Selling

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EXPERT OBSERVER
We’ve just entered what is traditionally the busiest time of the year for selling and it’s going to be a tough season. Property markets are cooling causing an increasingly tight and competitive market for those looking to sell. To achieve the best possible price in the current environment it is essential that sellers have greater control and visibility over the entire sales process – but how do you do this when you’re not actually in control?
Doing it yourself (DIY), is the best way to position yourself at the centre of a sale, and achieve the best outcome for you. You are actually the best person to sell your home as only you have your best interests at heart.
The benefits of selling, yourself
I’ve often heard that vendors believe they need a professional to facilitate the sale of their largest asset. My response to that is with that much at stake, shouldn’t you, the seller, maintain control? It’s a level of transparency that is very difficult to achieve with an agent, though can be achieved by taking the property to market yourself.
North America and Europe boast a significant portion of the market as DIY sales, with 23% of homes sold privately in Canada, 9% in the USA, and 44% in France. This sees vendors successfully transacting directly with the buyer market, realising the significant benefits of control, visibility and savings on commission. Whether selling yourself or engaging an agent, information is power.
Dedicated service
As the vendor, you are selling one property – your property. You have only one motivator; to sell your property at the best possible price. This means you can choose when you have open for inspections whether it’s during the week, after work, on weekends – it is completely up to you. You won’t need to limit potential buyers to a quick 30 minutes on a Saturday afternoon or the middle of the day when everyone is working.
Property knowledge
Agents will tell you no one knows local real estate like they do, and when it comes time to market the property, vendors are asked to leave their property so as not to “scare off” any potential purchasers. However, no one knows your property and your street like you do. You will always have a knowledge advantage over any agent, whether it be electricity costs, sunniest spot in the garden, or Joe across the road who keeps an eye on the place when you go on holidays – buyers love to hear these insider details from you.
Further, sellers are reliant on agents to tell them how many people attended, how many are interested and how many requested a copy of the sec. 32 etc. You never actually get the chance to engage with interested parties as they’re the property of the agents – agents who are not only responsible for the sale of your home, but the raft of other properties on their books.
Open for inspections continue and interest builds, still, the vendor has no contact with these ‘interested’ parties. The entire sales process is in the hands of the agent, a person who hasn’t slept a single night in the home and doesn’t know the unique benefits and quirks of both the property and the surrounding environment which make for outstanding sales attributes.
Money, money, money
The costs you will need to pay an agent upon the successful sale of your property can vary – often between 1.8 and 3 percent of the sale price. On a $600,000 home, that’s almost $20,000 you need to pay out of the sale of your home, out of your pocket. That’s a lot of money that could go to better use.
Immediate response to buyers
Provided you give them the privacy to look around, buyers appreciate the opportunity to ask questions of the owner directly, rather than filtering through an agent which draws out the process. You can manage open for inspections well by giving a quick outline of the house layout and advising buyers to come to you should they have any questions. Invariably the buyers have queries, whether it’s about recent renovations or a tree in the backyard so best to deal with these efficiently, and honestly.
Negotiation
Negotiation is often the major hurdle between choosing an agent or the DIY path due to the fear factor. However, it isn’t as complicated as it seems. By choosing to DIY you are able to be honest about your needs, and buyers can be honest about their own. In my experience, vendors who have elected to DIY report the process is less combative than it is using agents as the go-between. And when a rapport has been established between buyer and seller, it can make negotiation a pleasant and friendly experience.
If this isn’t for you, then there are services that can be offered where a professional can handle the negotiation component of the sale for you.
Overall, many first time DIY sellers advocate the experience as being a lot of fun. Being complimented on your home as well as achieving an agreement on price provides a huge sense of accomplishment and joy. Not to mention what can be done with the thousands of dollars saved in agent commissions.
Colin Keating is the CEO buyMyplace
 
