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KIWIS LOSING THEIR PROPERTIES

WHO WILL BE NEXT

MORTGAGEE SALES RISING

  • Household and external debt are still high. 8 properties per day under mortgagee sales in NZ as at July 2010 and this will continue. 121 registered mortgagee sales in February, 246 registered mortgagee sales in April 2010 & in July 343 mortgage sales that really is around 24% of total sales of real estate being mortgagee sales. Manawatu has approx 22 sales per month?? This is not the end but the start as costs increase and homeowners find it harder to make ends meet. Electricity and vehicle costs just increased and rents will rise due to the governments inability to stop hikes.

 

 

   

Buying a house: mortgagee sale is not all roses but now

the Reverse mortgage

as real estate agents seem to think

BUYING A MORTGAGEE SALE PROPERTY

Buying a property under a mortgagee sale you may think its easy and you can get a bargain but their are hidden items that you will need to know as it could turn out to be a nightmare. Mortgagee owner being the (bank) does not have to give vacant possession so its up to you to remove the tenants/mortgagor who may not leave quietly. If the householder owner being the mortgagor or a tenant is in the property on settlement date and refuse to shift then it is your problem. You then have to file to evict the tenants and be aware as this is when the trashing will start and the mortgagor will do all sorts to make the transfer a pain for you. Theres also no set rules or warranties in standard Agreements for Sale and Purchase do not apply in mortgagee sales.  That means that if additions have been completed on the property without a building consent or the issue of a Code Compliance Certificate then its on you. You cannot enforce this in the sale. The bargain you thought may not be the bargain after all as the Insurance company may also change its mind which will affect your Bank loan payments if youre not a cash buyer.

Don't ask the Bank for help as its all your problem and you can't add clauses that you would like this or that when you buy. You may wish to get their ( the mortgagor owner whose living in the property) their feeling on the sale before you go ahead perhaps or offer some incentive to leave the place in one piece. eg. help in removing to another property perhapsor extra time to vacate. Theres no recompense as you still have to settle in full and now its up to you to negotiate with the occupants or go or ride down the path of trespass. You could offer them $$ to move to another property perhaps or you can use the Court but then they could still trash the property in the meantime. There is no obligation for keys to be provided to you on settlement so best change the locks anycase in case of future incursions by an irate evicted mortgagor owner.


There is no obligation on the bank to ensure that the chattels will be there on settlement date so the tenant can take the sink and wall fittings if they want or if known then a creditor (e.g. hire purchase company) can re-possess chattels etc as well. If you default on settlement the bank can charge you interest for late settlement. If the bank is unable to complete settlement on due date then you just have to hang on in there until settlement - you are not entitled to charge the bank interest for late settlement. If the bank is unable to give clear title they can cancel the agreement (but will give you a full refund of any deposit paid).

 

The contract is very important and the vendors name must be exact. You will normally have to pay 10% deposit so have all this done by your lawyer. The mortgagor can still stop the sale if it comes to the party with the Bank it owes at any time before sale. If buying Unit Titled properties & apartments, you are normally entitled to certain information about the property including Body Corporate rules, accounts, payments, sinking funds, fees & Management bodies etc


Insurance risk will pass to you on signing of the Agreement. You need to make sure before the auction that your insurance company will provide you with insurance cover even though you are not yet the legal owner. Also make sure that your bank knows it is a mortgagee sale - as they may change the total amount the bank will agree to lend.

The best idea before buying is to use a lawyer and check also that theres no clear guidelines and you could find a trashed property that you did not budget for. You can also use the services of a real estate agent if going thru a Realty firm. However its entirely up to you as theres no clear cut rules. Source Reuters.

HERES THE DANGER:

  • 2013: What if your funds are being used by Banks to Rehypothecation as has happened to MF Global & Hedge funds where your funds are now susceptible to being reinvested?? Do you know what this is will if not read this [ Check this out ]
  • 2013: Houses in main centres like Wellington are being priced off the market. They are not dropping in price but the shortgage means increased premiums. But whats worse is insurance hikes and earthquake damage costs plus the inevitable maintenance costs for those with rentals. But on the rent side houses are gaining with 3 bedroom homes min $400 per week. Is this sustainable---og course not but we are pricing ourselves off the real market due to greed.
  • Banks are allowing interest only loans with no principal paid for the next year. Not good it means the owner is now 2 years behind??? 1 year to catch up and one year to pay the increasing costs.

 

[ Mortgagee rates rising 2013 ] [ Mortgage calculator ] [ Buying mortgagee sale home ] [ Whats Rehypothecation -mortgages ] [ Whats a reverse mortgage?? ] [ NZ Pensions ] [ Finance Companies ] [ Property Report ] [ Kiwisaver good or bad Providers ] [ George Soros Mortgage answers ]

WHY ARE MANUFACTURERS & BUSINESSES LEAVING NZ: [ Read the story ] The issues are economics nothing else and many a time the owner is blamed for moving when in fact he has no say in the matter otherwise he will go bust. However read the reasons why NZ has lost the plot ---[ Compare to Thailand ] & why more factories are heading abroad now. It makes sense.[ Check WHY THAILAND ] is better for Manufacturers & any Kiwi Company. Why NZ is lost [ NZ Deficit increases ] Yes we owe money????? [ Government $250m a week borrowing ] [ Transmission Gully Impact costs ] [ Kiwi Family Savings Plan ] [ Benefit cuts good or meaningless ] [ Quit smoking-heres how ] [ Levin Business dying ] [ NZders lose out ] [ World population exploding ]

" Invest in finance companies--- crazy--- they can do what they like with your $$$$ "

 
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