about $50,000).

It usually takes about 3 months to get Probate. This includes placing advertisements (you will see them in the Public Notices section of a newspaper), waiting for the 14-day public notice period to expire, preparing the necessary documents and filing them in the Supreme Court, and then waiting for the court to assess the documents and issue the Probate document.

Quinn Scattini Partner, Russell Leneham, is an Accredited Specialist in Wills & Estates. Russell and his team can assist with all your estate needs, including estate planning, estate administration, and estate disputes.

Freecall 1800 652 969
mail@quinnscattini.com.au
Liability limited by a scheme approved under professional standards legislation

Morpheus Property
The Right Property at the Right Price!

Property Investment Seminar on Brisbane's North Side!!

2010-09-26T22:38:00.008+10:00

Book now for your FREE Educational Seminar, which explains the fundamentals of investing in property.

As you know, many people in the real estate industry try to sound clever by over-complicating the topic, in an attempt to sell a book or promote themselves. This results in many investors not knowing which way to go, or leaving them in a state of "analysis-paralysis".

Attending our FREE Seminar, you'll hear from property, financial and legal experts on the topics that will give you clarity and confidence to take the next step!

This seminar will be held in Caboolture on the 7th October, 2010. To register, go online to http://caboolture.eventbrite.com.

You'll also have the chance to ask the panel members questions in an interactive Q&A session. If you would prefer to remain anonymous, but still hear answers to your questions, feel free to ask your questions as you register online.

Look forward to seeing you there!

Property Seminar and Networking Opportunity

2010-08-14T09:08:00.007+10:00

Extra Extra .. Hear all about it! Tuesday 10th August 2010.

2010-08-09T10:09:00.007+10:00

Hear from the horses Mouth what the Coalition and Labour Parties will do to help small business after the election.

Terri Cooper of the Australian Small Business Group has organised the Small Business Forum to be conducted in Brisbane on 10th August 2010 at the West Room Colmslie Hotel Cnr Wynnum & Junction Rd Morningside.

This is a must attend event before you cast your vote on August 21. Minister for Small Business, Craig Emerson and Shadow Minister for Small Business, Bruce Billson, will go head to head to inform us of their policies and pl...ans for small business should they be elected.

Take this opportunity to voice your opinion, ask questions and be informed on what is being offered for small business.

No one knows what small business needs better than small business owners!

For more information visit the website - http://www.australiansmallbusinessgroup.com.au/forum

Proudly and loudly supported
by Morpheus Property

Terri Cooper FREE Networking event

2010-08-02T12:33:00.006+10:00

TERRI COOPER CONSULTANCY PRESENTS:

A Free Networking Night

Come along to Terri's Networking night, promote your business, meet like minded people - all for FREE!

Everyone Welcome!

Tuesday August 3, 6pm - 8pm

Simply register to attend and come along and network free of charge. Check out the sponsors tables and enjoy the yummy nibblies. You can also place business cards or fliers on Terri's Trade Table.

Everyone welcome! Please feel free to forward this invitation on to your business contacts.

Cash bar available for all drinks.

Registration is essential. - http://terricooper.com.au/freenetworking.htm

DON'T MISS THIS FANTASTIC OPPORTUNITY TO NETWORK AND PROMOTE YOUR BUSINESS FOR FREE.

Where:
Summit Events Centre
Iceworks Building
Level 1, 157 Given Tce Paddington
(Corner of Dowse Street and Given Terrace, opposite Suncorp Stadium)
Free parking underneath

PS: Bring plenty of business cards & Flyers for the Trade Table.

NETWORK! PROMOTE YOUR BUSINESS! MAKE NEW BUSINESS CONTACTS

Thanks Terri for putting on this great event!

SEMINAR - Buying the right property at the right price!

2010-07-29T10:08:00.006+10:00

Consider 6 Key Things Before Investing in Property…

Know what your options are for a well informed decision.

Remember, even if you are buying a home to live in yourself, you should do so with an investment mindset. This event is equally relevant for you and your situation.

You are invited to this must attend information seminar designed for anyone thinking of buying or investing in property.

Hear the answers to important questions, such as:
• What makes a good property investment?
• What type of investment properties are there?
• Which refinancing options are suitable for me?
• How can I utilise my equity?
• How do I start the process?

Gain invaluable investment tips from Morpheus Property –one of Brisbane’s leading property research and investment firms, specializing in sourcing high growth and superior quality residential property.

Gain invaluable information about asset protection from Quinn & Scattini – one of Brisbane’s finest legal firms who specialize in assisting their clients with every legal matter that comes up during a life time.

Seminar 1Date: 4th August 2010
Time: 6:30pm
Address: Icon Bar & Bistro, Raby Bay Harbour,Cleveland Qld 4163
Cost: $30 - ($10 from every ticket will go to Bravehearts).
Coffee and tea provided

Numbers are limited so RSVP at this link - http://clevelandseminar.eventbrite.com/
Yours in property
Morpheus Property

Let's talk about Negotiation

2010-07-09T11:46:00.011+10:00

"When negotiating a property deal Knowledge is Power!"

Negotiation

Negotiation is an art, not a science. The art of negotiation is not win-at-all-costs. It is about negotiating a contract where the seller can feel like they are winning in the deal. Remember if the seller has taken the trouble to list their property then they are motivated to sell (some more than others).

One of the keys to property negotiation is not becoming emotional about the transaction. It is only when you are able to walk away from a deal that you truly begin to negotiate, otherwise all you are doing is haggling over the list price.

We have a list of 19 questions we ask every agent about each property, which researches the seller’s position and also acts to reduce price expectation. Some examples of these are:

1. How long has the property been on the market?
2. Why are they selling?
3. Who came up with the list price? How was that price reached?

The fatal traps of negotiation

At Morpheus Property we have experienced many different negotiation styles, techniques and situations. We would like to share some of the pitfalls of negotiation.

1. Poor or no planning - This has to be the biggest failing of many negotiators and the major reason for not achieving the best outcome. Take time to develop a plan of attack.

2. Don’t talk too much - One of the overlooked talents in negotiation is the ability to “shut-up”. If you remain calm and listen more, you will be amazed at what you will learn and achieve.

3. Negotiating verbally - A written offer shows you mean business. It will also give the sales agent better ammunition to convince the seller that this is your best offer. Always put a sunset clause on any written offer. Making the offer for a limited time will encourage the need for action.

4. Not following your gut instinct - This doesn’t mean following the first reaction that comes to your mind. However you do need to develop a gut instinct for the situation. Gather as much data and information about a property deal and then let it have time to ferment. Listen to your gut instinct but only after you have told your gut all it needs to know.

5. Take no prisoners approach - Coming in hard and fast will rarely deliver the “best deal”. Take your time and build rapport. Find out as much as you can about the seller and the property. Steady as she goes will win the day!

6. Don’t aim too LOW - Be careful what you ask for, you might just get it. Fortune favours the brave and much of negotiation is having the guts to ask for something.

Yours in property
The Morpheus Guy's

What to look for in a Buyer's Agent?

2010-06-17T16:26:00.004+10:00

As we know, buying property can be so much easier and profitable when you have someone representing you. Having competent representation means you can sit back, relax, while your advocate deals with the property owners and sales agents.

However, the Property Agents & Motor Dealers Act 2000 (PAMD Act) makes it illegal for anyone to represent buyers (or sellers), unless they are licensed agents under the Act. If someone is providing these services, it's a fair to ask your agent:
1. "Do you have a current real estate licence?"
2. "What is your licence number and when does it expire?"

Asking these questions will give you peace of mind that your agent has completed the necessary study and is appropriately qualified to represent you, the buyer. So 'yes', people who are acting without a licence are acting illegally!! This includes people who might try and perform Buyer's Agency services as a adjunct to their business, but don't specialise in the field or have a licence issued by the Office of Fair Trading.

Beyond a question about licences, you might also ask them how many years of experience they have as a Buyer's Agent. You should also ask about their skills, knowledge and training which are relevant to working as a Buyer's Agent.

Ultimately, you need to be convinced that the Buyer's Agent you employ has the licence, skills, knowledge and experience to help you get you the best result.

If you'd like to learn more about your Morpheus Property agent and how we can help you, call us on 1300 911 576.

