Let the haggling begin!

When does a cheeky offer become a silly one, or – even worse – an insulting one? That’s the question that needs to be the first you ask yourself if you decide that you are going to offer less than the asking price. The last thing you need to do is to rush in with guns blazing and offend anyone. Neither, however, do you want to pay any more than you have to…

Each country has a different take on the thorny issue of exactly how much lower you should offer than the asking price. Here’s where a really good local estate agent could advise you. An agent with extensive knowledge of both the rules and regulations of the property laws plus of the local vendors is worth their weight in gold. They will know local price trends and they will also have a good insight as to how the property game is played in their neck of the woods.

Both the vendor and estate agents need to know that you are a serious buyer and not just wasting their time so it is important to get organised before you make an offer. If you have all your ducks in a row in terms of what is needed to buy - things like a bank account opened, a mortgage agreed to in principle, a good Experian credit reference to hand - they will be far more likely to take an offer from you seriously. Even if it is lower than another offer they may receive, the fact that the sale will probably go through quickly will weigh in your favour.

Another thing to bear in mind is that, although the vendor may not be prepared to accept a lower offer, they may well be prepared to consider other incentives to encourage you to buy. Things such as paying your closing costs, landscaping your garden, providing white goods in the kitchen…if you don’t ask, you don’t get!

Remember, if you are buying from a Brit who will be moving the proceeds of the sale back to the UK, the exchange rate from euros into sterling may be more favourable than when they bought so they can perhaps afford to drop their price and still make a profit…

The recession meant that a lot of buyers got their fingers burnt, buying at the top of the market and seeing the value of their properties plummet.

What does this mean to you?

It means that as a buyer you may be a fairly rare species and that fact allows you to haggle. It also means that you need to consider your purchase carefully. You don’t want to be one of those buyers with burnt fingers!

So…to summarise:

1. Leave your British reserve at the door! Remember, after the sale, you may never see either the estate agent or the vendor again. You are not trying to make a new best friend…

2. Do your research before you set foot abroad. Try and get a feel for possible prices, the state of the market etc.

3. Make sure that you have all those irritating bits of paperwork tied up BEFORE you start looking if at all possible and that you are ready to sign a deal immediately (gives massive bargain power to be able to move fast)

4. Get your finances set up so that you know exactly what you want to spend. This should include all purchase costs

5. Then, by all means put in an offer, but make it a sensible one

6. Best case scenario would be that you do this acting under advice from a local estate agent who has a handle on the local market

7. If your offer is rejected, try to get other incentives to sweeten the sale

Good luck!

Kim
The Overseas Guides Company
http://www.Overseasbuyingguide.com

Researching and Choosing a Good Developer

When buying a property abroad it’s possible to buy from a developer that provides bad service, is unauthorised to build property and leaves town with all your money. It’s also possible to find a good developer that builds a property on time, to specification and within the budget requested. And then there are all the other developers that fall somewhere in between!

There are three stages to choosing a good developer. However, many buyers are either unaware of, or simply skip, the first two stages. Failure to spend time on stages 1 and 2 dramatically increases the likelihood of serious problems later on in the buying process.

Stage 1: Research the property market and get an understanding of who’s who regarding developers.

Stage 2: Pick a good developer and take actions that will increase your likelihood for a smooth purchase process.

Stage 3: Sign a contract of sale with your chosen developer.

Starting with stage 1, it is very important to get a good understanding of the property market and the various developers that contribute to that market. There are some very shoddy developers out there that should be avoided at all costs; however, if you don’t know the market, or the players in that market, it’s difficult to determine exactly who is good and who’s not so good.

To ensure that you find a good developer there are several things you should consider before determining the developer for you. Below I’ve listed 5 actions you can take. However, I must stress at this point that the ultimate action to be taken is to do your homework, get information from a variety of resources and never, ever rush into anything!

1. If possible, move into rented accommodation BEFORE you plan to buy. Living with and talking to people in shops, restaurants or during a walk on the beach will give you a very good idea about reputable developers as opposed to the not so good. In smaller towns everybody knows everybody else, and conversations often centre on the wonderful weather, a new restaurant that comes highly recommended…or the latest property scandal. Simply spending time in the area that you’re interested in can provide you with all sorts of important, indeed essential, information.

2. Search the Internet for expats in your town or city of choice and you’ll find various forums and groups that discuss a multitude of issues. Some forums highlight poor practices and name and shame shoddy developers. Others provide testimonials of purchases that went swimmingly well! Reading the forums will help you to determine the developers to instantly cross from your list and those that can be considered ‘maybe’s’.

3. Consider using an estate agent as they have a certain amount of leverage over developers. The last thing an agent wants is hassle, thus many tend to work with developers that have a good reputation and provide a good product. If the developer decides to cause problems, the agent often has the upper hand by threatening to withdraw future business unless the developer complies with the needs and wants of the agent and buyer.

4. View many different developers in many different areas to get a comprehensive idea as to property styles, prices and value for money. Some developers will charge €10,000 to €30,000 more for the same spec property than other developers – it pays to shop around and get to know the developers that inflate their prices.

5. Look for projects from developers that adhere to any and all building regulations – you need to know at the outset what those are and that they are conforming to them.

In addition to Stage 1, you’ll want to pick a developer and take actions that will increase your likelihood for a smooth purchase process. You may want to consider some of the following actions:

- Visit a couple of the developers’ previous projects, knock on doors and talk to the previous buyers. Ask them what problems they had, what went well, what could have been improved. Also ask them if they have any advice for you.

- Force the developer to comply with your requirements by retaining a solicitor independent of the developer who will ensure that your contract that has clauses inserted to protect you. Also make sure that the developer’s financial staged payments (stipulated in the contract of sale) require you to pay according to completion of milestones not simply by dates in the calendar. Some people have had to pay almost the full cost without a brick being laid if they omitted this step!

- Buy a bond or take out insurance. Yes, it costs money, but it does mean that you are covered if the developer goes bust or there are any major issues with the build.

- Interview the prospective developer: ask them for testimonials and enquire about the amount of successful projects they’ve completed (to time, to budget and within specification). You can also ask about their customer service and after-sales follow up. What is their complaints process? Do they assist with setting up bank accounts, getting mortgages, getting the water and electric bills set up?

