Delays to construction commencing can happen for a number of reasons .Usually its as a result of continued inclement weather or if the developer is unable to commence immediately owing to insufficient sales, not as yet satisfying the criteria for a construction loan. So its prudent to ask an agent are there sufficient sales to start building and if so when is construction anticipated to start and complete?
Any imagery shown on a render or within promotional material needs to be indicative of a finished product. The contract of sale you approve also has the specifications for your townhome or apartment . Its worth noting that these may not include specific brand model numbers as often appliances have been discontinued prior to it being necessary for a builder to place an order. There is a substitution clause within most off the plan contracts of sale which allows the developer to provide you with “like for like” The developer or Project Manager should advise you of this, should this occur during the construction period.
Before proceeding on any off the plan purchase it’s a good idea to take prior advice on the rights and responsibilities afforded to you within any off the plan contract of sale. As an example changes such as an alteration to a plan of sub division affecting common areas must now be bought to your attention prior to the settlement period. Speak to your legal professional.
Most developments (particularly boutique in size) will allow a purchaser to make a limited number of changes, allowing you to bespoke your purchase to your own taste and designs. Be careful however, as not all developments will allow changes so it’s important you discuss your options with the selling sales person at an early date. Permissible changes will usually be either be cost neutral (i.e. substituting “like for like”) or at the purchasers cost for each of their requested upgrades.
Your 10 % deposit (cash or bank guarantee) will be held in trust by the vendor’s legal representative with accrued interest being paid to the vendor at settlement. Some developers may consider a shared arrangement which should be discussed with the sales agents at the time your ready to proceed. Once the initial deposit is paid, there are no additional progress payments required until the balance at settlement.
Typically floor plans and price lists are only available in hard form at either one of our display suites or at Marshall White Projects offices located at 1111 High Street, Armadale (Cnr Huntingtower Rd) . Floor plans will have a scale allowing you to measure off rooms, ensuring your chosen off the plan purchase is suited to your buying requirements.
Most off the plan contracts of sale will have a “sunset clause” or “registration period” which defines the length of time where both the vendor and purchaser are bound to the contract of sale. Usually this period ranges anywhere from 24 to 60 months. Whilst this length of time is typically longer than the actual construction period, these conditions are typically a requirement of the developer’s lending policy, necessary to getting the project started.
Whilst we currently enjoy a real estate market of relative stability, there are no guarantees of the markets continued performance during your buildings construction . In an environment of market decline or a rise in interest rates, you are still expected to complete your purchase at settlement. Should this create difficulties, then it’s crucial you speak to your Marshall White Projects sales representative at an early date to discuss alternative finance arrangements or to your legal representative regarding your options in nominating your sale well before you’ve been called to settle.
The owner corporation’s fees are determined by the owner’s corporation manager. These quarterly amounts should be provided to you by your Marshall White Projects salesperson, setting out your contribution to communal items such as ongoing maintenance of the common areas, building and public liability insurance.
The opportunity to buy brand new property is always exciting, particularly when you have the ability to input some of your own tastes and designs. Around the location of Marshall White Offices, namely Boorondara , Stonnington and Bayside, apartments and townhomes are typically an affordable entry into these areas where the median house price can be out of reach for singles or professional couples. Also, depending on your status as either a first home buyer, off shore purchaser (FIRB) or owner occupier, there can significant stamp duty savings for buying prior to construction commencing. Discuss your own situation with your legal professional or tax advisor.
Depreciation benefits are only applicable for investors. A quantity surveyor will prepare a depreciation schedule, allowing significant depreciation benefits to be offset against your taxable income. For advice relative to your own personal circumstances we recommended speaking to your tax professional.
All inclusions are detailed within the contract of sale. You should check these carefully prior to going ahead ensuring the expected inclusions are fully detailed. Note however that typically items such as curtains or blinds are not included for an of the plan sale.
We recommend receiving advice from your own legal professional. Purchasing off the plan can be a relatively straight forward process if your fully informed from the start.
It’s not unusual that popular developments will have one or two price increases during the selling period. We recommend speaking to our Marshall White Projects sales people as soon as you become aware a new projects launching and reserve your prime position at one of our many VIP launches during the year.
A project manager or developer should send out regular construction updates during your new properties construction period. Alternatively you may be directed to the developers dedicated website with information and pictures of your new purchase under construction. It is important you have your finance in place at an early date and respond promptly to a request for a final inspection from either the developer or a developer appointed settlement company.
Prior to entering into a contract of sale for an off the plan purchase, you should discuss your individual financing requirements with your lender. Marshall White Projects can also assist with recommendations for finance, allowing you to secure an option best suited to you. Usually three to four months from a forecast completion you should speak to your lender again ensuring they are ready to assist you meet your settlement commitments.
Any contract of sale for residential property (including an off the plan purchase) provides the purchaser (only) with a three day cooling off period. These are three working days expiring midnight on the third day. You should be aware however there is a penalty of .2% of the purchase price given to the vendor should you subsequently withdraw (in writing) after exchange .It’s always prudent to do all your homework prior to entering into a contract of sale.
For contracts entered into for buying or building a new home valued up to $750,000 on and from 1 July 2017 until 30 June 2020, you may be eligible for a First Home Owner Grant (FHOG).
With an off the plan property, the total contract price must not exceed $750,000 to be eligible.
If you are eligible for the FHOG and the home you are buying is in regional Victoria, you may receive $20,000. If the home is not in regional Victoria, the grant is $10,000.
Your new home can be a house, townhouse, apartment, unit or similar, but it must be valued at $750,000 or less and be the first sale of the property as residential premises. It cannot be an investment property or a holiday house.
However, for the stamp duty exemption/concession this is determined by the dutiable value for an off the plan property. The dutiable value must be below $600,000 for the exemption, and a first home buyer duty concession is also available for a principle place of residence with a dutiable value from $600,001 to $750,000.
For further information, please visit www.sro.vic.gov.au/first-home-owner