What is a Buyer's Agent??

2010-06-13T16:43:00.005+10:00

Buying property can be a rewarding experience and many everyday people have generated substantial wealth through property. However, you may have noticed that some do better than others. You might ask yourself why this is the case.

As with most disciplines, a healthy combination of skills, knowledge and experience are the key ingredients to success. The difficulty is that most people only buy property once every 5 - 7 years. The average buyer cannot compete against seasoned sales agents and the strategies they use to push up prices.

Historically, people buying in

Australia

have either had to fend for themselves or ask for help from a friend or family member. Some would ask for help from their accountant, solicitor or related profession. Recent changes to legislation only enable people with a real estate licence to represent a buyer in a property transaction. The old way of buying real estate included a buyer, sales agent and a seller.

The best model of buying property now includes a buyer’s agent, which moves the burden of searching, analysing and negotiating property from the buyer to an expert in that field.

Today, buyer’s agents have a proven presence in the real estate market and are helping to even up the odds.

There are three types of buyer’s agents:

1. Exclusive Buyer’s Agents – Where the buyer’s agency exclusively represents buyers and do not represent people selling property. Their expertise is focused purely on buying property.

2. Non-exclusive Buyer’s Agents – Where the agency represents people buying and selling property. Their time and attention is split between buying and selling property.

3. Pseudo Buyer’s Agents – sales agents who use a veil of deception to make buyers believe they are being represented. In reality, these are agents who have a legislative obligation to the seller and use deceptive tactics to weaken the buyer's position. Also known as “Buyer’s Representative”.

Morpheus Property are exclusive buyer’s agents and have a team of highly trained professionals with the skills and experience to represent you exclusively. Our legislative obligation is to the buyers to ensure we get you the right property at the right price.

Terri Cooper Networking event - Stephen Dale Speaking

2010-06-03T09:28:00.003+10:00

As business owners, we dedicate our lives to achieving our goals and ‘living the dream’. We read books, study texts, take courses and commit our time, effort and finance to create a thriving business. But how many of us actually achieve the success and happiness we crave?

Stephen Dale was 21 when his life went over a cliff. Literally. He fell 30 metres on to the rocky beach below and sustained shocking injuries – a dislocated and multi-fractured spine, a shattered skull, ruptured internal organs with multiple lacerations and critical blood loss.

His injuries took away his ability to read, write and speak, he was unemployable, unable to move freely and lived in the grip of constant pain. Simple acts that once were taken for granted, like dressing himself and organising breakfast were excruciatingly difficult. His life became plagued with depression, fear, panic and rage.

Despite these and many more debilitating obstacles, Steve refused to surrender. He committed himself to regaining everything that had been taken from him and living a life of purpose and fulfilment.

In his 10-year struggle to rebuild his shattered life, he learned the singular, most important action necessary to overcome any obstacle, regardless of how relentless and powerful it appeared to be.

Steve will share this powerful and practical secret that will bring clarity and direction to your quest for success. He will also present a practical path to follow, so that you can take the first step towards that elusive ‘next level’.
Steve will show you how to:

- Bring clarity and direction to your life and business
- Change your life and change your business
- Reach that higher level
- Motivate yourself when you run out of options
- Motivate others when they lose sight of their goal

The Morpheus Team will be there and we recommend that you be there too!
Yours in property.

Interest Rates on hold .... for now!

2010-06-02T13:30:00.006+10:00

The RBA left the official cash rate at 4.50%, after three consecutive increases. The main factors behind the decision were:

* Ongoing uncertainty in global markets due mainly to European sovereign debt issues.
* Decline in the Australian dollar
* Softer global commodity prices
* Residential house price growth and sales volumes have slowed
* Retail sales have remained flat, increasing 0.6% in the month of April 2010.
* Total dwelling units approved declined 14.8% from March to April 2010 (Seasonally adjusted).

Westpac Bank currently forecast that interest rates will increase over the year and reach 5.00% by December 2010.

News: Housing Supply Dwindles in Queensland

2010-05-24T14:00:00.000+10:00

At Morpheus Property, we like to take a balanced view on the news articles we read. This article from the Sunday Mail (23rd May 2010) talks about the property shortage in Queensland.

It seems affordability is about to squeeze the dream from many people's grasp and leave home ownership to a smaller percentage of Australia's population.

QUEENSLAND needs to build more than 900,000 new houses and units in the next 21 years to meet projected population growth.
But new figures show reality will fail to meet expectations with under-supply expected to grow into tens of thousands on current approval numbers.
Experts say the shortage will force up the price of housing, including rents, and possibly leave a generation of adults unable to afford a new home.
In 2009, there was a shortfall of more than 10,000 houses on the 47,000 needed to match population growth.
Figures from Queensland Treasury and the Australian Bureau of Statistics showed the under-supply was spread across the state. Brisbane built nearly 2000 fewer dwellings than needed last year, while in the north, Townsville and Cairns were down 1000 and 800 respectively. Toowoomba's housing shortfall was more than 450.
With demand exceeding supply, first-home buyers, already jittery following interest rate rises, have even less chance of entering the market.
Real Estate Institute of Queensland managing director Dan Molloy said recent research showed first-home buyers were down 60 per cent on March 2009.
"These figures really show how much of a struggle it is for prospective homeowners to get into the market in Queensland," Mr Molloy said.
Master Builders housing policy director Paul Bidwell said the biggest issue was developers' inability to access finance from banks.
Red tape from local councils, massive infrastructure charges and lack of available land were also serious issues.
"It's biting at a number of levels," he said. "Developers can't get access to funds and it's harder for buyers to get home loans approved."
Queensland Council of Social Service director Jill Lang said those on lower incomes were increasingly bidding for rental properties alongside households which have traditionally been able to buy into the property market.
Queensland's population is expected to increase from 4.5 million to as much as 7 million by 2031.

Once again, Morpheus Property would love to hear opinions from property investors and home buyers. How does news like this influence your decision to buy, your budget or the timing of your purchase?

Feel free to share your comments, or contact Morpheus to discuss - 1300 911 576.

News Article: A multi-storey apartment block is heading to a suburb near you.

2010-05-23T23:11:00.002+10:00

This is an article in the Sunday Mail today (23rd May 2010):

QUIET, leafy corners of Brisbane and other parts of southeast Queensland could soon be overshadowed by high- rise apartment towers under a controversial planning strategy to build up instead of out.
A snapshot of the planning strategy for Brisbane to deal with massive population growth expected over the next 20 years shows high-rise development spreading to the outer suburbs, with concentrations of towers around transport nodes.
But resident groups - fearful Brisbane will be turned into Sardine City - are vowing to fight the high-rise invasion.
There have been a string of protests by residential groups lobbying against the changes in older suburbs such as Corinda through to the inner-city bohemian hub of West End, where 30-storey towers are on the drawing board.
The backlash has forced Brisbane City Council to relax some of its plans for higher density development.
But the fight is guaranteed to intensify as the rollout of high-rises intensifies.
Council figures show town planning officials have paved the way for an estimated 64,700 new residents in suburbs from Bracken Ridge on the northside to Corinda on the southside.
South Brisbane residents should prepare for a projected 25,500 extra residents by 2031.
The estimates have been devised by the council from some of the most advanced neighbourhood planning documents, with several other plans yet to be finalised.
Neighbourhood planning was introduced by Lord Mayor Campbell Newman in 2004 to give residents more say but has failed to avoid bitter disputes with residents.
One group of residents at Bridgeman Downs has labelled their growth plan a farce after development proposals were ticked off by the council, undermining the new blueprint before it could even be adopted.
"To get it all done and (for) them to just completely ignore it is a joke," Bridgeman Downs resident Earl Baskerville said.
A spokesman for the Lord Mayor said even if the plan had been adopted, property owners retained their development rights under the former town plan for up to two years.
The Bridgeman Downs group is just one of a growing number battling growth plans in their back yards.
The West End Community Association is involved in a no-holds-barred fight against high-density plans in its suburb. And in Sherwood and Corinda, the Walter Taylor South Action Group is pushing to topple plans for five-storey buildings.
Action group secretary Leigh Park said the council had done well in listening to their concerns and boosting protection to character housing in the area - a far cry from the strategy before Cr Newman.
It had also reduced the footprint of an area of Corinda planned for five-storey buildings after public opposition.
But she said in return it had increased the size of a precinct at Sherwood, proposing five-storey buildings.
Ms Park said the result would be added pressure on congested roads and public transport, while destroying the visual impact of old suburbs.
"The argument is it is only confined to a small percentage of the area, but the visual impact is quite significant," she said.
Council Neighbourhood Planning chairwoman Amanda Cooper said the fact there were protest groups objecting to the plans showed the strategy was working.
Opposition planning spokesman Milton Dick said the plans had not lived up to their expectation of listening to residents' concerns.