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j.ballantyne1990-6AQqhLzZaK

Why you are the best person to sell your home: buyMyplace Colin Keating 

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Ray White Group managing director Dan White and Loan Market executive Chairman Sam White took to the virtual stage last night to explain why current market activity should give customers confidence to sell now rather than wait.     The webinar, that has been watched by more than 3,000 viewers, followed on from the success of the most recent Landlord Information Webinar and addressed property owners looking to sell in the next year.   “At a time when there’s so much conflicting commentary and confusion about the state and outlook of the property market, we wanted to talk directly to our customers about what’s happening now,” Mr Dan White said.  " “The one thing we have been reminded about over the past few months is the deep resilience of the Australian property market and the great love Australians have for it."   “People looking to sell need to know that the real estate industry has remained very active despite restrictions starting two to three months ago."
“During April and May, we served nearly 9,000 Australian families and businesses, representing over $4.4 billion of property. We also conducted 1,025 online auctions, with a better auction day clearance rate than the same months last year – prices also remained strong."   “When you look at our suite of office sites, they’ve had 9,640,000 – more than a third of the Australian population – visit, and that’s up 24 per cent on last year."    “The competition for property is as strong as ever – and with demand very much outstripping supply right now – there’s never been a better time to list your property." “Addressing the question of whether to sell now or wait, given the conditions we're seeing now and the potential risks in the market later this year, it seems hard to see why anyone would wait."
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/6/19/27_Webinar%20Ray%20White.jpg" alt="">   Loan Market Executive Chairman Sam White said buyers were confident and that was driven by the finance market and the support given to buyers from Australian banks.    “Banks and other major lenders have generally been very aggressive in trying to attract customers. We’ve seen this through very low-interest rates and specials, as well as banks offering customers cash incentives to refinance existing loans to them,” he said."   “Interest rates are at historical lows. For owner-occupied loans, we’ve seen variable rates from 2.63 per cent."
“Fixed rates are even lower, with rates starting from 2.09 per cent, a figure you can lock in for two years. It's important you understand all the conditions that go with a fixed rate as restrictions may exist on your ability to make additional payments, as an example."   “Longer-term, there seems broad agreement that Australia’s fundamentals post-COVID-19 should remain strong. Property investment has, and will always be, a long-term investment.”
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Ray White believe the time to sell is now

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The latest Commonwealth Bank-CoreLogic Home Buyers Index suggests housing market conditions remained relatively balanced between buyers and sellers.
It noted selling conditions in Sydney, Melbourne and Adelaide were stronger than elsewhere. 
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At a national level, the ratio of buyers to effective supply across the Australian real estate market has shifted slightly in favour of buyers over the past three months, resulting in a housing market which remains balanced between buyers and sellers, the report noted.
Total advertised stock levels are generally in line with the number of home loans funded, suggesting that current market conditions, at least at a national level, are balanced. 
As at April 2015 across each state and territory the results were quite different; in Queensland, Western Australia, Tasmania, and Northern Territory market conditions were skewed towards buyers. Every other state and territory was showing relatively balanced conditions. 
Conditions across the capital cities were typically more balanced or in favour of sellers, reflecting a different balance between advertised stock levels and demonstrated buyer demand in metropolitan versus regional housing markets.
The results also reflected the higher levels of buyer demand compared with stock levels which were occurring in the Sydney, Melbourne and Adelaide markets where overall conditions favour sellers rather than buyers. While Sydney and Melbourne have recorded significant value rises over the past year, Adelaide has recorded relatively soft capital growth conditions. 
<a href="https://www.commbank.com.au/content/dam/commbank/personal/docs/hbi-report-apr-2015.pdf" target="_blank">The Commonwealth Bank–CoreLogic Home Buyers Index</a> provides an indication of how well market conditions are suited to buyers or sellers, based on the ratio of properties advertised for sale compared with the number of housing loans which are being committed to by customers of Australia’s largest mortgage lender, Commonwealth Bank.
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Where the number of properties being advertised for sale outweighs the number of mortgage commitments (adjusted for market share), the market is considered to be in favour of buyers; effective supply is outweighing demand.
Where new home loans are outweighing the number of homes being advertised for sale, market conditions generally favour sellers.
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HBI by capital city – April 2015
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jchancellor-FAypfDUnLy