The key points: eliminate the bad developers and find out who’s who in the world of developers (Stage 1), seek out a developer that has a past record of happy buyers and research various options that increase the likelihood of success (Stage 2) and then finally it’s time to sign a contract of sale that protects you, with a developer that has a good reputation (Stage 3).

All this said, the majority of buyers fly over for a holiday or a 3-day inspection trip and fail completely to do any research at all. They get caught up in the wonderful atmosphere, become emotional about living the dream and make uninformed decisions about something that could potentially affect the rest of their lives. Don’t make this mistake! Take responsibility for the entire buying journey, do your homework, don’t rush into anything and set yourself up for success.

Kim

The Overseas Guides Company
http://www.Overseasbuyingguide.com

A currency strategy – why on earth would someone need this?

Simple really. When you buy a UK property you know exactly how much you will need to pay for the property and as such you can plan accordingly.

With a foreign property you will have to pay in another currency; for example euros or US dollars, which means changing sterling into that currency at a specific exchange rate. However, that exchange rate moves every minute of the day and sometimes the movement can be quite dramatic. You will have used the rate on the day that you first thought of buying…If the exchange rate moves against you, you can suddenly find that you need a lot more sterling to buy your foreign currency and pay for your property than you had originally envisaged.

Hence the need for a currency strategy which will allow you to target exchange rates, focus on timing and secure a favourable exchange rate when available. The currency strategy will take a lot of the risk of increased costs out of the equation and at the same time reduce stress which is always welcome!

The best way to develop a currency strategy is to talk to a currency expert and discuss all the different permutations that are available to you. You will then be able to make an informed decision about your currency transaction thus minimising your costs…and your stress level.

Get your free currency report from Smart Currency Exchange at: http://www.Smartcurrencyexchange.com/freereport1.htm

Kim
The Overseas Guides Company
http://www.Overseasbuyingguide.com

What is the cost of living looking like?

It’s no secret that the cost of living varies dramatically between countries. For instance, every country that has joined the EU has seen it’s cost of living rise quite dramatically…but then they have also seen their standard of living rise too so I suppose it’s a case of swings and roundabouts.

When you decided to emigrate I am sure that you looked at costs, including those to buy property and to move, but did you factor in the day to day cost of living? This can make quite a difference in your life style, to where you live and how you live. It would take more space than I have here to discuss each and every country in detail, but I have a few pointers that you may like to think about.

Food
In many countries, although food can be costly in the main cities it is usually much cheaper in more rural areas. You may also find that there you will be able to buy fresh produce locally, which will dramatically reduce the bills. My colleague Alexis, who has a home in France, visits the local weekly market to buy fruit and vegetables and says that the savings are quite dramatic. However it bears remembering that in, say, Greece, the islands - although many are rural - are sometimes more expensive as goods have to be shipped in. These are the things that you need to find out in advance and factor into your plans before you buy.

Utilities
The costs will vary, depending on the size of your home, how many people live there and where you are located. There may, however, be more than one provider and perhaps a comparison exercise would throw up a cheaper provider. A word to the wise here: my son has a far cheaper telephone line than mine, but there is always a problem with it…what’s the use of that? Best case scenario is that you chat to a local.

Schooling
You may find that free State schooling is available. But how good is it? And do you need to live in a more expensive or a rural area to access a better school? In South Africa for instance there are only a handful of State run schools that are rated as acceptable…and private schools really cost. This is the sort of thing that a good estate agent can give you the low-down on.

Health
You need to do your research here. Is there a State health care system that residents can use? If not you will need to pay for healthcare and this can prove very expensive. It is essential to check this out before committing yourself as this can be a deal breaker.

Transport
Costs can vary tremendously. You need to check this out carefully. In Johannesburg, South Africa, for instance - which is the country I know best – there is virtually no public transport system at all. I had a bad car accident and no longer wished to drive, and it is not safe to walk…problem! Also, if one partner works and one cares for the children then you need two cars…and this cost needs to be factored in. Plus registration, insurance, fuel, garaging…

So you can see that ‘cost of living’ actually means the cost of living YOUR life. There may well be some things that are non-negotiable but there may be other things that you can compromise on in order to exchange your present life for one that you perceive to be better. The point is that you need to do your sums and take all the factors into account before deciding exactly where you are going to put your roots down.

Good luck – and please let us help you. We at the OGC Resource Centre have spoken to hundreds of folk like yourselves who are planning a move abroad. And also, sadly, those who have returned, having found that all was not as they thought it would be. Let us share our expertise with you – just phone 0207 898 0549 and have a chat.

Kim Brown
The Overseas Guides Company
http://www.Overseasbuyingguide.com

Renting your holiday home out for some extra cash?

You may have bought a property abroad to stay yourself during holidays. You may however from time to time consider renting it out. Here are a few vital tips to remember:


1. Think about employing someone to make sure the gardens and the pool are kept looking immaculate. There is nothing more off-putting than a dirty pool and a messy garden. You will need to factor in an extra cost for someone to keep on top of maintenance if you are not there to do it yourself.


2. It is essential that bathrooms and kitchens are clean and well stocked. Inexpensive and easy to replace cutlery, crockery and glassware are essential in the kitchen plus toilet paper and towels in the bathroom.


3. If your property is suitable for families, most now expect there to be a washing machine - and a dishwasher is necessary too. Would you want to spend half your time washing by hand or washing up after each meal when on holiday?


4. Get a decent kitchen stove. My preference is for an electric stove – people can’t leave the gas on and cause an explosion.


5. When renting out, remove all objects that are precious to you. Trust me, they will be the things that get broken first – sod’s law! Many people put a lock on a cupboard or a loft and put all valuables safely hidden away.


6. Furniture should be strong, solid and robust. Ikea type is great, but ‘cheap as chips’ will probably turn out to be false economy.


7. You know how many people can stay in the house – in fact, when you rent it out you will no doubt specify this. Make sure there are enough chairs, crockery etc for the number of people that will be renting.


8. Spend a little extra on strong, firm yet comfortable mattresses. There is nothing like a really good, comfortable night’s sleep to make someone hasten to return or to recommend your property to friends and family.


9. Create an area and attractions guide. You’ll want to map out where the best pubs and restaurants are plus all the unmissable walks…This is just the sort of thing that makes people return time after time.