We all know Brisbane is expanding due to population growth. How do you feel about these changes? Should we be developing Up (high-rises) or Out (more land released)? What's your preference?

Leave a comment. We'd love to hear your opinion.

More Efficiency Disclosures - This time for Commercial Office Buildings

2010-05-21T07:01:00.000+10:00

The following message is from Quinn & Scattini Lawyers:

Commercial real estate agents in particular should be aware that the Building Energy Efficiency Disclosure Bill 2010 (“the Bill”) has been introduced to the Commonwealth Parliament.

The Bill is intended to promote the disclosure of information about the energy efficiency of buildings. It introduces a mandatory disclosure scheme for corporate owners and head tenants of certain commercial office buildings with a net lettable area of more than 2000 square metres.

The owner or tenant must register a Building Energy Efficiency Certificate (“BEEC”) before it offers to sell or lease the building. The Building Energy Efficiency Register will be established as a central registry to register and hold records of all BEECs.

Any advertisements for the sale or lease of a building must contain the energy efficiency rating for that building.

The BEEC must disclose the following:-
1. The energy efficiency rating;
2. An assessment of energy efficiency of any lighting;
3. Guidance as to how the energy efficiency of the building may be improved.

The owner or tenant of certain buildings may apply for an exemption. Exemptions may be available where the building is used for police/ security operations or the characteristics of the building prevent an appropriate assessment or if the building falls into a class to be prescribed by the regulations as being exempt (likely to include new buildings and buildings that have had recent major refurbishments).

Penalties for non-compliance may be up to $110,000 for each breach.

It is likely that the legislation will commence on 1 July 2010 however the obligations imposed by the legislation will only commence on the implementation day (within 6 months of commencement).

There is also to be a transition period of 12 months from the implementation day which means that an owner or tenant can use an existing energy efficiency rating issued by a recognized issuing authority (such as NABERS) during this time in place of a BEEC.

If you would like to ask any question about this or any other similar issue, Richie Muir may be contacted on 3821 2766 between 8.00am to 5.00pm Monday to Friday or email rmuir@quinnscattini.com.au

Prepare for house prices to increase!

2010-05-20T10:41:00.003+10:00

Extract from Courier Mail article today:

TONY Abbott has accused the Rudd government of pushing up the cost of housing for young people through the proposed resource super-profits tax on quarry industries producing sand, gravel and cement.

At a quarry in Queensland yesterday, the Opposition Leader said "as things stand Labor's great big new tax is not just a tax on BHP and Rio and the other big companies, it's a tax on dozens, if not hundreds, of small family-run businesses, like this one, which are vital, absolutely vital, for Australians' everyday life".

"This is not just a tax on energy. It's a tax on building and it's a tax on food because this tax hits quarries, it hits phosphate. So, it really is a tax that will have ramifications for every Australian, ramifications for their jobs, ramifications for their retirement savings, ramifications for their daily cost of living," Mr Abbott said.

Mr Abbott said the proposed tax on quarrying meant the cost would "get passed on to Australian home builders, which is the last thing that anyone should want, but what we're seeing increasingly is that every day there is more evidence that this great big new tax is a disaster"..... (more)

In short, housing prices are either about to increase a little or a lot. For people planning to build their own home, now is the time.

Morpheus Property is helping home buyers to carefully select the right builder and help them navigate the maze of options, including where to build.

However, home buyers should heed the warning and lock in today's prices before they increase. To get help, buyers should call 1300 911 576.

Guy Clarke's Facebook page

2010-05-13T12:41:00.001+10:00

A Place to have fun, stay in touch with friends and family and to share information about life , love and business.

in reference to: Facebook | Guy Clarke (view on Google Sidewiki)

Do you know my ABC?

2010-05-11T10:54:00.006+10:00

Hi there!

Martyn Fleming here, your friendly buyer's agent!

As many of you already know, I'm a member of the ABC (Australian Business Club). Our ABC group meet every Tuesday at Northlakes. The objective is to grow our business through a variety of stratigies.

I'd like to take a moment to introduce you to my fellow members from both clubs. They are a very capable and lovely group of people and I'm sure they'll look after you. Feel free to ask me for more information, or make direct contact using the details below.

Accountant

Peter Schimana - Team Accounting Solutions

website --- email --- ph: 07 3897 6666 --- direct: 0407 588 739

Bookkeeping

Paul Outen - First Class Accounts

website --- email --- mb: 0413 161 396

Business Coach

Peter Burrows - Action Coach

website --- email --- ph: 07 3882 0500 -- mb: 0418 777 401

Cleaning - Commercial
Sean McNair - SMN Cleaning & Garden Care
website --- email --- mb: 0448 396 024

Computers - Sales and Repairs
Roger Beck - Your Mobile Computer Repair Specialist
website --- email --- mb: 0421 407 061

Detox & Beauty
Megan Summersford - Aqua Detox & Beauty
website --- email --- mb: 0421 519 090

Financial Planning
Mark Smith - FP Australia
website --- email --- mb: 0404 054 900

Graphic Artist

Leighton Wood - Nuance Studios
website --- email --- ph: 07 3869 0086 --- mb: 0412 711 860

Mortgage Broker
Ian Franklin - Franklin Financial Solutions
website --- email --- ph: 07 3161 8661 --- mb: 0431 235 333

Motor Vehicle - Broker
Paul Lye - Deals on Wheels
website --- email --- ph: 07 3408 9450 --- mb: 0417 744 808

Motor Vehicle - Mechanic
Criag Bell - J&C Auto Parts & Engines
website --- ph: 07 3883 1900 --- mb: 0408 736 804

Pest Control
Peter Dargusch - CDI Pest Control
website --- email --- ph: 1800 626 754

Plumbing
Ben Tull - Monster Plumbing
website --- email --- mb: 0433 156 815

Printer
Trish Osborne - Kwik Kopy, Geebung
website --- email --- ph: 07 3265 5366 --- mb: 0433 655 866

Real Estate Agent

Lemlei Le Velle - Ray White, Northlakes

website --- email --- mb: 0404 859 426

Signage

Derek Klette - Sign A Rama Brendale

website --- email --- ph: 07 3205 7720 --- mb: 0435 456 445

Telecommunications

Viral Shah - Brisbane North Communications

website --- email --- ph: 07 3623 0803 -- mb: 0410 549 689

4 x 4 Equipment

Mark Price - Opposite Lock

website --- email --- ph: 07 3252 1220 -- mb: 0438 289 600

To enquire more about ABC Australian Business Clubs, give me a call (0400 000 822) or call Julie Lye using the following details:

Networking

Julie Lye - ABC Australian Business Clubs

website --- email --- ph: 07 3408 9450 --- mb: 0417 744 808

Happy Networking!

"Bark worse than his bite"???

2010-05-07T15:40:00.004+10:00

Some buyers are led to believe that real estate agents look after people selling and buying property, while others make their allegiances a little clearer.

Below is a scanned leaflet that was left in my letterbox. It's designed to promote a specific agent / agency. As you can see, it has a picture of a terrier and claims, "I can get TOP PRICES for homes because I'm like a dog with a bone. Once I get the scent of a purchaser, I sink my teeth in and won't let go until they pay $Top Dollar$"

Perhaps not the most sophisticated approach I've seen, particularly the parting sentence, "You won't see me pooping on your footpath or your property!". However, it does reveal the true nature of how some real estate agent feel about buyers. Real estate agents are there to meet their legislative obligation (getting the best result for the vendor) and will use various means to do this.