Buyers favoured over sellers in Queensland: Commonwealth Bank home buyers index

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The latest capital city data relating to the average number of days it takes to sell a residential property shows that in May homes were selling at close to their fastest rate on record driven by record sales rates in Sydney and Melbourne.
Acacia Gardens in Sydney was the fastest sellling suburb for houses across Australia, according to CoreLogic RP Data's analyst Cameron Kusher.
Recent sales included a <a href="https://www.realestateview.com.au/Real-Estate/50-wilson-road-acacia-gardens/Property-Details-sold-residential-8548856" target="_blank">three bedroom brick home for $765,000</a>, set five minutes drive to Stanhope Village Centre and 10 minutes to Rouse Hill Town Centre.
<a href="https://www.urban.com.au/property-observer" target="_blank">The median price is at a record $678,000</a> having been at $515,000 in early 2013.
The average time on market figure is measured by the difference between the initial listing date of a property for sale and the contract date.
CoreLogic RP Data notes if the days on market are short it is typically indicative of a seller’s market where homes are selling rapidly and buyers have little time to ponder a purchase decision.
When the average selling time starts to rise, buyers will typically have more scope to deliberate their decision and negotiate on the purchase price.
Short selling times will typically coincide with rising prices and long selling times will generally see less upwards price pressures.
The latest combined capital city data showed that homes were on average taking 37 days to sell. The rate of sale was close to a record low and across the two largest cities homes were selling at their fastest rate on record at 26 days in Sydney and 32 days in Melbourne. It is important to note that these figures are focussed solely on private treaty sales and don’t include properties sold at auction.
The suburb level data to April also highlights a rapid rate of sale across certain capital city suburbs.
"The chart highlights that the suburbs with the shortest days on market have much lower figures in Sydney and Melbourne relative to the remaining capital cities," he said.
'The other point to note is that in most cities it is either the more affordable of ‘middle’ priced suburbs where the rate of sale is quickest.
"It reflects the fact that those areas with the largest pool of buyers are typically going to achieve sales quicker," Cameron Kusher said.
<a href="https://www.corelogic.com.au/resources/property-pulse/article-graphs-img/2015-07-20--01--houses-top5-capital-city-suburbs-shortest-days-on-market-April2015.jpg" target="_blank">Click to enlarge</a>
Houses | Top 5 capital city suburbs with the shortest days on market, April 2015
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Sold in 16 days - little known Acacia Gardens headlines Australia's fastest selling suburbs

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Government charges are dissuading property owners from selling their homes, driving up demand and impacting affordability, a survey by LJ Hooker has shown.
The survey of 2,700 home owners showed 44 percent of respondents who wanted to sell in 2016 but decided against it, cited transactional imposts such as the stamp duty they would pay on their next property as the reason for staying put.
If stamp duty was lessened, 51 percent of respondents said they would likely go to market, but that figure increased to 61 percent of respondents if the charge was scrapped entirely.
As the Commonwealth and state governments prepare to tackle affordability in their 2017-18 Budgets, pent-up demand has been a significant contributor to price rises in capital cities.
Nationwide, listings were 8.9 percent fewer in 2016 than the previous 12 months according to CoreLogic RP Data.
The reduced level of choice – accompanied by a record low cash rate - resulted in the number of transactions dropping by 9.2 percent over 2016.
LJ Hooker’s Head of Research Mathew Tiller said the survey found 60 percent of survey respondents who requested a market update in 2016 decided against selling.
“A market update is the first critical step in the selling process,” said Mr Tiller.
“The fact that six out of every ten people who had a market update, also known as an appraisal decided against listing suggests there is a deterrent in the selling process,” he said.
“When pressed for the reason why they chose not to sell, almost half (44 percent) indicated the costs involved with selling then buying a new home, including stamp duty, were too high.
As stamp duty is pegged by the state governments to property prices, we’ve seen transactional costs rise exponentially.
In Sydney, the sale of a median priced property costs a buyer around $40,000; in Melbourne, the 5.3 percent duty adds $37,520 for buyers.
While Sydney and Melbourne sellers have enjoyed strong price growth, respondents have reported the accompanying increase in stamp duty, on the purchase of their next home, as a reason to not sell.”
Mr Tiller said the high response rate to “cost of change” such as stamp duty could give governments ‘food for thought’ during their budget preparations.
“A drop off in the number of transactions has a bearing on the amount of stamp duties collected by governments and place strains on their programs.”
LJ Hooker Network Chief Graeme Hyde said while the efforts of governments to increase new supply assisted in improving market affordability, established homes overwhelmingly accounted for the bulk of real estate transactions.
“Home owners are staying in their properties for longer periods of time which is reducing the necessary turnover of stock.
With an increasing and ageing population, it’s important all market demographics have the confidence to buy and sell in the marketplace to aid sustainability,” said Mr Hyde.
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Stamp duty stopping Australians from selling

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Placing an offer on your dream home is an exciting process, especially if you’re a first home buyer. As with any significant purchase, doing thorough research is vital before putting your pen to paper, and having a greater understanding of the buying process could help boost your confidence and bargaining power.