10. Throw in a welcome pack for each visitor; supply basic essentials like milk and bread together with some details of nearby shops, doctors, garages etc. Adding a bottle of the local wine cost very little but it will really endear you to your guest! (Letting agents will do this for you in you are not around)


11. You need to make sure that you are fully insured for visitors in your rental property. This is an absolute must.


12. Always ask for testimonials and feedback. That way you can correct any shortcomings and promote you property to prospective renters.


If you want a home with these qualities already built in, then I suggest you run them by your estate agent from the beginning of your search if you have not yet bought. And if you need any help just call the OGC Resource Team 0207 898 0549 - there is no cost or obligation to use our recommendations.



Kim Brown

The Overseas Guides Company

http://www.overseasbuyingguide.com/

Setting your intention to by overseas

The first step to buying overseas is to consider your options and to formalise your intentions. These may change or you may head off in another direction, but at least you’re organising your thoughts. So, if you are in the very early stages of thinking about buying overseas but are not quite sure where to go from there, or who to turn to for advice, settle down for a good read and let’s begin at the beginning.

Take the time to create a specific intention detailing what you would ideally like to achieve. For example, if you’re going to buy a holiday home, what would be the perfect property and the perfect location? If you’re buying for investment purposes, how much money do you want to make over and above the mortgage payments? At this stage, you may be totally off the mark about what is available – or indeed possible – but you need to start somewhere. Have a look at a few brief points below and see if you can start by answering some of them:

- Any idea of which area or region you are interested in?

- Town or countryside?

- What sort and size of house?

- An old house or a new build?

- How big a garden/terrace?

- Distance from shops/restaurants?

And what about answers to these questions?

- Distance from airport?

- Will you renovate or redecorate?

- What do other family members want?

- How soon do you want to get the ball rolling?

- How much time to you want to spend at the property?

- When would you like to have the property?

- How would you feel once you get your property?

- If you were to think of the ideal scenario, what would it look like? Don’t be afraid to let your imagination run wild.

Once you’ve had a chance to mull your intentions around in your head, write them down. This will allow you to start your search and successfully do your research! After you’ve determined your budget, done a few sums, researched information and gathered data from a variety of sources, you’ll then be in a position to think about accurately setting an objective.

The more time you take to really get to grips with what you want, why you want it and when you want to achieve it, the easier it will be for you to achieve you ambitions. Many people set off not knowing what they want and end up getting something that is not really ‘perfect’. With a bit of time for day dreaming and a log of your notes, you’ll set yourself up for a better outcome than just ‘winging it’.



Kim Brown
The Overseas Guides Company
http://www.Overseasbuyingguide.com

How to find an independent solicitor or lawyer

When buying a property abroad, you’ll want to make sure that the contract of sale protects you, your money and your future property. With this in mind, it is absolutely essential that you get an independent and legally registered solicitor. However, doing this is not always as easy as you would think.

When you have decided on your property, it’s quite common for the developer or estate agent to simply take you to a solicitor who will handle the legal aspects of the purchase. This solicitor is often the same one that represents the property company - or one of a few that the agents send all their clients to.

Quite clearly, going to the solicitor who works for the property company creates a serious conflict of interest. If you were buying a home in the UK you would never consider buying a property from, say, Barratt Homes and then asking their solicitor to draw up your contract – would you? No – you would get your own solicitor to ensure that the correct searches are completed, that the contract protects you and the whole process is legally compliant.

Alternatively, going to an ‘independent’ solicitor the agent recommends means there is a good chance that the lawyers are beholden to the agent for future business…not good news for you.

In some countries it’s illegal for solicitors to advertise their services so they rely heavily on word-of-mouth and property agent recommendations. And because there are usually quite a few lawyers, many agents or developers choose to work with those who make sure the sale goes through easily and smoothly and works to their benefit.

Unfortunately, neither situation is good for the property buyer.

Buying in a foreign country does mean that if you choose to find a solicitor on your own, chances are they may be linked to your developer or agent anyway without you even knowing it. To avoid this some ex-pat organisations recommend that Brits choose a solicitor outside the area of purchase. By doing so, you’ll have more chance that your legal representative will do the right thing rather than bow to the needs and pressure of local developers.

In the UK, it is standard practice for your solicitor to work for your protection, but abroad it may be a case of ‘if you don’t ask, you don’t get’, especially if the solicitor is protecting the agent’s interests rather than yours. You need to remember too that you have the right to get your solicitor to insert any clause in your purchase contract that you deem reasonable. The developer/agent may or may not be happy with your requests, but it is your right to ask for what you want. Consider asking for the following:

- Protection against late delivery – ensure there is a hefty penalty charge for every month the property is late

- Make sure you can get your money back immediately if there is a situation where building permission is not granted

- Ask for freedom to sell the property at any time

- Dictate that the developer must insure the property against fire, earthquake and any foreseeable risk during the build

- Request there is a maximum fee for cancellation agreements (currently developers charge whatever they want!)

To conclude, there may be no foolproof way to find an ‘independent’ solicitor abroad, but there are definitely actions you can take to get as close as is humanly possible!

Never just take people at their word; do your own homework and your own research.

Just because lawyers in the UK have a high level of standards and ethics, don’t assume that it’s necessarily the same abroad. Not that I am implying that all solicitors abroad are not honest, but there is no doubt that some owe an allegiance to agents and /or developers and thus will not necessarily give you the protection that you need.

Kim Brown
The Overseas Guides Company
http://www.Overseasbuyingguide.com

The Overseas Guides Company - a reader's story

Brian Dorey, along with many other British expats, has chosen to buy a home abroad for the most commonly cited reason: the sunny climate. But he also investigated the financial implications and discovered that there is no wealth tax on local or foreign investments plus taxes are lower on income too, all of which was very attractive. Altogether this seemed a very promising start and, when added to the fact that property is cheaper where he chose than in many other popular Mediterranean countries, Brian decided it was ‘all systems go’.

So began a really thorough search for his dream property. Brian takes up the tale: “Having searched the internet, I found a Buying Guide website where purchased the detailed, helpful guide and subscribed to the free newsletters offered. It was amazingly easy using the tips and suggestions to define my requirements and to establish my strategy for what I really wanted.

“Once I had made use of the network of friendly and helpful associate available through the website, everything fell into place” he continues. “This, despite some very attractive but potentially risky alternatives which I could have easily been tempted into, had I not had a plan to keep me on track.”