The only people in the market place truly representing buyers are Exclusive Buyer's Agents. The typical services of a Buyer's Agent are to:

- Research

- Find property

- Analyse them in detail

- Negotiate on your behalf

- Coordinate the purchase through to settlement

Buyer's Agents offer you their skills and experience to help you get a better result. If you'd like to learn more about how a Buyer's Agent can help you, call 1300 911 576 and avoid the agent's bite!

How does the market decide price?

2010-05-05T22:46:00.001+10:00

From a macro level, interest rates, employment figures, supply and demand are all examples of things that have a bearing on property prices.

More locally, we need to consider things like infrastructure projects, commercial activity, new developments in the area. Those factors, which are close enough to have an impact on a property's price.

When it comes to the specific property, we look at the characteristics of the block of land and any improvements (including the building itself).

When we've identified a specific property, we expect that someone will buy the property within a certain price range. For example, we might look at a house and assess it to have a 98% probability that it will be bought for somewhere between $420,000 - $485,000 (there are always a few occasions where some buyers pay silly prices and baffle everyone).

This price range is influenced by a number of factors, but the following two are most relevant:

1/ How prepared and equipped are the people selling the property?

2/ How prepared and equipped are the people buying the property?

Any inequality and we start to see movement away from the median price. If the selling team has the advantage, we expect to see a property sold at a price above market value. If the buying team has the advantage, we expect to see the reverse - a below market value purchase.

Q: What are you doing to ensure you're not out-gunned when buying property?

A: Get an experienced Buyer's Agent on your team to stack the odds in your favour!

Appoint your Buyer's Agent by calling Morpheus Property today on 1300 911 576.

Yours in property.

An Investment Property "One Stop Shop"

2010-05-05T12:18:00.004+10:00

We all know investing in property is a great way to increase your wealth and achieve financial freedom. However, we also know buying property takes plenty of time and effort.

So, you've decided to take the plunge and buy your first investment property? Well done for making a first step in the right direction, but there's plenty to do!!

To begin with, you face hours of research on the internet, trawling through an lists of properties and visiting real estate agencies to try and find the best properties on the market. Then you'll spend weekends attending open for inspections (OFIs) and dealing with real estate agents. It's amazing how many investors cringe whenever they think of facing real estate agents and their hard-sell tactics.

After inspecting your short-list of properties, you're ready to place an offer and hopefully buy the #1 property on your list. The contract is exchanged about five times and all parties finally agree on price and conditions.

Once these negotiations are finalised, you have a contract going to settlement, but the work isn't over yet. You'll spend time finding the right professionals to help you turn this transaction into something that will earn you money.

These people will typically help you with finance, inspections, conveyancing, quantity surveying and property management. They all have their role to play and should be used to your greatest advantage. However, co-ordinating these people takes time and effort.

Wouldn't it be good to have one person, who could arrange all these services and do all the legwork for you?

We hear you!! In response, Morpheus Property have developed a One Stop Shop approach to buying property!

You'll have access to a high calibre team of experienced property specialists, co-ordinated by your Buyer's Agent. These people will make buying property a safe and smooth process, that won't demand late nights on your PC or weekends driving between inspections. In short, the Morpheus Property Team will ensure you get the right property for the right price and the whole process is kept nice and simple!!

You simply tell us that you'd like to buy an investment property, give us your budget and location and we'll do the rest!!

If you know of anyone short on time and needing to add that next investment property to their portfolio, get them to call us on 1300 911 576.

Buyer's or Seller's Market - Can we have it both ways?

2010-05-03T19:17:00.007+10:00

Firstly, what does it mean to be in either a Buyer's or Seller's Market?

In short:
- If the number of Buyers are greater than the Number of Sellers = Seller's Market

- If the number of Buyers are less than the Number of Sellers = Buyer's Market

Okay, now that little theory is out the way.. back to the question: "Can we have both active at the same time?" The simple and short answer to this question is 'Yes' "Why?" Because there are different pressures on the supply and demand equation, depending on which segment of the property market we're analysing.

For example, if there's a large infrastructure project in a commercial precinct, it might increase demand for warehouse and office space in the surrounding area. A large amount of buyers may push the warehouse segment of the property market into a "Seller's market". At the same time, there may be only a few buyers interested in retail property in the same area, due to low consumer confidence and slow retail activity, indicating a Buyer's market in that area. These conditions can exist within the very same area.

Alright! Now we understand how demand and supply can the market and that a Buyer's and Seller's market can co-exist at the same time, in the same area. How can we profit from this knowledge?

Let's imagine we're about to buy a commercial property for our investment portfolio, our choice of property type (retail vs warehouse) will make a significant impact on how we approach the buying task.

When buying, it's important to scan the market using impartial data, as this will determine the strategies that will and won't work during the search, analysis and negotiation processes.

To learn more about the buying conditions in your area and selecting the right property for your property portfolio, talk to your Buyers Agent at Morpheus Property - 1300 911 576.

Cross River Rail Study - Does this effect you?

2010-04-25T17:40:00.004+10:00

At Morpheus Property, we like to keep our eye on the impacts caused by infrastructure projects, large and small.

Brisbane's Cross River Rail is no small project and will have significant impact in the usual areas:

- land resumptions

- noise during and after construction

- changed traffic conditions

- increased demand on commercial premises

- improved amenity once complete

- potential changes to GFAs for property closer to new stations

In short, the project is looking into an area 19 kilometres long from Salisbury in the south to Wooloowin in the north, passing through Brisbane City and Bowen Hills. Given it having an impact on traffic in the CBD, it's probably relevant to most people in Brisbane, but it will obviously be more relevant to some than others.

Take a quick look at the area within scope of the study (image below) and assess for yourself whether this will have an impact on an area you currently own property or are considering buying. According to the project timelines, if it's given the green light, we should see construction start in a couple of years.

If you'd like to discuss this project and your property strategy with a property expert, contact Morpehus Property today on 1300 911 576.

Fund Raising for a Cure for Cancer - Tour for Cure

2010-03-09T10:57:00.008+10:00

RIDING TO CURE CANCER

Whilst at the last Terri Cooper networking Breakfast I met Paul Egan. He is about to do a huge bicycle ride to try to find a cure for cancer.

Many of us have had cancer touch our lives in one way or another. Some of you may have even had cancer, while others have lost family or friends to cancer.

Paul is out there trying to make a difference by riding 1400km's from Sydney to the Sunshine coast to help raise money for cancer research. I would ask that you consider helping too!

Have a look at the website http://www.mytourdecure.com.au/. I think you will be impressed by his guts and determination.

Paul is not only looking for donations. He would really appreciate your messages of support or personal stories about the way cancer has impacted your life. I will be following his ride at the Tour for Cure website http://www.mytourdecure.com.au/

Of course, the training and riding are just part of the challenge; The other is to raise sufficient funds to make a difference. You can donate by visiting the http://www.mytourdecure.com.au/. Any amount is welcome, and every donation is tax deductible.

Paying it forward
Morpheus Property

Tug of war between koalas and development

2010-03-04T13:24:00.004+10:00

Council warns of crowding

MORETON Bay residents will pay more for houses and live in more crowded suburbs under the State Government’s proposed koala protection plan, Moreton Bay Regional Council has warned.
Regional planning manager Peter Rawlinson told this week’s MBRC co-ordination committee meeting it could mean a shortfall of about 20,000 dwellings.
Mr Rawlinson said the urban footprint might not be big enough to accommodate growth and could force the State Government to look beyond it.
The draft South-East Queensland Koala Conservation State Planning Policy requires at least 30 per cent of land in the top five of 10 koala habitat categories to be preserved.
A council report said analysis of five of the most significant growth areas in the region Morayfield, Narangba east, Dakabin, Mango Hill and Griffin found that 80 per cent of those areas could not be developed under the protection plan. Cr Chris Whiting said he did not expect Deception Bay to be affected.
The report said to offset this loss more intense development in areas not covered by the plan might be needed.
Mayor Allan Sutherland questioned if the consequences would be accepted.

Source: Redcliffe Herald (4 March 2010)

If you're interested in learning more about the Koala protection zones, visit the Department of Environment and Resource Management's website for more details. http://tinyurl.com/ykn8dk8

To talk more about the potential implications this may have for your property investment or development project, call Morpheus Property on 1300 911 576.

