Posts Tagged ‘investment property’

Self Managed Super Fund Loans

February 20th, 2011 11 Comments
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SMSF investorDo you have approximately $150,000 in your Superannuation? If you do, you may be eligible for a Self-managed superannuation fund (SMSF) loan to purchase real estate with your Super!

A vast number of major mortgage brokers and bank managers do not understand SMSF Loans as they are complex and they do not deal with them on a daily basis. This means that errors can be made, and loans declined purely because of their lack of understanding; as such it is strongly advised that you seek expert advice when considering Self Managed Super Fund borrowing.

There are also significant differences between policy and pricing between different banks, so speaking to a specialist mortgage broker such as The Home Loan Experts will ease the confusion that you would face dealing with the different financial institutions directly. You can find out more about their services on their Self Managed Super Fund Loan information page.

What are the benefits to borrowing in your fund?

Since the Superannuation Industry Supervision Act 1993 (SIS ACT) was amended in September of 2007, Funds now have the ability to borrow for Property Investments. This allows DIY Super Funds to take advantage of the same benefits as regular property investors.

Below are some of the benefits available to SMSF loans: (Please note: SMSF loans are also commonly referred to as Warrant Trust Loans, Instalment Warrants or SMSF Trust Loans.)

  • Reduces tax rate on rental income to 15%
  • Tax advantages on sale of investment property
  • Super Funds are able to purchase property worth more than it’s available funds through the benefit of gearing
  • You can use income from the security to help pay off the loan
  • Extensive tax deductions can be claimed by the Super Fund
  • Funds receive all income and capital growth, even if the property has not been paid off as yet
  • Superannuation assets are secure, as the lender does not have recourse to the SMSF’s other assets in the event of default

How do I purchase a property with my SMSF?

Self-managed Superannuation Funds can choose any type of property as investment; these investment properties include Commercial, Residential, Holiday Units and Retail. However, you must ensure that the property complies with the SIS ACT, the SMSF’s overall investment strategy (Superannuation funds must have a written investment strategy in place), and that the Fund has sufficient equity to complete the purchase.

Here are some basic guidelines as to how a SMSF purchases a property: (Please Note: The SMSF must purchase property from an unrelated party. Purchases must be at arm’s length.)

  • Establish your SMSF – The Trust Deed establishing the fund must have the power to Purchase Real Estate, Borrow Money, and Mortgage Property to secure payment of that borrowing
  • Obtain a loan approval – it is recommended to obtain a Pre-Approval on your Superannuation Fund before paying your deposit
  • Establish the property Trust Deed – this is something that your accountant or financial adviser will need to create. It is also important that the SMSF Trustee itself is not the Property Trustee, nor are the individual member of the SMSF are to act as Property Trustee – as this will breach the regulations of the SIS ACT
  • Exchange of Contract – deposit to be paid from Superannuation Fund
  • Formal Approval – Once Valuation on security is completed the lender will issue a Formal Approval
  • Loan Documents Issued – The lender will have their solicitor prepare loan documents and issue to you
  • Settlement – On completion of the purchase the Property Trustee mortgages the property to the lender

How is the loan structured?

The property itself is owned by a security trustee. You can click on the below picture for a detailed flowchart of how the mortgage & ownership of the property will be setup.

SMSF Trust Structure

What are the features of a Super Fund Loan?

  • Members of the SMSF are unable to reside in the investment residential property – however they can do so after retirement, providing it is transferred from the SMSF before hand
  • The lender has no recourse to the other assets of the Super Fund, providing the SMSF with absolute protection for its other assets
  • The Super Fund receives the income from the investment property
  • The legal owner of the real estate will be the Property Trustee
  • The beneficial owner of the real estate is the Super Fund
  • The Fund can make any adjustments to the property as it sees fit (e.g. Lease, renovate, repair, or sell) providing this is in conjunction with the loan terms
  • The SMSF has the ability to reduce or pay out the loan at any time (subject to the terms and conditions of the lender and loan)
  • After the loan is repaid to the lender the legal ownership of the security will be transferred to the Super Fund – repayments of the loan are made from the SMSF

Compare Lenders

Below is a quick comparison of the policies used by some the major lenders we deal with for super fund loans:

Lender 1:

  • Repayments: Principal & Interest
  • Loan Term: 30 years (residential), 15 years (commercial)
  • Maximum loan size: $4,000,000
  • Maximum LVR: 80% (residential), 65% (commercial)
  • Security: Residential or commercial

Lender 2:

  • Repayments: Principal & Interest
  • Loan Term: 25 years (residential), 15 years (commercial / rural)
  • Maximum loan size: $5,000,000
  • Maximum LVR: 80% (residential), 60% (commercial), 50% (rural)
  • Security: Residential, commercial or rural

Lender 3:

  • Repayments: Principal & Interest (fixed rates available)
  • Loan Term: 30 years (residential)
  • Maximum loan size: $500,000
  • Maximum LVR: 80% (residential)
  • Security: Residential

Seeking advice – how important is it really?

There are number of rules and regulations regarding establishing a Self-Managed Superannuation Fund and planning for your retirement.

As such it is highly recommended that you seek professional advice by selecting a qualified accountant, and a specialist mortgage broker. You can find out more about borrowing in your super fund the Home Loan Experts SMSF Trust Loan page.

It goes without saying that you should obtain professional tax and legal advice before establishing your own Super Fund, purchasing a property in a fund or applying for a mortgage with your fund.