Brian had made the decision to buy a resale property instead of a new build option fairly early on: “I came to learn from the very minor maintenance aspects I encountered that I couldn't possibly have contended with the major stress and frustration of dealing with developers, the changing schedules or contentious deeds and planning problems” explains Brian.

Brian finally purchased a lovely villa in a village that has grown to be a very vibrant and welcoming while still retaining its charm, with a population of many nationalities, the majority of whom are either local or British ex pats. “Everyone I've met has been very friendly and helpful” comments Brian. “Funnily enough, all my immediate neighbours are also Brits and those I've met have been very kind. I couldn't have properly maintained my pool and garden plants at a distance without their ongoing help.”

The vendors that Brian purchased the property from are having a home built and Brian is considering renting the property to them until completion of their property. The decision as to whether to rent out the property on an ongoing basis has yet to be taken. “It was bought primarily as a retirement retreat, away from the UK and its wasteful tax regimes” Brian confides. “I have determined I definitely will not rent it out on a long-term basis - I don’t want to be prevented from occupying my home for long periods. I am still trying to decide on shorter letting periods” he adds.

Paying for the property from monies in the UK became the next issue. Scanning the Internet, Brian had seen much information on currency companies and their expertise in transferring currency and he decided to investigate this option. Talking to traders, he found that not only were their exchange rates far better than his high street bank but that transfer costs were often eliminated too.

“I contacted the currency company and found that it was very easy to set up an account with them and they were very helpful and accommodating. For instance, one of my banks would only allow me electronic transactions of up to £10K per day, so it took a lot of days to send some £170K! However, all was completed smoothly and on time – they helped me no end to achive my ambitions,” Brian recalls. ”I have now successfully purchased a unique property, which I believe I will enjoy during my future retirement in a friendly and more attractive climate than the UK.”

Contact the Overseas Guides Company for help with your Overseas dream on 0207 898 0549

Kim Brown
The Overseas Guides Company
http://www.overseasguidescompany.com

How to recognise a good estate agent

I have lost count of the number of estate agents I have spoken to and here’s the really strange thing. You would think that, in these economically challenging times, service and efficiency would be their mantra wouldn’t you? But not so with many that I have spoken to or dealt with.

I still believe that the best way to go about looking for a property is with a good, reliable and local property agent – but how do you tell the good from the bad?

My son is toying with the idea of buying a small flat in London and asked me to have a look at a few flats on his behalf. “Could we make it over the weekend?” I asked the agent. In South Africa, where I lived for years, this is the busiest period of an agent’s week – after all, most people buying a property actually work. “No”, was the dismissive reply, “we don’t work weekends”. I was absolutely outraged – what am I paying them commission for if they won’t accommodate my needs?

ANYWAY, after that little rant, what exactly sets a good agent apart from a bad one?

1. Telephone manners: If I had to name my pet hate, it would be when I phone a business and I sit for hours pushing buttons and just plan hanging on. I want immediate attention and, if there is no one who can attend to me immediately, I want my number taken and a return call with 15 minutes. The end…

2. Dependability: If someone says they will call me back, I want them to do so. If they say they will send me a few property details to look at, I must receive them within a short time. If I can’t depend upon them on the small things, how on earth can I trust them with thousands of pounds of my money?

3. A good website: Today there really is no excuse not to have a clear, concise website with lots of properties of all sizes and shapes. The site should be error free – if they can’t be bothered to check how they are perceived by others then they have no pride in themselves or their company. And I want a little extra: an agent I know writes a monthly blog telling of exactly what’s going on in their area – in this case, in Corfu. It makes a huge difference – you feel you know both the place and the person before you even get out there.

4. Honesty: Finally, but most importantly, they must be upfront and honest. Yes, it may take months before you get a phone installed. No, you don’t have access to the Internet yet in that area…do you really want to find out this kind of thing afterwards? Obviously not. It seems to me to be so short-sighted, as a few chats to locals will reveal the truth, and if they lie about small things then you’d be crazy to trust them in the big things – right?

I know this all sounds very obvious, but what I have found is that many people become a little distracted when buying abroad. Things that they would not hesitate to insist upon in the UK seem to escape their notice. Remember, this is not a new best friend that you need to be afraid of offending, this is purely a business relationship and you need to protect yourself against any possible misunderstandings or, even worse, shortcomings in your new property.

Good luck – and remember that help in the form of the OGC is at hand if you need it.

Kim Brown
The Overseas Guides Company
http://www.overseasbuyingguide.com

Final checks before buying a property

I feel that some points are worth expanding on: I have this mental picture of someone taking YOU for a ride and me, too late, wishing that I had warned you, or elaborated
on something...

Here are a few thoughts that flitted through my mind about the final checks that you should be making before you sign your contract and commit yourself irrevocably.

Don't lose sight of the fact that you purchase the property accepting the condition that it is in on completion or on the date you sign your contract. Make sure that you are aware of anything that might have changed between the signing of the preliminary contract and completion or the final contract. If you are not in the country, get someone you REALLY trust to check this out for you.

It is important to check that nothing has been damaged in any way, for example by storms, earthquakes, vandals or the previous owner. If you have a lawyer or are buying through
an estate agent they should accompany you on this visit.

Also, do a final inventory check to make sure that you have everything that was included in the price. Do check that the appliances have not been substituted for cheaper models, that any fixtures and fittings such as light fittings and curtains purchased are still in place and that the garden is in the same state as when you first viewed it. One of my friends was startled to find that, when she moved in, all plats in the garden had been removed!

If you find that anything is missing or damaged, act immediately, before the final payment is made. If needs be, get your lawyer to delay the signing of the deed until you are completely happy. It will be almost impossible to get redress and satisfaction later. If you leave it too late and need to take this to the courts to get redress, years may elapse before something is done about it – if at all.


Until next time...


Kim
The Overseas Guides Company
http://www.Overseasbuyingguide.com

Viewing trips

I am often asked about Inspection trips, so here are my thought on this sometimes contentious matter!

Once you know your objective, have set a budget, decided upon the area that you’re interested in and understand the process, you should then make arrangements to visit. The longer you can stay the better. There are all sorts of packages that property companies offer; some even help to pay your flights and accommodation – yes, the ‘inspection trip’.