The dams of SEQ are looking healthy

2010-03-03T12:59:00.009+10:00

Ever read a brief article making reference to dam levels in SEQ and would like to read more detail about historic trends, capacity of each dam, what they can be used for (recreation, etc)?

Check out the interactive map on the SEQWater website:

http://www.seqwater.com.au/public/dam-levels/interactive-map

You can select an individual dam and view it's vital statistics. You can also look at estimates of what the dam looks like in various states (from full to empty).

The following two diagrams are of Somerset Dam at 13% and 99%, although Somerset is currently at 103.3% and releasing into Wivenhoe Dam.

While we're having heavy rainfall, now is the time to pay attention to local flooding, water overflow, current road closures caused by flooding, how water travels through your local creeks (changes to infrastructure and local development can impact how well the creeks handle heavy rain).

Here are some pictures I took today of some of our local creeks:

a) Toombul: Air train overhead (connecting train to the Brisbane Airport). The construction in the distance is Airport Link. The conveyor belt to the left is for extracting dirt from the tunnel and looks something like a 3km roller-coaster.

b) Kedron: This is the same creek as in photo a), but the a few kilometres inland and where the Airport Link junction is at Kedron. From Kedron, the Airport Link tunnel turns right and follows the creek. This photos is looking West up the creek toward the construction work.

c) Kedron: The construction work at Kedron is channelling some of the creek's water carefully around some of the foundation work.

d) Kedron: Looking East. Local residents have witnessed waters that have crept up to the top of the banks and beyond, however, this is about as full as they usually get with heavy rain.

e) Little Cabbage Tree Creek, Aspley: Still heavy flow under Gympie Road, as we head North. However, the levels start to decline the further we travel away from the CBD. The south side of Brisbane has experienced more rain over the last week.

f) Zillmere Water Holes, Zillmere: These waters usually trickle down between the two rows of grass you can see in the middle. They're much higher now, but not interfering with anything just yet. The water is still well below the bridges.

TIP: Now is also a GREAT time to inspect a property where you're concerned about a leaking roof. This is as important for commercial as it is residential property.

If you're thinking of buying property, talk to Morpheus Property!! Call today on 1300 911 576.

Interest rates rise to 4%

2010-03-02T23:05:00.003+10:00

The following interest rate announcement from the RBA, resulted in three of the major banks lifting interest rates in step with the rate rise (including ANZ, CBA and St George). Two thirds of economists predicted the rate rise and there are more to come through 2010.

Australia raises interest rates to 4%
Australia's central bank has raised interest rates, for the fourth time since October, as it seeks to cool its growing economy.

The increase, to 4% from 3.75%, was widely expected by economists.

Australia was the only major economy to avoid recession, and the first to raise rates from 50-year lows as the economic crisis eased. It avoided the worst of the slump due to government spending and massive Chinese demand for its commodities.
The government had introduced a number of multi-billion dollar stimulus packages, including increased infrastructure spending and cash handouts to most Australians since the end of 2008 to lift consumer spending.
Following the latest rate rise, the Reserve Bank of Australia said: "With growth likely to be close to trend and inflation close to target over the coming year, it is appropriate for interest rates to be closer to average."
Australian Treasurer Wayne Swan said further rate increases must be expected.
"Rates can't stay at emergency levels forever," Mr Swan said. "Rate rises are an inevitable consequence of a recovering economy that is outperforming the rest of the world."
Australia's economy only contracted in the final three months of 2008.
It therefore avoided recession, which is generally defined as two consecutive quarters of negative growth.

Source: BBC News 02/03/2010

You are invited to join The Morpheus Property NRL 2010 Tipping Competition

2010-02-23T13:58:00.002+10:00

ONLY TWO & HALF WEEKS TO THE FIRST GAME! FEEL FREE TO FORWARD THIS EMAIL ON TO OTHERS! THE MORE THE MERRIER!

You are invited to join The Morpheus Property NRL 2010 Tipping Competition at http://www.OzTips.com

===================================================================
Comp Name: Morpheus Property Tipping Competition
Comp #: 205786
Comp Password: Morpheus
===================================================================

To join:

1) Go to http://www.OzTips.com

2) Click the 'REGISTER' button on the homepage and set-up a Login (if you don't already have one with OzTips).

3) Once you have successfully registered a Username and Password, click the 'JOIN A COMP' button.

4) Enter the Comp # and Comp Password details above.

5) That's it! Full instructions on how to Tip can be found on the website by clicking on the 'Help' link in the top header.

Yours in Property
Morpheus Property

BIS Shrapnel says, "Get ready for the next investment boom: Property"

2010-02-18T12:48:00.006+10:00

Article from The Australian today:

I KNOW we're barely out of the office market downturn, but I can't help thinking that the preconditions are being set for an investment boom this decade.
The current setback, plus risk-averse debt and equity markets, will continue to impede office development, setting up stock shortages and strong rises in rents and property values. It won't take long to forget the global crisis and the recent disaster in the property markets.
Meanwhile, the feeling of relief that the worst is over is giving way to cautious optimism. The yield correction that hit property prices is largely over. Attention is turning to leasing markets and tenant demand.
In Australia, the economic downturn was mainly financially driven rather than a real side investment-driven downturn.
Unlike other developed economies, we had a credit and equity squeeze rather than a financial crisis. Banks and investors ran from risk after the excesses of the financial engineering boom. Equity prices corrected. The downturn in the economy hit operating profits. But the financial system remained sound.
Property investment markets were hit hard, with the GFC triggering an unwinding of the preceding financial engineering-driven phase of gearing up and yield compression. And leasing markets faced reduced demand just as new supply was coming on. The extreme pressure we all felt early last year has now passed, with the damage not nearly as bad as most feared.
The economy is now clearly emerging from the recession that never was and the recovery has already begun. Confidence has picked up with a run of good news. Retail sales are still patchy since the household handouts, but consumption expenditure has passed its trough.
Strong infrastructure spending is cushioning weak business investment. Businesses have raised equity to reduce gearing, positioning them to start investing again.
Residential property has already rebounded and that will flow on to construction.
But it's not all sweetness and light. The high Australian dollar is damaging the competitiveness and viability of domestically produced tradeables industries, particularly manufacturing, tourism and other tradeable services. But mining, health, wholesale and retail trade, and professional and financial services are already picking up.
GDP growth is recovering from last calendar year's 0.8 per cent to an expected 2.6 per cent this year on the way to growth averaging between 3 and 4 per cent over the subsequent three years. Fortuitously, with pressure to reduce government budget deficits, private investment will take over from public investment as the engine of growth.
The Australian economy is on the threshold of a major cyclical upswing and the next five years will be strong. Underlying inflation remains stubbornly high, but is coming down slowly.
Our forecast is that cash rates will reach 6.5 per cent by the time the cycle matures.
Getting back to office markets, tenant demand is not an issue in a strong economy. Having stalled last year, employment has rebounded over the past five months, with growth of about 1.7 per cent through the year to January. Last year the impact of the downturn on unemployment was softened by companies reducing working hours rather than jobs. We expect employment to recover slowly as employers increase working hours before taking on new staff.
Improved confidence among tenants has led to some withdrawal of sub-lease space. Office leasing demand will improve from here. In some cities, there is still residual pre-GFC supply coming on. But new development has stopped.
The real point is that rents are too low to underwrite new development. While there is a logic for owner-occupiers to build while costs are low, irrespective of current financials, developers need a pretty good reason to build now even if they can get the finance. Some can build, but most won't.
Given lead times, supply will remain constrained for another three to four years at least. That means that improving demand will quickly absorb excess stock, leading to tightening vacancy rates and a shortage of stock.
Will we forget the lessons of the GFC? It won't take long. I can't help a comparison with the sharemarket collapse of 1987. The subsequent inflow of funds into property drove the 1989 boom. Low vacancy, tightening leasing markets, strongly rising rents, firming yields and strong property returns through the middle of this decade will attract investment capital. At BIS Shrapnel, we're looking at internal rates of return of about 20 per cent for Sydney and Melbourne commercial property over the next five years. That's extraordinary.
Frank Gelber is chief economist for BIS Shrapnel

To get a great investment property, contact Morpheus Property on 1300 911 576 to get your Buyer's Agent working on your behalf.