In this article, you’ll learn more about:

<ol>
<li>Considerations for getting your finances in order</li>
	<li>Due diligence you could consider undertaking</li>
	<li>The different sale types in the market</li>
	<li>The pros and cons of unconditional vs conditional sales</li>
	<li>How to determine how much you should offer</li>
	<li>Tips to help you place your offer with confidence</li>
</ol>
<h2>1. Getting your finances in order </h2>

Firstly, it is important to determine your budget from the outset before you place an offer on a property. This will help mitigate issues such as offering too much for a home you can’t afford or taking on a mortgage you are unable to service. If you’re a first home buyer, it could also be a good idea to research whether <a href="https://www.urban.com.au/guides/how-to-navigate-australias-first-home-buyer-grants"><ins cite="mailto:Shay%20Waraker" datetime="2019-10-21T10:30">any government grants</ins></a> may apply to you.

In the current Australian property market, a minimum deposit on a house can cost anywhere from 5% to 20% of the sale price. You will also need to factor in additional fees such as legal costs, building reports and Stamp Duty*. <a href="http://www.canstar.com.au/home-loans/what-are-the-real-costs-of-buying-a-house/">Additional costs</a> will vary from buyer to buyer, so it is best to consult with a property lawyer about which ones apply to you.

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*Stamp Duty is the tax associated with buying property in Australia. If you’re looking to purchase a new apartment which will be your primary residence, then you may be eligible for an off-the-plan stamp duty concession. While Stamp Duty concession policies vary state to state, the concept generally means that the duty you’re required to pay on the property you’re purchasing is heavily subsidised to account for construction costs.

For example, if you were looking to purchase a $500,000 off-the-plan apartment, but $400,000 of that is to be spent on construction costs, the dutiable value of your home would be $100,000*.

Once you’ve got a budget in mind, if you’re going to require a home loan then you’ll need to decide whether you would like to opt for a fixed rate or variable rate loan. A fixed rate is where the interest rate remains stable for a certain period of time. This can provide you with more certainty and enable you to set up an automatic payment to make weekly or monthly payments of the fixed rate.

However, a variable rate means that as interest rates fluctuate, so does your repayment rate. This option is more unpredictable, with the potential for your rate to increase or decrease depending on the market.

There are also two ways you may be able to pay your loan.

<ol>
<li>
Principal + interest loan: This type of loan will mean you are paying both the principal (the amount you borrowed to purchase the property) and interest at the same time.</li>
	<li>
Interest-only loan: Interest-only loans can reduce the amount you pay weekly, but keep in mind you will only be paying the interest, without contributing towards the principal.</li>
</ol>
If you are unsure which repayment type suits you, it could pay to seek the help of a financial advisor.

You may also choose to apply for <a href="https://www.canstar.com.au/home-loans/get-home-loan-pre-approval/">home loan pre-approval</a>, which could be a useful way to understand how much you are eligible to borrow from a lender.

<h2>2. Undertaking thorough due diligence </h2>

Due diligence is the research required prior to placing an offer to check whether the property is a good investment for you. Due diligence is undertaken throughout many stages of the buying process, but before you make an offer, it can help you to determine if the property has been constructed to a high standard, using safe and healthy building materials – as well as a tool for deciding what the property may be worth. There are a number of things <a href="https://www.urban.com.au/guides/20-things-you-should-look-out-for-before-you-buy-property">to look out for</a>, and some of the key due diligence research can include:

<ul>
<li>When considering buying an off-the-plan property, investigate the track records of developers by running a background check online and reading news articles. It could also be a good idea to consult property industry experts (such as town planners, master builders and environmental consultants) to ask for honest opinions of the quality of work produced by the developer. Another option is to arrange a meeting with buyers of the developer’s previous developments via the sales agent, to discuss whether they’re happy with their home and if it was completed on time.</li>
	<li>Research the suburb where the property is located including checking crime rates, public transport options, planned infrastructure, property value increases/decreases over time and local schools. These factors will impact the overall liveability, safety and value of the property.</li>
	<li>Research the architect and builder responsible for the home. Consider their credibility and visit their completed developments to assess whether you’re happy with the quality of their work.</li>
	<li>Acquire all supporting documents for the property you’re interested in and read through them with a fine-tooth comb.</li>
	<li>Study the minutes from past strata/body corporate meetings and find out what will be required from you time-wise and financially as a resident if buying into an owner’s corporation*</li>
	<li>Find out whether the property has a heritage overlay and what renovations and modifications you are allowed to make to the property</li>
	<li>Take a look at Geospatial data (known as GIS maps) to identify any risks posed by sea level rising; property boundaries; the location of water, sewer and stormwater services; and more.</li>
</ul>
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*An owner’s corporation applies to shared residences where financial decisions need to be made for collective maintenance projects. 