Inspection trips can vary considerably from agent to agent. There are some that are prepared to pay for a client to inspect their properties, paying for flights and accommodation. Others offer a rebated trip and deduct the expenses should the client end up buying a property.

Some go the route of one of my favourite agents in Southern Crete. They don't fund inspection trips per se but organise viewings and take as long as people need, usually a day or so, but it can be longer, as part of their service. They encourage people to first drive around themselves, as the ‘where’ is the hardest thing to decide upon. Once this is independently decided, then generally the property presents itself. Generally people then book time with them, are taken to the office, chat about what they want, are shown some property pictures and then driven around to different areas and properties they have chosen.

One of the biggest property developers has a different take on the matter: they ask for a £1000 reservation fee up front once the client has decided that they like the look of one of their properties. Then there is a ten day ‘cooling off’ period, in which time it is advisable to actually go and view the property. You can reclaim the money within that time if you decide not to go through with a sale.
They expect clients to pay their own air fare but will provide accommodation for 2 nights – in other words, it could be a three day stay. The price of the air fare (with a maximum of £200 each) will be deducted from the price of the final cost of the property once the deposit has been received should you buy through them and the £1000 will also go towards the price…sounds fair to me.

I asked yet another of the agents that I recommend and he tells me that by “inspection trip” they do not mean a two week holiday at their expense. They have conditions, which they explain to the potential buyer upfront, that include a rule of no more than 2 nights/3 day’s accommodation and the airfare pegged at economy class for no more than 2 persons.

“Any entourage of fan wavers, case carriers and general hangers on is just not catered for” he added…!

So...it’s up to you. Just remember this: deciding on which estate agent to use is one of the most important decisions you will make, and you need to be able to walk away if you decide that they are not to your liking or they are showing you unsuitable properties. This can be difficult to do if you are in an overseas country at their expense…

Give the OGC Resource Team a call. They are there to help you with this and many other things too: 0207 898 0549


Kim
The Overseas Guides Company
http://www.Overseasbuyingguide.com

Tips on researching the developer or estate agent you intend using

Are you intending to use an estate agent or developer when buying your property abroad? If so, it is of primary importance that you use a professional company with impeccable credentials – but how exactly how do you set about checking on that? Here are a few ideas I have put together for you:

Start by asking the developer or agent the following questions:

1. How long have you been in business? If it’s under 5 years, you might want to proceed with caution. The younger the company the higher the risk that they’re not able to
compete with the long standing companies and/or offer a complete service.

2. How many properties do you build or sell per year? From 1 – 50, they are a small developer/agent and the good developers offer a proper client service. Small companies
are easy to work with as you know exactly who to call if there is a problem. From 50 – 150, they are a medium sized developer/agent and for the most part the service is similar to the small company.

Regarding developers that build over 150 - they are considered large and can sometimes be a bit impersonal, but you can usually rest assured that they know what they’re doing! Just
make sure that you will be provided with someone that is responsible and accountable for your property and that you have their direct contact details.

3. Do you always finish your projects on time or, if a project does go past the completion date, what do you do to compensate the buyer? You don’t want a developer/agent that says the build will be completed in January and it actually finishes in May!

Make sure you investigate and find out if they stick to their word or, in the case of an agent, you want to make sure that they are recommending developers that do what they say they’re going to do. And find out how they will compensate you if timelines drag on!

4. Do you have testimonials or can I meet some of your past buyers? Ask for testimonials and/or any feedback you can from people that have already purchased from the
developer/agent.

5. What are the financial options? Most new builds start with a 5 -10% deposit and then you pay the rest in stages. Furthermore, many developers are flexible when it comes to
the amount you need to pay and when so it’s worth the time and effort to get a breakdown from each developer. When comparing different developers the financial element is
usually a key component to the decision making process.

6. What other services can you help us with? Can the developer/agent help you with mortgages, solicitors, furniture packs and so forth? And what about the after-sales package: do they help you to get your new property up and running?

Obviously the one thing that you need to do is to talk to a previous client\: chat to locals and see what the opinion seems to be. Ask them if you can speak to a previous client – and be very wary if they seem reluctant to let you do this.

I hope it all goes well for you.


Kim
The Overseas Guides Company
http://www.Overseasbuyingguide.com

Renting your holiday home out for some extra cash?

One of my blog readers dropped me a line a few days ago. She had been thinking of buying abroad but, with the current financial conditions, she has been thinking more and more of renting. Many people are feeling the same way: I chatted about decorating your rental home abroad – here are some vital tips to remember if you ARE going to be renting your property out:

1. Think about employing someone to make sure the gardens and the pool are kept immaculate. There is nothing more off-putting than a dirty pool and a messy garden. You will need to factor in an extra cost for someone to keep on top of maintenance if you are not there to do it yourself

2. It is essential that bathrooms and kitchens are clean and well stocked. Inexpensive and easy to replace cutlery, crockery and glassware are essential in the kitchen plus toilet paper and towels in the bathroom

3. If your property is suitable for families, most now expect there to be a washing machine - and a dishwasher is necessary too. Would you want to spend half your time washing by hand or washing up after each meal when on holiday?

4. Get a decent kitchen stove. My preference is for an electric stove – people can’t leave the gas on and cause an explosion

5. When renting out, remove all objects that are precious to you. Trust me, they will be the things that get broken first – sod’s law!

6. You know how many people can stay in the house – in fact, when you rent it out you will no doubt specify this. Make sure there are enough chairs, crockery etc for the number of people that will be renting.

7. Create an area and attractions guide. You’ll want to map out where the best pubs and restaurants are plus all the unmissable walks…This is just the sort of thing that makes people return time after time

8. Throw in a welcome pack for each visitor; supply basic essentials like milk and bread together with some details of nearby shops, doctors, garages etc. Adding a bottle of the local wine costs very little but it will really impress guests. Letting agents or helpful neighbours/friends can do this for you in you are not around

9. You need to make sure that you are fully insured for visitors in your rental property

10. Always ask for testimonials and feedback. That way you can correct any shortcomings and promote your property to prospective renters.

If you want a home with these qualities already built in, then I suggest you run them by your estate agent from the beginning of your search if you have not yet bought. And if you need any just call the OGC Resource Team 0207 898 0549 - there is no cost or obligation to use our recommendations.