90% Home Loans for Investments

April 15th, 2010 No Comments
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Investments, Home LoansInvesting in a foreign country is always risky.  The business and mortgage practices are different, and you are not familiar with how stable that country is.  For ‘would be’ investors in Australia there are a host of possible opportunities for purchasing real estate that can really earn you back your investment and make you some profits.

This means that you may require our help in deciding which property should be a worthwhile purchase. With so many options available it can become very confusing. What is even more confusing is the range and variety of lenders who may try to take advantage of the limited knowledge as a new investor in a foreign land. This can be avoided by working with us as we have contacts with many trusted banks and lenders that we can tailor fit a 90% home loan for you.

Due to the fact that it is a 90% home loan the investor would of course be required to deposit a certain amount in order to have your home loan approved.  Without the deposit you will generally not be allowed to get a loan.  However, in some exceptional circumstances where other property is likewise mortgaged, there is a good chance that you will be able to get a good deal on the loan.

The nice thing about the 90% loan is that you need not have genuine savings available to apply for it and get approved.  A gift from a relative will do in order to do away with the requirement of genuine savings.  You may need a gift letter to encourage the banks to approve the loan, but this is a generally accepted practice.

Some would like the possibility of getting a 100% home loan, and this is very possible only if some other person is willing to act as guarantor of the person applying for the loan.  With the help of a guarantor, finally deciding on the 90% home loan would be much easier.

Purchase Australian Property with FIRB Approval

April 15th, 2010 No Comments
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There are a lot of instances when purchasing property in Australia has its benefits.  This is true whether you are a foreigner or an Australian citizen.  Investing in property and real estate and Australia is often low risk as value of property is constantly on the rise.

However certain steps must be taken before a loan can be made.  First and foremost Foreign Investment Regulatory Board (FIRB) approval is often necessary unless you fall under the exceptions.  There are several exceptions.

First and foremost an Australian citizen living approval does not need FIRB approval.  Where your spouse is Australian, and you are purchasing a house to live in as joint tenants you likewise need not ask for FIRB approval.  Residents of New Zealand are likewise exempt, and if you hold a permanent resident visa you need not seek any approval.

Temporary residents on the other hand are exempt when purchasing single blocks of vacant land, or new dwellings.  Purchasing a second hand dwelling to live in is also exempt, or even purchasing new dwelling as long as they are pre approved to be sold to foreign citizens.

If you fall within these exemptions, that is one less process to worry about.

Whether or not you need FIRB approval is one thing, while another item for those trying to get a loan is how much of a loan they can get.  Australian citizens living abroad can generally get up to 95% LVR with LMI.  This is the same maximum for those with foreign spouses either working abroad or working in Australia.  Temporary residents working in Australia on the other hand can get up to 85% LVR, while foreign nationals who live and work abroad can get up to 80% of the total property value.

Investing and buying real estate is a genuine opportunity to make a wise investment.  As long as all the requirements such as FIRB approval and the necessary documents are submitted, it shouldn’t be hard at all for a foreigner to get a loan to purchase the property they would like in Australia.

90% Home Loans For Your Loan Requirements

April 5th, 2010 No Comments
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Would you like a home loan that can cover up to 90% of your home loan costs, with several flexible options? Are you looking for a loan that can be used for a variety of different needs? If so then look no further than a 90% home loan. This type of loan can be used in different ways from purchasing a new home, to covering renovation costs, to possible real estate investments.
This loan is also offered in many different packages. There is the basic loan with no frills, and no annual fees, with the lowest interest rates. You can also opt for a loan with a fixed or variable interest rate, if the basic loan does not appeal to you. For those seeking a more flexible and more functional loan, and do not mind additional costs and interest, a line of credit loan is likewise available. Generally these can be paid in 10 years, and depending on the type of loan you choose, there may be applicable administrative fees. All these products can be covered by the 90% loan, so at least you are not limited in your choices and the loan can be tailored to what is best for your particular situation.
Our expertise is loans that deal with home purchases, and we have in depth experience in this field. With our knowledge, we have the confidence that will be able to help you get the best loan package available. With respect to the 90% home loan, our product variety can ensure that we can get you the best deals possible for this type of loan.
Whether your purpose for a loan is to buy your first home or to purchase an investment property, we are able to find a way to cater for your needs. So enquire now on how to get the best deals on a 90% home loan.

Renovate with Equity Loans

March 26th, 2010 No Comments
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For those who have fully paid their home loan mortgage, you would think there is not much more to worry about, and you are all set for the future.  However, this is often not the case.  Homes, like people, age, and need a bit of fixing here and there from time to time.  The problem is we often do not save for these regular or major repairs that should be expected as the property is used on a daily basis.  What happens is we end up with a house that is indeed fully paid, but is badly in need of repairs and restoration.

Thankfully, the common scenario is that as homes age, the property value goes up.  Just like good wine, properties that are situated in good neighborhoods and good areas value tend to go up.  Now when the property value goes up then you should be qualified for an equity loan.  The property to be used as equity will be your current home, and the basis will be your homes current value.  Hence, with an equity loan you can make the renovations and repairs needed to keep your home feeling fresh and new.

Remember that an equity loan can likewise be used in other ways.  With the money that you get from an equity loan you can purchase another property, and this could be for investment purposes.  Hence, in addition to making possible renovations easier on the pocket, equity loans can open the door to savvy businessmen who can earn more income through the use of an equity loan.

The problem is not many banks and lenders are willing to grant an equity loan.  There are some out there who are willing to take the risk just to give you a chance to fix up your house.  For more information on how to get an equity loan, its advantages and disadvantages, it would be best to consult the experts on loans.  With their help, it will be much easier to decide whether or not an equity loan is right for you, and whether or not the timing of the sale is good or not.