Getting familiar with contracts BEFORE you buy!

2010-02-16T14:39:00.005+10:00

The contract is the brief document that states who's buying the property and at what price. However, it also contains other very important conditions.

We always recommend you seek legal advice before signing any contract to buy property. Not only do most people do this, the Form 30c (pictured below) makes this point quite clearly. However, at Morpheus Property, we go one step further. We recommend you become familiar with standard contracts BEFORE a real estate agent even begins to draft one for you!!

Why?

Because this will help you understand how to negotiate effectively. When a real estate agent gives you their 'best of intentions' and assertions about the property, they're meaningless until they're written in your contract. Be prepared... sometimes, there will be misunderstandings or things will go wrong!! When things go wrong, all eyes will turn to your contract and you need to ensure you've protected yourself. Not only do the conditions need to exist in your contract, they need to be useful and legally enforceable.

The main areas to become familiar with (for the purposes of negotiation) are:

Excluded Fixtures
Included Chattels
Price and deposit handling
Finance and Building/Pest conditions
Special conditions

Take a look at the following blank REIQ contract and find the areas mentioned above.

If you have any questions about contracts and would like competent legal advice, contact us on 1300 911 576 and we'll refer you to a property legal specialist in your area.

GoogleMaps add "Drag and Drop" feature when looking for directions

2010-02-08T11:43:00.004+10:00

Do you use GoogleMaps?

If 'not', then move on, there's nothing to see.

I do and if you enjoy using Google Maps as well, you might be interested to see the subtle change they've made when using the 'Destination' feature (much like using a navigation tool).

Previously, GoogleMaps attempted to create the quickest route between two points. Now, they've included a very user-friendly drag and drop tool, that allows you to alter the route quickly and easily. Once you've modified the trip, GoogleMaps quickly re-calculates your trip time for you.

Give it a go! http://maps.google.com.au/

Nothing earth-shattering, but I do like sharing these little tips as I come across them.

Yours in property!

CM Article - 2 good reasons to use a Buyer's Agent

2010-02-06T23:29:00.002+10:00

There are two main points we can learn from this promotional article in the Courier Mail today.

1. Loose lips sink ships!
Be careful how much information you share with the agent (and / or the owner). The extra $200k mentioned could have been avoided if the investor were more tight-lipped about his intended purpose for the property. Your Buyer's Agent will ensure your information (especially the information detrimental to your bargaining position) will remain confidential.

2. Get "Savvy"!!
When buying in an unfamiliar area, there are dangers in failing to understand two critical elements:

* the market: Not only for interstate and overseas buyers, but also anyone who doesn't feel like doing the research necessary to ensure they're buying good value property without paying the 'ingorance' premium.
* regulations: Operating in a different state or country may present hidden traps without first seeking competent advice. Each country differs with duties, taxes, laws relating to finance, etc.

Your Buyer's Agent will ensure you're well informed of the applicable laws relating to your property purchase.

Solution: Get a Buyer's Agent to help you buy your property for the right price!!

Call us on 1300 911 576.

Buying property through Super!

2010-02-05T14:57:00.008+10:00

If you manage or are thinking of setting up your own superannuation fund, you may be interested in investing in property, either commercial or residential. However you need to be aware of the fundamental rules first before spending your hard-earned retirement money because if you get it wrong, the tax penalties can be horrendous!

Here are some key tips for Self Managed Super Funds

What they can’t do:

They generally can’t borrow money to invest i.e. they can’t participate in the tax benefits of negative gearing;

They can’t purchase residential property from member’s or associates of the fund;

What they can do:

They can purchase “business real property” (generally commercial property) from member’s or associates of the fund.

They can purchase any form of property (and other assets) from any-one other than a member or associate of the fund (i.e. the general public at large) provided the investment fits in with the Fund’s investment strategy.

More about Self Managed Super Funds

The benefits of holding property (and other investments) in your super fund as an investment are asset protection, lower tax rates on rental income, lower tax rates on capital gains if it is sold in the future and providing for a secure long-term investment.

You may also consider using your superannuation fund to acquire your future retirement property. So rather than waiting many years into the future, you could consider purchasing it now and when you retire, the superannuation fund transfers the property to you instead of cash. In the interim, it is recommended that the property be let to tenants at fair market value.

A self managed superannuation fund can have up-to 5 members so even if you personally don’t have enough super to invest, you could consider jointly investing with other family members or your business associates.

The options, and uses available to your superannuation fund are huge and the single greatest area of wealth creation and growth is superannuation. So don’t miss the opportunities, discuss how we can help you now.

(This blog has been provided by Team Accounting Solutions. It is general advice only and should not be relied upon without seeking independent advice).

To get competent advice about setting up your SMSF, contact Team Accounting Solutions:

Go to www.teamas.com.au;
Send an email to Team Accounting Solutions at peters@teamas.com.au; or
Call (07) 3897 6666

10 of the BEST and WORST suburbs in Brisbane: 1999 - 2009

2010-02-05T14:49:00.002+10:00

Here is a list of Brisbane suburbs experiencing the largest and smallest increases in median price.

The BEST

Median house price in 1999 compared with 2009, with the per centage increase

1 ROCKLEA: $75,000 in 1999 to $360,000 in 2009 - 380 per cent

2 INALA: $65,000 to $290,000 - 346.2 per cent

3 DARRA: $78,000 to $342,000 - 338.5 per cent

4 HAMILTON: $270,000 to $1,140,000 - 322.2 per cent

5 NORTHGATE: $125,800 to $488,875 - 288.6 per cent

6 FAIRFIELD: $149,600 to $580,000 - 287.7 per cent

7 CHERMSIDE: $116,828 to $447,000 - 282.6 per cent

8 MURARRIE: $120,000 to $457,000 - 280.8 per cent

9 SALISBURY: $110,000 to $415,000 - 277.3 per cent

10 WILSTON: $200,000 to $750,000 - 275 per cent

The WORST

Median house price in 1999 compared with 2009, with the per centage increase

1 BROOKFIELD: $330,000 in 1999 to $782,500 in 2009- 137.1 per cent

2 ROBERTSON: $258,000 to $620,000 - 140.3 per cent

3 INDOOROOPILLY: $250,000 to $605,000 - 142 per cent

4 ASCOT: $375,000 to $935,000 - 149.3 per cent

5 WESTLAKE: $219,500 to $547,500 - 149.4 per cent

6 BRIDGEMAN DOWNS: $248,000 to $620,000 - 150 per cent

7 MCDOWALL: $201,348 to $508,000 - 152.3 per cent

8 CARSELDINE: $185,000 to $475,000 - 156.8 per cent

9 KENMORE HILLS: $280,000 to $720,000 - 157.1 per cent

10 UPPER KEDRON: $205,000 to $530,000 - 158.5 per cent

Source: Brisbane Times

What does all this mean?

Well, let's be clear about what it doesn't mean. It doesn't mean that a suburb that performed poorly or well will continue this trend. In some instances, the reverse is true.

If you're considering buying in these areas, your best bet is to give your Buyer's Agent a call first on 1300 911 576 and find out why some will buck the trend and others continue on their current course.

Yours in property!

Alternative ways into the property market - #2

2010-01-23T22:06:00.000+10:00

You don’t have to go it alone to get into the property market, says the Real Estate Institute of Queensland.The REIQ says there are a number of options available for those who may not have the wherewithal to purchase a first or new home buy themselves.

We'll examine one option today - "Mum and dad finance"

Baby boomer parents are increasingly helping their children into the property market. Creative ways they are giving their children a "leg up" include co-buying where the parent(s) provide the equity and the children take responsibility for paying the debt.

The other arrangement is by way of a guarantee. The traditional bank guarantee has been replaced by a product that allows a parent to guarantee an amount to supplement the borrower's deposit.

The size of the guarantee can be limited to a specific amount which protects the parent from losing their home should the child default on the loan.

"While declining housing affordability is making it increasingly difficult for first home buyers, as the Queensland property market is taking a breather from its strong results of last year, opportunities currently exist for buyers who can afford to enter the market," Mr Molloy said.