Kim
The Overseas Guides Company
http://www.Overseasbuyingguide.com

Decorating your investment home abroad to maximum effect

Times are hard, but the fact remains that hundreds of thousands of Brits own homes abroad. And as times get harder, more people are looking to recoup some of the money spent on buying not only their investment property but also that lovely holiday home that they bought in the good times.
But this is presenting a problem of its own: with many more rental properties on the market, how do you set your property apart from literally hundreds of others?

The trick is to make your property a relaxing place to escape to – a place that soothes and restores the spirit in these restless times. And how exactly do you achieve this?

For many, the choice of décor revolves around where the house is situated, but my feeling is that where ever in the world your property is, holiday makers are looking for exactly the same thing – they are looking to escape their daily life and RELAX!

Colours should be restful and unobtrusive, with walls of a neutral colour. A common theme running through the entire home, with splashes of colour in cushions and pictures, gives a restful and comforting atmosphere. If you are near the sea perhaps you could introduce a few subtle (I repeat subtle…) touches such of driftwood or sea shells carefully arranged, sea paintings etc. A property near ski resorts needs to be warm and welcoming, one in a hot and humid climate needs to be airy and laid back – but they both need to be a restful retreat from the outside world.

Cut out clutter altogether and keep things neutral and classic – which is NOT the same as bland and boring! Small touches in the right colour can make a world of difference. I subscribe to the utterly beautiful magazine ‘World of Interiors’ – to me they are inspirational. For years I have been cutting out photos of the homes that excite and delight me. I have stuck them into albums – you’ve no idea how therapeutic this is! Then later on I just have to browse through my 14 albums (I kid you not – I have just counted) and I am utterly transported and inspired.

Human nature being what it is, if something is not their own, people will take less care of it. You need a property that is easy to look after, will not date and will always look smart. The last thing you need is a home that requires high maintenance, especially as you may be doing this and from a distance. Incidentally, lots of easy-to-use cleaning equipment – things like a good, sturdy, small vacuum cleaner – will mean a better chance that your property will be looked after.

Bear in mind that strong sunlight can damage fabrics. Salt or pool water walked into the house can be especially destructive if your furniture is covered in anything less than hardy fabrics. Couch and chair covers need to be easily laundered – best case scenario are covers that can be removed and dry cleaned or laundered. Don’t be tempted to go for cheap and nasty here – it shows very quickly.
Wooden floor surfaces are great as they are easy to look after. Stone tiled or ceramic floors work well too in hot climates - people may be walking in and out, sometimes dripping water all over the floors and a floor that is easily cleaned is essential. Carpets in my opinion are a bit of a no-no.

If the climate is hot and humid you will need air conditioning plus shutters for the windows are a good idea. They keep the room darkened, are low maintenance and great for keeping rooms cool for that afternoon lie-down! Blinds are a great choice too. I must confess that I have had cool cream blinds fitted throughout my flat and curtains now seem hot and messy! You need to weigh up the chances of them getting broken however…

Your beds must be of the very best quality – there is nothing that puts people off more than an uncomfortable bed. A good quality mattress with a mandatory mattress cover is what is required.
Repeat business is the best possible kind and, if you play your cards right, you will have reliable, dependable people coming back year after year - and that’s first prize in the rental stakes.

Good luck!

Kim
The Overseas Guides Company
http://www.overseasbuyingguide.com

Make YOUR financial plan come together

Don’t you just love it when a plan comes together? Wouldn’t it be wonderful to jet away to your place in the sun for brighter times? If only buying abroad was that easy….or is it? Well, thousands of us Brits do so every year according to the statistics – why not become one of them?

However, has the family agreed on the motive for buying? Is it a heart pounding, emotional fuelled, lifestyle purchase? Or is it a level-headed, pragmatic, money making decision? The majority of people probably want it all - the best of both worlds! However, that peaceful mountain retreat might not rent like the hedonistic beach front apartment…or should it be the city centre apartment which could rent well…but then…do you really want to stay in the business district?

Whatever motivates the purchase, there are certain principals that you should bear in mind, namely what liability are you taking on and can you afford it? With 80% of overseas purchases being mortgaged, make sure you choose the correct bank to fund your purchase. This can save you thousands in the long run. Do you need a bank that can facilitate re-finance? What about over-payments, what about off-setting income against mortgage costs? Is there a robust legal process and who should represent you? Cut costs here and you could lose the lot. Also, have you considered what type of property rents well in your chosen area: apartments or villas? These and many other factors need serious consideration upfront.

The bottom line is that all of the above involves money and lots of it, so talking to professionals is the key. This is a big commitment with big responsibilities. How does it fit into your overall financial plan? Speak with financial advisors who have overseas property experience (not all do), and are familiar with property investment strategies. Understanding the full financial commitment you are taking on, you can then feel confident that you are buying within your budget and not be in for any shocks along the way.

Your plan will only come together if you actually have one…and then stick to it! Even when buying the holiday home of your dreams the numbers must work… you must understand them, work them out in advance, and then confidently buy.

Until next time

Kim

The Overseas Guides Company
http://www.Overseasbuyingguide.com

Do you own a furnished holiday let or serviced apartment in the EEC?

If yes…I’ve just met with a guy that told me how you can claim up to 30% of the purchase price of the property back from the UK tax man. Or…perhaps you don’t own one yet, but you’re interested in purchasing one? Read on as this will benefit you…

Claiming money back from the UK tax authorities from a furnished holiday let is one of those things that is out there for the taking…but if you don’t know about it…the tax man isn’t going to tell you about it! In addition to owning a furnished holiday let…If you pay UK income tax from any source, whether it’s PAYE or on a self-assessment basis and you want to reclaim some or all of the tax you paid in 2008/9 and 2009/10 as well as reduce the tax you pay this year, there’s a property tax specialist that you should consider contacting.

Last week I met with John Davies – he’s the MD of a company that specialises in helping property owners to claw back money from the tax man through the use of ‘capital allowances’. Apparently, it’s your statutory right to claim Capital Allowances but if your accountant doesn’t do it for you – or if you don’t do it yourself…you’re effectively missing out on tax rebate.

Our conversation was interesting – after John told me about all the people he’s helped, I asked him why everyone doesn’t file a claim. His answer was that people just don’t know about it. So – I told him that I’d mention his service in this week’s newsletter.