When you’re ready to place an offer 

<ul>
<li>Consult with a conveyancing lawyer who will outline your rights and obligations</li>
	<li>Find out how the sunset clause* could be enacted in your state and whether you’re protected against loss of finances and/or the off-the-plan property you’re purchasing</li>
	<li>Find out what your rights are if your off-the-plan property is not delivered on time</li>
	<li>Ask how you will connect your property to utility services</li>
</ul>
*The Sunset Clause is essentially the ‘expiry date’ of an off-the-plan development which gives both the developer and buyer the opportunity to dissolve a contract if the building has not been completed on time.

Getting your offer contract drawn up by a conveyancing lawyer

An offer placed on a property is a legally binding contract, so by engaging a lawyer in the process will help to mitigate any miscommunication within the agreement. A specialised conveyancing lawyer can also help you negotiate the best deal. For example, your lawyer may suggest including a clause which highlights that you will not proceed with the sale should the property fail any inspections undertaken by a master builder or surveyor. This could include issues surrounding soil contamination, asbestos, structural issues and more.

<h2>3. Understanding the different sale types </h2>

TENDER 

A tender is often considered a silent auction where prospective buyers will submit an expression of interest offer in writing to the real estate agent, at a value they believe the property is worth. There is no suggested sale price apart from a capital value* to work from, but this is a good way for the vendor to assess how much the market is prepared to pay for their home – to which they can accept, provide a counter offer or decline.

*A capital value or CV is the recommended house and land value provided by a property valuer. If the valuation has been carried out over a year ago, it is worth engaging in a re-evaluation as the property market is constantly shifting, and house prices fluctuate.

SALE BY NEGOTIATION/PRIVATE TREATY 

Sale by negotiation or a private treaty is where the vendor sets the price, and prospective buyers will either make an offer or provide a counter offer. If a subsequent counter offer is provided by the vendor, the buyer may engage in a bartering process so both parties reach a sale price and agreement that they are both happy with.

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This sale type is often a longer process due to there being no set sale date, giving the vendor more time to settle on an offer they are comfortable accepting.

AUCTION 

The auction process is simple – prospective buyers bid in a competitive environment, with the highest bidder often winning the property on the day if the reserve price is met. In some instances, interested buyers may place an early offer before auction day in an effort to secure the property before it goes to auction. In Australia, auction clearance rates are high, meaning many properties will sell on auction day, rather than progress to a tender.

BALLOTS 

If there is high demand for an <a href="https://www.urban.com.au/new-apartments">off-the-plan apartment</a> a waitlist ballot could be created. Interested buyers can enter the ballot, and if their name is chosen at random, then they will be given the opportunity to purchase an apartment at a fixed price.

What do all three sale types have in common? Offers are made via a written contract

A contract offer can either be prepared by the buyer or the buyer’s lawyer. This is a legal document which states the amount the buyer is prepared to pay for the property and includes any conditions that need to be delivered in order for the sale to be finalised. It is encouraged that all offers are drafted with the help of a legal professional in order to help protect you against any unforeseen problems such as any hidden fees, unknown building rectification costs or any other issues that could arise between placing your offer to settlement and beyond.  

4. The difference between unconditional vs conditional sales 

Generally, when you make an offer, you can choose whether your offer is conditional or unconditional. This will generally depend on your circumstances and the property you are purchasing. Sometimes unconditional offers can be a more desirable option for vendors as they can result in a quicker, more seamless sale, however conditional sales can give the buyer the chance to negotiate a better deal.