If you are considering this path, please talk to us about getting reputable legal advice. We deal with exceptional property lawyers and can help ensure you get the best advice. Contact us on 1300 911 576 or send us an email at enquiries@morpheusproperty.com.au.

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DIY Buyers get the help they need!

2010-01-22T13:51:00.005+10:00

Morpheus Property has launched a new service, which is designed to assist buyers 'do property, properly'.

Buyer's Agents at Morpheus Property have seen buyers (who are not their clients) make tragic and costly mistakes when buying property.

Think of buying property as a minefield where the property sits on the other side. Some DIY buyers manage to leap onto every mine in their path. Others only manage to leap on one mine, but one mine can be devastating on its own!

Of course, the learning experience can be invaluable, but it can also be quite costly. Not only can buyers lose money on the purchase, but it can delay their growth in equity and the financial freedom that comes from using property as leverage for your investments.

Using the Morpheus Mentor's programme, DIY Buyers can draw on the expertise of a seasoned Buyer's Agent. Your Morpheus Mentor will help you successfully navigate through the minefield and make sure you have no regrets with your next property purchase. What's involved?

3 hour educational component - $1,650

- a one-on-one session with an experienced Buyer's Agent

- your DIY Buying workbook

- define your property purchase objective

- define an approach to achieve the objective

- a proven process guide to ensure you don't miss a step

- examples of where the most common mistakes are made and how to avoid them

- an action plan with templates to enter your progress

Phone and email support - $200/month

- access your Buyer's Agent to get advice as you need it

- only pay for the support you need

To find out more, contact Morpheus Property on 1300 911 576 or send an email to enquiries@morpheusproperty.com.au.

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Slow start to Auction results in 2010

2010-01-21T17:28:00.000+10:00

Figures from RP Data showing only a handful of auction results for the week ending 17th January 2010.

Buyer's Agents at Morpheus Property have already represented clients at auctions and they were very poorly attended. When a property gets a poor response at auction, it can present a great buying opportunity for those seeking below market value (BMV) purchases.

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SMH: Consumers shrug off rate rises

2010-01-20T14:10:00.001+10:00

An interest rate rise in February is looking more likely as consumers shrug off recent rate increases.

The news comes as Prime Minister Kevin Rudd warns voters to expect spending cuts as the labour market continues to mend.

But Australians appear to be unperturbed about rate rises in October, November and December, the Westpac-Melbourne Institute survey showed.

The monthly barometer of consumer sentiment jumped 5.6 per cent in January, with respondents even sunnier when asked about their economic expectations for 2010.

On the downside, the experts are warning home borrowers to expect a rate rise in February, when the Reserve Bank returns from holidays.

"The bank will be keen to move monetary settings back to a level where interest rates are no longer stimulatory for the economy," Westpac chief economist Bill Evans said, adding rates could rise another two times before June.

The prime minister was also urging consumers to expect some pain as he foreshadowed budget cuts.

"It is crucial that as a nation, we sustain fiscal discipline as we confront the long-term challenge of an ageing population," he said on Tuesday night.

"Some of the steps we must take to ensure fiscal sustainability will not be popular, but they will pay dividends over the longer term."

The coalition's finance spokesman Barnaby Joyce was sceptical about Mr Rudd's pledge to rein in spending.

"It's like the town drunk saying after one of the biggest binges in the history of the alley, 'I'm now going to revert back to the temperance league'," Senator Joyce told ABC Radio.

Responding to the charge, Treasurer Wayne Swan reiterated that Labor planned to cap spending and return the budget to surplus.

As Labor defends its stimulus package, the labour market continues to recover.

The government's skilled vacancies index rose by 1.1 per cent in January, the seventh successive monthly increase.

Westpac's Mr Evans believes unemployment has peaked at 5.5 per cent.

In another sign of an economic comeback, official residential building and home renovations data improved in the September quarter.

But the official figures were taken before the recent run of rate rises.

The government's first home buyer grant has since been scaled back to $7,000.

While the news is good, Housing Industry Association chief economist Harley Dale is worried about the effect rate rises could have on the construction sector.

"It remains unclear whether the recovery can gather legs beyond this year," he said.

The Reserve Bank is due to meet again on February 2, with most economists expecting the 3.75 per cent cash rate to rise again.

Source: Sydney Morning Herald

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Alternative ways into the property market - #1

2010-01-17T22:00:00.002+10:00

You don’t have to go it alone to get into the property market, says the Real Estate Institute of Queensland. The REIQ says there are a number of options available for those who may not have the wherewithal to purchase a first or new home buy themselves.

We'll examine one option today - "Co-buying"

One option is Co-buying - also known as shared ownership, joint ownership or co-ownership.

This is when two or more people decide to spread the financial burden and buy a property together. Parents are buying with their children; siblings are buying together, as are friends, extended family members, even colleagues.

By joining forces, you can afford somewhere bigger, better and sooner than you could alone.

For investors, the obvious advantages include the reduction in capital required, the reduction in other associated costs involved in buying a property - and as a result - the reduced risk, especially when better locations can be made more accessible.

"It is important to remember that a mortgage mate, a co-buyer or a co-investor is in essence a partner. There are significant legal and financial obligations to consider and plenty of due diligence is called for," REIQ managing director Dan Molloy said.

"It is vital that all parties have the same intentions and goals and a legally prepared document - such as a Deed of Trust - is advisable for anyone entering into a co-buying arrangement."

If you are considering this path, please talk to us about getting reputable legal advice. We deal with exceptional property lawyers and can help ensure you get the best advice. Contact us on 1300 911 576 or send us an email at enquiries@morpheusproperty.com.au.

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An alternative to your bank!

2010-01-16T21:54:00.000+10:00

I've heard many stories from people who have approached their bank, credit union or building society for a home loan, only to be declined due to their self-employed status, being new to the country or a poor credit history.

They'll often say, "Save an extra $50k and we'll see you in 2 years time" or words to that effect. Obviously, it's not in their best interest for you to shop around for an alternative solution, but there may be a better option for you.

There are lenders (slightly fewer than there were about 3 years ago) who can help with what are called non-conforming or "low doc" loans. The interest rate, LVR and LMI for these loans may be higher, but if it gets you into a property and you continue to make regular payments, you can switch lenders a couple of years down the track. Be careful though, as you still need to operate well with this level of debt and the risk profile of your occupation, etc. Don't make the mistake of over-committing!!

If the 2010/2011 growth predictions are accurate, it's a good time to own your home. This is the point of the cycle where people make their money.

If you want to talk about these options with a qualified finance professional, we can help. Call us on 1300 911 576.

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Disclosure to Buyers - Have you EVER heard this?

2010-01-15T20:53:00.001+10:00

Here's an interesting quote from the Property Agents and Motor Dealers (Real Estate Agency Practice Code of Conduct) Regulation 2001.

I'd be curious to know how many buyers have received this disclosure. I'm becoming alarmed by the number of agents who have a "Buyer's Representative" or worse, a "Buyer's Agent" in their office. This is a blatant abuse of trust and is designed to lower your guard and illicit information you wouldn't normally release.

During a property deal, you may be introduced to someone like this. You'll notice this often evolves into a good cop, bad cop routine where 'your representative' attempts to gain your trust in the struggle against your seller's representative. Just to be clear, they're both your advisaries and you need to be careful with what you say to either of them. As the legislation points out, all information you disclose may reach the vendor or be used against you throughout the purchase process.

Buyer Beware!

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Do your research!!

2010-01-14T19:21:00.000+10:00

There are three main levels you should be examining a property when buying:

- Location

- Block of land

- Building

It's not by accident that these are listed in this order. You'll notice they are in descending order of what influences the capital growth of your property. The old adage, 'location, location, location' is still as relevant today as when the famous saying was first uttered. The difficulty many people have is in assessing how this does and will relate to capital growth over time. The same can be said for the block of land and building.

When looking into a property, it's not only important to understand it's value, but to ensure the property compares well against your property purchase objective (why you want to buy the property). For each property you examine, write down your findings and be as comprehensive and impartial as possible. I also recommend seeking the most reliable source of information relating to each. Don't rely on the real estate agent for all your answers.