There are various tick boxes that need to be ticked to make a claim and of course there’s a very specific procedure to follow…but that’s why John’s company exists. To get more information or to find out how much you might be able to claw back, fill out your details on the form located on the site listed below. IMPORTANT NOTE: To claim back tax paid in 2008/2009 you need to get your skates on - your window of opportunity clses by the end of January.

So...if you own (or are about to own) a furnished holiday let and you want to know how to claim money back from the UK tax man fill out the form on: www.hedge-tax.co.uk/opg.html

Kim Brown
The Overseas Guides Company
Have you been to the main website yet? http://www.Overseasbuyingguide.com

A Good Time To Buy Overseas?

The recent economic storm has caused a lot of uncertainty and fear. People wonder if their investments are safe, whether the price of their property will be devalued, and many ultimately query the future quality of their everyday lives.

Due to the fact that the economy is affecting everyone, chances are that if you have to sell a property at a discount, you’ll also be able to buy one at a discount (home or abroad). And if you don’t have to sell, it’s simply a matter of time before the economy will return and property values will bounce back.

But what does the economic situation mean for people wanting to buy an overseas property now? Buyers fall into three categories: Investors, Holiday Home Buyers and those Emigrating. Each category is fundamentally interested in increasing their quality of life in different ways. Investors want to make money, holiday home buyers want a 2nd home in the sun, with perhaps the option of having renters pay for the privilege and those emigrating want a new lifestyle – for example, one that provides better weather, less expenses and more enjoyment.

Although we’re in the midst of economic uncertainty it’s completely possible for all three categories to find success. Making plans to purchase overseas property in this current climate, however, is not for the faint hearted. Those adverse to risk or who get stressed easily should simply stay put and ride out the storm. Those who have a positive outlook on life and are looking for an adventure need not put their future on hold.

Investors can currently scoop up overseas properties for 40 – 50% below market value. There are a substantial amount of overseas property sellers (developers and private vendors) that must sell – and many will sell for the amount of the original loan, which could be a fraction of the property value. When picking up a seriously discounted property, an investor can sit on it until the storm passes and collect a hefty capital gain in the future.

Buyers interested in picking up an overseas pad for holidays have a huge variety of countries, properties and price ranges. The economic disturbance is affecting everyone and prices are dropping – If you’ve always dreamed of having a second home, yet thought the prices were to high, now’s your chance to get a real bargain. Provided that you’re interested in renting, it’s advised that you research areas with the highest tourism rates and the longest rental season.

As for those interested in emigrating…many plan to move abroad knowing exactly where they want to move and are passionate about their plans. Not only can buyers find a bargain property, but also they can negotiate a discount on removals, furniture, cars, and any service throughout the buying process. It is truly a buyers market - as long as you have the flexibility to go now, you’re in the driver’s seat. And rather than enduring the financial position in the UK, you can ride out the storm in sun!

It’s often been said that many people find success during crisis. Personally, I believe it’s all about attitude. If you have a positive outlook and feel inspired to take action there are opportunities everywhere. Turn off the news, stop buying the newspaper and focus on the end result you’d like to experience. Do your homework, take responsibility for your future and start a new adventure – who knows where it might take you!

Kim Brown
The Overseas Guides Company
Go to the main website at: http://www.overseasbuyingguide.com/

Your house may be protected but are you?

Insurance is one of those things that we sometimes put off. But what you have to remember is that it’s not only about insuring our physical possessions (such as a house) but there are other types of insurance that may just save the day for your family if and when times get financially tough.

Let me explain.

Unemployment in October to December 2009 was 2.46 million, up 448,000 from this time last year. Not exactly encouraging reading - it's no wonder people are concerned about their financial security. Since the start of the recession, there's been renewed interest from some people in protection insurance policies. These come in different forms and it may just pay you to have a look at what is available.

The first thing to realise is that everybody‘s needs vary and only you can decide on what you need - or you with the help of an expert. We at the OGC often talk about the advisability of using a really good IFA (Independent Financial Advisor) to assist you here – if you need to be put in touch with someone we have a number of recommendations. These are people we have either used or sourced and carefully checked ourselves or those who have come highly recommended by other OGC readers.

The two main insurance options that may help you and/or your family financially in a time of crisis are Income Protection Insurance (IPI) and Life Insurance coverage.

What is IPI?

It is a form of cover that's designed to replace a proportion of your income should you become incapacitated and are unable to work. This might happen as the result of an accident, illness or injury or even should you lose your job. If you need to make a claim, your insurance provider will pay you a sum of money each month for however long you're out of work - or until you reach retirement age.

Should you take this out? Well, it may be best to find out if your employer covers you for this if you are employed, and what sort of sick pay you'd be entitled to in the event you had to take time off from your job. The level of salary you'd receive while ill, and the length of time you'd be paid for, may affect your decision.

If you are self-employed it may well be a very good idea. Just make sure that you read all exclusions, time frames etc. of the policy very carefully before signing – as I mentioned before my feeling would be to get professional help from someone here. The key thing to note about IPI is that it will pay out while you are still alive, perhaps providing you with an income for many years. If you are planning on buying a house and have children to educate it would mean that you would be assured of an income no matter what.

What about Life Insurance?

This is a form of protection insurance that pays out a lump sum on your death and mainly taken out by the breadwinner, one who has a family that is dependent upon them to pay the bills. This includes child care and education plus things like all, or your portion of, a mortgage on your home.

You may feel that both policies are vital and, in an ideal world, it would be great to have both. However, if you – like most people – have to decide on one or the other then it’s up to you to decide which offers the most protection for you and your loved ones.

You may find that your company really looks after you if you are sick but that there are no death benefits for your family. Or the reverse: that you get very little time off if you fall ill but that your family would receive death in service benefits from your employer if you died.

If we at the OGC Resource Centre can help in any way please just give us a phone call on 0207 898 0549 and let’s chat about it.

Kim
The Overseas Guides Company
Visit the main website at: http://www.OverseasBuyingGuide.com

Mortgages in a foreign currency – the whys and wherefores…

When I heard that you could take out a mortgage in Swiss francs to pay for a house in, say, Cyprus I was amazed. I had heard of Cypriot euro mortgages and of UK sterling mortgages…but a Swiss franc mortgage? In Cyprus? That was a new one on me!