A Conditional Sale is exactly as the name suggests – a sale with conditions attached. These could include (but not limited to):

<ul>
<li>Buyer’s finance is subject to approval</li>
	<li>Building/pest inspections still to be conducted</li>
	<li>The sale of buyer’s current home to be completed without any complications</li>
	<li>A certain fixture or fitting needs replacing</li>
	<li>The house needs to be professionally cleaned</li>
</ul>
Pros of conditional sale: 

<ul>
<li>If there are aspects of the home which need fixing, changing or even upgrading, buyers may include this in the conditions of sale. If the offer is accepted the vendor must honour these conditions before the buyer takes ownership of the property.</li>
	<li>Less risk involved if the buyer wishes to withdraw their offer, as a clause can be written to provide 14 to 21 days to finalise their decision about the purchase.</li>
</ul>
Cons of conditional sale: 

<ul>
<li>A conditional sale can span across a longer period of time while the buyer secures finance, which could result in the vendor accepting an unconditional offer if they’re looking for a quick transaction</li>
	<li>Unrealistic demands in your conditions may lead vendor to accept another offer</li>
</ul>
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An Unconditional Sale means that the buyer is willing to accept the property in its current state and can sometimes secure the home for a lower price point because of this. The buyer will have already secured approval for a home loan and has the deposit ready for immediate finalisation of the sale. It is a good idea to consult with a conveyancing lawyer and a registered builder/building inspector before opting for an unconditional sale, as there may be unforeseen issues with the property that might outweigh the savings you made from the sale. While it is imperative that the vendor’s agent discloses all issues present within the building – it is also important to do your own due diligence.

Pros of unconditional sale: 

<ul>
<li>An unconditional offer provides security for the vendor and therefore is more likely to be chosen preferentially over a conditional offer of a similar value.</li>
	<li>Since finance is already secured, buyers are able to place their highest bid with confidence.</li>
</ul>
Cons of unconditional sale: 

<ul>
<li>No longer able to back out of a contract</li>
	<li>The buyer may overvalue the property if making a hasty offer and won’t be able to change it</li>
	<li>If home loan finance is not approved, the buyer may have to forfeit their deposit</li>
</ul>
<h2>5. Deciding how much you should offer </h2>

You’ve got your budget in mind, you’ve accounted for additional upfront costs, now it’s time to decide whether you can comfortably service your mortgage. A great way to figure out your weekly or monthly repayments is by using a comprehensive mortgage calculator. This will factor in your deposit paid, interest, and home loan rate.

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CASE STUDY: 

NAB have set their principal and interest home loan rate at 4.92% per annum. If a buyer was to borrow $500,000 then their weekly repayments would be $613 p/w over a 30-year term. If the buyer was to borrow an additional $50,000, then this amount would increase to $675 p/w (a difference of $62 p/w).

When determining the price-point of your offer, some factors you may want to consider include how much you believe the property is worth based on market value, the condition of the home and your how attached you are to it. To gauge how much other listing in the area are selling for, you can research market values online, visit open homes in the area and speak with the real estate agents and sign up to mortgage brokering newsletters to stay informed about market trends. But ultimately, you’ve got to be happy with the property and comfortable with price based on your budget.

Depending on the type of sale you’re engaging in, you can generally place a low-ball offer, and have it either accepted or receive a counter offer from the vendor. However, if you’ve found the dream house and have the funds to pay your allocated amount for it, sometimes offering a decent price will avoid the risk of losing the property to a higher bidder if the vendor is looking for a quick sale.

6. Top tips when making an offer 

Know your budget before auction day 

Auctions are generally a high-pressure environment, which may lead some buyers to spend more than they initially intended, however attending an auction with a clear budget in mind is the best way to ensure you don’t exceed your spending capacity.

Seek loan pre-approval 

By securing your home loan before making an offer, your bid will have a stronger chance of being accepted as this provides more certainty to the vendor that you will be able to access the funds.

Have a contingency clause written up 

Worried you’ll get cold feet about the purchase? You can have your conveyancing lawyer write up a contingency clause – a legal document which generally accompanies your offer and is personalised to your requirements. For example, it might allow you 14 days to view the property again before the contract becomes binding. This will give you time to confirm your decision.

Triple check your conditions of sale 

If you’re asking the landlord to fix a window, but also want the property for $10,000 lower than the asking price – you might want to reassess your priorities. Consider the cost of your conditions versus the price you’re offering as the more conditions you can address yourself (and the shorter your list of requests) the more likely the vendor will be to take your offer over someone else's.

Include a personal letter 

Finally, you may like to include a personal letter to the vendor, sharing some background information about yourself and why you have chosen their property. Perhaps you love the house for its Victorian ceiling roses that have been so meticulously restored, or maybe you’re a young family with kids who are going to attend the school nearby. There can be a lot of emotional attachment for both parties when negotiating the sale of a house, so it can be helpful if the vendor is reassured that the property will be going to someone who will appreciate it.
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