At Morpheus Property, we MPA Reports for buyers who want peace of mind and competent advice before they buy. An MPA Report compares your needs to information we research about the target property. The information is collated by your Buyer's Agent from a wide variety of sources, including a site inspection, real estate databases, council databases, various websites, the real estate agent (although not much emphasis is placed on this source), etc. We then compare and make recommendations about a good buying price and how that might be achieved.

For example, for a block of land (second component), we look at things like:

size
shape
orientation
slope
views / aspects
privacy
breeze exposure
easements
zoning
DCP
heritage
flood records

Early discovery can save you plenty of time and money before you go to contract, spending money on a building & pest inspector, conveyancing, etc.

If you would like to order a report for your property, contact us on 1300 911 576. If you would like to see a free sample, send an email to mpa@morpheusproperty.com.au

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"Gazumping" and how to avoid it!

2010-01-13T15:18:00.003+10:00

How does this occur?

You like a property, so you make an offer. Before the seller accepts your offer, the seller may entertain offers from other parties. If another offer is made, you have been "gazumped".

What happens if I get gazumped?

If you are gazumped, you will almost always be given the chance to match or better the offer. You may also be given a form to sign, saying you acknowledge this to be the case. Obviously, you want to avoid any competition when negotiating the price on a property, but this isn't always possible. Your attempt to better your offer should consider what's important to the vendor. I would emphasize any positive attributes about you as a buyer, such as the certainty of the deal, ability to be flexible with settlement time frames, etc.

What if the seller verbally agreed to a price?

Firstly, it's important to understand what needs to be in place for a property contract to be binding. All property contracts MUST be in writing and signed by both parties. What does this mean for our written offers? Have you heard the saying, "Verbal offers are worth the paper they're written on"? Well, that's what they're worth - nothing!

More on verbal offers.

One of the traps many buyers fall into is believing they have weeks to secure a property, so they engage in verbal offers which draws out the process. What most people don't realise is that vendors rarely hear about the initial offers, and it's often just banter between agents and buyers. During these exchanges, the agent is learning more and more about you as a buyer. Many buyers don't realise they're revealing their price point without realising it.

Other traps?

Agents are required to submit all oral or written offers to their sellers. However, there is sometimes a time quantum involved that exposes your risk of gazumping. I was once told by an agent that her practice was to not present an offer for 2 weeks in the hope of getting further offers and increasing the price. Of course, S11 of the Real Estate Agency Practice Code of Conduct requiring that agents, "...must immediately communicate to the client each expression of interest, whether written or oral, about the sale unless the seller has given written instructions not to, e.g. below a certain price or not in writing.

Solution?

Here are a couple of tips to avoid being gazumped and what to do if you are gazumped:
1/ ONLY make written offers.

2/ Never make sequential offers. Some agents will take your written offer, then ask you to submit a better offer without any written response from the vendor. Before you submit your offer, tell the agent that you only want to entertain written responses. That is, get the vendor to either accept or counter-sign the contract. This keeps the process alive.

3/ Specify a time frame for the vendor to respond. I usually specify a 24 hour response, unless there's a reason for delay (such as deceased estate with multiple beneficiaries and the logistics to get signatures will take time), in which case 48 hours might be more reasonable.

4/ Add a letter to your written offer, which highlights the reasons why a vendor should choose your offer over any other. The letter should mention things like the finance pre-approval, certainty of the deal, ability to be flexible with settlement time frames, etc. When writing this letter, it's also worthwhile considering the agent's position. The agent will be motivated to make a sale (certainty is usually more valuable to them compared to change in commission caused by a $5,000 change in price).

5/ Be likeable. If you come across as professional with a warm personality, the sellers may pick you over the other buyer if the offers are quite comparable. This can come across through your letter, but also in your general dealings with the agent.

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Price Baiting before auctions - How are they getting around this?

2010-01-12T08:22:00.001+10:00

When a property is advertised for auction, real estate agents aren't supposed to give any indication of the price the owners are likely to accept. Advertising with a suggested price bracket or lower limit is referred to as 'price baiting' and this practice is not allowed. For futher reading on this, take a look at the guidelines for auctions published by the REIA.

Now we've establishd what should happen, but how is 'price baiting' still occurring?

Okay, there are the blatently obvious ways. For example, if you work your way through auction listings on the web, it won't take long before you come across an auction listing with a price next to it. I just did a quick search of Brisbane auctions and the 5th listing had a price of $389,000. The other blatently obvious method is where a buyer asks the agent.

However, there are also more subtle ways.

Example:
As you know, a property may be sold by private treaty (standard contract negotiations) or by auction. When an agent starts a marketing campaign, their client may advertise it for sale by private treaty and nominate a price (your typical ad, "House for Sale - $850,000". After a week, the vendor can opt to go to auction instead. As soon as this happens, breadcrumbs are left behind to offer the same effect as price baiting. Mission accomplished!

As always, buyer's beware!

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Gateway Upgrade Project (GUP) - What's happening?

2010-01-11T17:25:00.001+10:00

For anyone who travels regularly over the Gateway Bridge, you'll be pleased to know the end's in sight. Personally, I can't wait to cycle over the bridge once it's ready to go!! : )

Anyway, here's a quick project update released today describing construction activity for the Gateway Upgrade Project from the project team (Queensland Motorways and Leighton Abigroup JV):

GATEWAY BRIDGES

Installation of the bridge fittings including safety screens, bridge parapets, drainage, and service connections continue for the new Gateway Bridge.

Works associated with the pedestrian and cycle path on the eastern side of the new bridge are progressing. Construction of the park under the Gateway bridges has commenced with drainage and earthworks.

Picture right: The installation of safety screens on top of the bridge parapets.

SOUTHERN SECTION

12km Gateway Motorway upgrade between Lytton Road and Mt Gravatt-Capalaba Road.

Lytton Road area, Murarrie: Construction of the northbound Lytton Road abutment retaining wall continues and construction of the new Port of Brisbane Motorway off-ramp is ongoing, including earthworks, drainage, pier protection, retaining walls and pavements. Mid January southbound traffic will be switched onto the temporary carriageway under Lytton Road to allow the reconstruction of the existing Motorway. Pavement and drainage works will progress in the old toll plaza area.

Bulimba Creek to Wynnum Road, Tingalpa: Completion of the expansion joints on the Bulimba Creek bridge have been rescheduled to February.

Wynnum Road, Tingalpa to Old Cleveland Road, Carindale:

Earthworks and stormwater drainage installations on the northbound carriageway are progressing with pavement construction scheduled to commence in late January. Widening of the existing culvert south of Wynnum Road has commenced.

Meadowlands Road bridge, Belmont: Construction of the foundations for the next stage of the new Meadowlands Road bridge are ongoing.

Old Cleveland Road, Carindale to Mt Gravatt-Capalaba Road, Mackenzie: Open grade asphalt surfacing and line marking on the northbound carriageway is scheduled to commence this month. Miscellaneous works to complete this section of the project are ongoing.

Due to safety and traffic considerations some works must be undertaken at night. There may be some noise associated with these operations however construction personnel will endeavour,

wherever possible, to mitigate any impacts.

NORTHERN SECTION – ONGOING WORKS

Gateway Bridge to just south of Nudgee Road

The new 7km Gateway Motorway opened in July 2009. As part of a staged construction, ongoing changes will continue in the northern section of the project. Current works include:

· Construction of a new pedestrian and cycle path between Lavarack Avenue and Kingsford Smith Drive (Eagle Farm) is ongoing, which will eventually connect with the facility on the new Gateway Bridge.

Source: http://www.gatewayupgradeproject.com.au/asp/index.asp

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Discussing article: "Pre-nup changes a boon for lawyers"

2010-01-11T14:57:00.001+10:00

ABS figures show that about 40% of marriages in Australia can be expected to end in divorce. This is a touchy subject for many people, but it's certainly worth understanding the impacts of a divorce and what's likely to happen to your assets and income.

This is particularly the case for partners with very uneven financial contributions to a relationship. If you've developed a portfolio with 30 properties prior to meeting someone, is it worth putting an agreement in place to protect your wealth accumulation?

Although recent changes to pre-nup laws make it easier and more enforceable, the courts still have the final say. This means agreements won't always hold up, but they can help.

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