Actually, there can be sound reasons behind this seemingly strange move. Mortgage interest rates in the UK or Cyprus are significantly higher than they are in Switzerland. You can borrow the money you need in Swiss francs, secure the debt against your house, and pay a much lower rate of interest. This applies to buying property and getting a mortgage in any country abroad.

This is all well and good, but you need to remember that there is a very good reason that not everybody does this – there are considerable risks involved – risks that people are not always made aware of.

You will own a property in Cyprus that is valued in euros, yet your mortgage is in Swiss francs, and you could be earning your income in pounds. If exchange rates move against you, you could well lose the benefit of the interest rate saving and end up owing more capital than at the outset of the mortgage.

Why? Well, you will lose out on some of your interest advantage because you will pay a premium to borrow currency from another country. True, if interest rates continued at the same rate as you borrowed at there are large savings to be made. But if interest rates increased, then you would lose a lot of the advantage gained between the foreign mortgage and the standard UK mortgage.

In these economically unpredictable times who knows what could happen? Interest rates in the EU and in Switzerland stayed stable for years but all bets are off today. Also, there is the gremlin that we know as Currency Exchange Rates. If you have travelled in the last year or so I am sure I don’t need to tell you that herein lies the most unpredictable area of risk.

Currency Exchange Rates change by the minute – sometimes quite considerably – and what you are paying for your mortgage in Swiss Francs one month may rise quite dramatically from one month to the other.

Because you borrowed in Swiss francs, the mortgage must be repaid in Swiss francs. If sterling strengthened against Swiss francs you’d literally be laughing all the way to the bank. Unfortunately this has not been the case of late…quite the opposite in fact.

Smart client Joy Wenman ruefully wrote to Charles: “Because we rely on sterling we were at first paying £1,700 sterling per quarter but now it is more like £2,500 sterling.” Quite a difference...

As Charles Purdy, director of Smart Currency Exchange, comments: “I did warn a number of clients at the time of taking out Swiss franc mortgages of the currency risk versus the interest rate benefit. Sadly I have been proved right over the years.”

Forewarned is Forearmed and it is as well to bear this in mind and to make sure that you cover yourself against any currency fluctuations.

Ms Wenman’s experience is a common one, but it need NOT have been the case. There is a way that you can ensure that the exchange rate doesn’t move against you: it is called ‘forward buying’.

When you ‘forward buy’ your currency, you are given a predetermined rate that will then remain unchanged for a predetermined time. This means that at least you will know exactly how much you are paying for the months ahead - you know the cost and don’t have to worry that it will increase.

The scenario that Ms Wenman experienced can be avoided, with the help of a little foresight and the assistance of a really good currency company.

All in all, this is not an easy decision and you need to consult the experts. A really good IFA (Independent Financial Advisor) and a relationship with a good currency exchange expert could well be worth their weight in gold! To be put in touch with recommended experts just call the OGC Resource Centre on 0207 898 0549, or call Smart Currency Exchange direct on 0207 898 0541 to discuss your currency options.

Kim Brown
http://www.overseasbuyingguide.com

Bargain Hunt: getting the best deal

The worldwide recession has affected almost all aspects of our life, not the least the property market.

In some countries and regions, property prices increased astronomically in the past - a couple of years ago reports of 10 to 30 percent increases annually were normal. In many cases these increases bore no relation to the value of the property. However, despite the fact that the economy remains uncertain, it seems that demand for overseas property is still there. What has changed is that it’s now a buyer's market. Snapping up a bargain from an investor who is cutting their losses is something to be considered as property prices continue to decline across the globe.

Have you seen that TV advert where a chappie (with, I think, a Greek accent?) remonstrates with office workers because they simply can’t negotiate on prices? There is some truth in this: the Brits are renowned for their inherent politeness and inability to haggle. In today’s property market this could mean missing out on some really quite dramatic price reductions!

Both private sellers and developers alike are discounting properties while adding incentives to secure sales. Around the Mediterranean many developers are slashing prices AND sometimes throwing in white goods like air conditioners or the entire property completely furnished at no extra cost! These are the kind of deals you need to be looking for.
Many private sellers are experiencing financial difficulties having purchased off-plan property several years ago with the intention of selling for a profit on completion. There is now a surplus of new homes for sale and a lack of demand - many sellers would be more than happy to sell at a break-even price. Imagine getting a property for the price someone paid for it three years ago - it's more than possible.

Provided the owner or developer purchased the property before the ridiculous price hikes, it wouldn't be difficult for them to drastically reduce their sales price to get a quick sale – and in some cases still make a profit. Plus of course when they bring the money back to the UK they may be getting a better exchange rate on their funds, depending on what currency they are selling in and how it has fared against sterling. Effectively this means that they may sell for less than they paid and yet still get their money back - or even make a profit!

And this brings me to a very important aspect of netting yourself a bargain: the transfer of currency abroad. Many people, and at one time I numbered myself among them, are unaware that exchange rates differ dramatically between banks and really good currency companies such as Smart Currency.

Also, if you are making an offer in euros and then calculating what that will cost you in sterling on the day of your offer, you need to lock the currency in at that rate. That way you will know exactly what the property is costing you; you would be horrified to know how much some people’s cost has risen by when they have omitted this vital step. You don’t even need to have the full payment available when you do this: a currency company will reserve your exchange rate for up to a year for just a small deposit – what price peace of mind?

So - how can you get the best deal? The quick answer is to make discounted offers on a number of properties - sooner or later someone will agree to negotiate. How much should you discount on the asking price? That all depends on how eager you are to get a good deal and where you are buying.

If you're interested in investing it's absolutely paramount that you do your homework and create a strategy. If you're going to buy to sell on you need to determine the real market value - what people are prepared to pay for the property today. You also need to determine who's going to buy the property (target market) and if there is enough demand. Provided that you think you can sell the property at market value, you have to make offers way below that price point. Do your research, determine the costs associated with buying and then factor in your profit - people make a living from buying at below-market value and it can be very lucrative.

It can also be extremely expensive if done incorrectly. If you need any assistance with this please phone the OGC Resource Centre. They have all been involved in property investment and purchase for years and would be happy to share their expertise and their recommendations with you.

Bye for now and go get ’em!

Kim Brown
http://www.overseasguidescompany.com