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FINS3633 Real Estate Finance
Creation date：2024-05-14 15:29:33
Belonging category：金融Finance
Real Estate Finance

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FINS3633

Real Estate Finance
Lecture 7
Successful First Time Home Buyers
Have a budget and truly understand what can afford to pay
Clear idea of the property type they want—or what they do not want
Know the components of a serious offer
Can negotiate with agents
Stick to their plan
Buying Process
1. Getting preapproved/approved for your home loan (mortgage broker)
2. Identifying potential properties (realestate.com.au, domain, selling agent lists, buyers'
agent)
3. Inspections (solicitors to review contracts, potentially strata reports and inspections)
4. Determining the value of a home
5. The auction process (66 W form)
6. Offer strategy if passed in or prior to auction
7. Negotiating with selling agents
8. Offer acceptance (Signing contracts and paying deposits)
9. Settlement day (money in account, solicitor works will seller’s solicitor)
Buying Process
1. Getting preapproved/approved for your home loan (mortgage broker)
Buying Process
1. Getting preapproved/approved for your home loan (mortgage broker)
2. Identifying potential properties (realestate.com.au, domain, selling agent lists, buyers'
agent)
Buying Process
1. Getting preapproved/approved for your home loan (mortgage broker)
2. Identifying potential properties (realestate.com.au, domain, selling agent lists, buyers'
agent)
3. Inspections (solicitors to review contracts, potentially strata reports and inspections)
Buying Process
1. Getting preapproved/approved for your home loan (mortgage broker)
2. Identifying potential properties (realestate.com.au, domain, selling agent lists, buyers'
agent)
3. Inspections (solicitors to review contracts, potentially strata reports and inspections)
4. Determining the value of a home
Buying Process
1. Getting preapproved/approved for your home loan (mortgage broker)
2. Identifying potential properties (realestate.com.au, domain, selling agent lists, buyers'
agent)
3. Inspections (solicitors to review contracts, potentially strata reports and inspections)
4. Determining the value of a home
5. The auction process (66 W form)
Buying Process
1. Getting preapproved/approved for your home loan (mortgage broker)
2. Identifying potential properties (realestate.com.au, domain, selling agent lists, buyers'
agent)
3. Inspections (solicitors to review contracts, potentially strata reports and inspections)
4. Determining the value of a home
5. The auction process (66 W form)
6. Offer strategy if passed in or prior to auction
Buying Process
1. Getting preapproved/approved for your home loan (mortgage broker)
2. Identifying potential properties (realestate.com.au, domain, selling agent lists, buyers'
agent)
3. Inspections (solicitors to review contracts, potentially strata reports and inspections)
4. Determining the value of a home
5. The auction process (66 W form)
6. Offer strategy if passed in or prior to auction
7. Negotiating with selling agents
Buying Process
1. Getting preapproved/approved for your home loan (mortgage broker)
2. Identifying potential properties (realestate.com.au, domain, selling agent lists, buyers'
agent)
3. Inspections (solicitors to review contracts, potentially strata reports and inspections)
4. Determining the value of a home
5. The auction process (66 W form)
6. Offer strategy if passed in or prior to auction
7. Negotiating with selling agents
8. Offer acceptance (Signing contracts and paying deposits)
Buying Process
1. Getting preapproved/approved for your home loan (mortgage broker)
2. Identifying potential properties (realestate.com.au, domain, selling agent lists, buyers'
agent)
3. Inspections (solicitors to review contracts, potentially strata reports and inspections)
4. Determining the value of a home
5. The auction process (66 W form)
6. Offer strategy if passed in or prior to auction
7. Negotiating with selling agents
8. Offer acceptance (Signing contracts and paying deposits)
9. Settlement day (money in account, solicitor works will seller’s solicitor)
Home Loan Approval
Deposits and how much you need to qualify for a loan
• Historically could put down as little at 5% but you would pay LMI and receive a higher
interest rate
LMI (Lenders Mortgage Insurance - is a one-off insurance premium payable by the
borrower that protects the band against potential loss them may incur
A guarantor is a third party to a home loan, heling you to get a loan by offering the
additional support, generally limited to immediate family members.
Home Loan Approval
Pre/approval, approval in Principle, Conditional—want one that is fully assessed for how
much a bank would be willing to lend given that you are still employed, based on the
appraisal etc.
Final approval—actually receive the bank approval but subject to the bank’s actual
appraisal value of your home.
Generally working with a mortgage broker or individual bank’s brokers at this point.
Budget Planner
Know the Fees!
Stamp Duty—roughly 5% in NSW now, could be more for nonresidents
Buyers Agent Fee—typically 2% of sale price, could be flat fee
Solicitors/Conveyancer Fee – roughly 2K
Inspections/Strata Report – Around 200-300 each
Bank Fees –600 roughly but can sometimes be waived
Mortgage Registration/Transfer fees
LMI (Lenders Mortgage Insurance) if applicable
Council and Utility Rates
House Types- Houses
Pros
• Space and privacy
• Backyard/Gardens
• Easy to increase value with improvements
• No land tax and no Strata fees
Cons
• Maintenance can be costly
• Renovations are expensive
• Cost more than Strata
House Types- Apartments
Pros
• Lower maintenance
• Easier to make internal upgrades
• Access to common areas
• Located closer to amenities
Cons
• Strata fees, special levies, increases to Strata
• Limited space and storage
• Shared areas and walls with neighbors etc.
• Governed by Strata
House Types- House and Land Packages
Pros
• Brand new to your specifications
• Energy efficient and comes with builders' warranty
• Government grants and exemptions available
Cons
• Costs are not always fixed
• Takes time to build
• Generally away from the CBD
• Rely on how the local area develops
House Types- Off the Plan
Pros
• Secure the property with 10% deposit
• Brand new and can chose fixtures etc.
• Government grants and exemptions available
Cons
• Sunset clause—maximum time the developer must complete the build (ensure your
solicitor reviews this)
• Market prices can change by time they are completed
• Personal circumstances might change too, as home loan approval could be affected
• Difficult to increase the value of the property
Buying an owner occupied home
What do you need? Absolute essentials—bedrooms, bathrooms etc.
What are non-essentials?
Shortlist potential suburbs and property types: be realistic to the areas for certain properties
of the home such as a lift, air con, swimming pool, pet friendly, has views etc.
Searching for a Home
RealEstate.com.au
Domain.com.au
Off Market Listings—Buyer's agent
Real estate agent mailings
Pricing A Property
Selling agents set the price point as guide
• Listed price listed eg For Sale $495,000, can negotiate
• Price Range, can give you some room to move within the range
• “Price guide” is the lower bound—if reject an offer above the price guide, legally need to
update price guide
• By negotiation or contact agent, generally high price properties
• Can ask for comparable to come up to a figure
• Expressions of interest, very high price properties
• Offers over/above/plus (illegal in NSW, VIC)
• Fixed date sale (popular in Victoria) –submit your best offer
• By Auction—popular in high demand areas
Working with Selling Agents
Remember the selling agent represents the SELLER
Use pressure tactics—scarcity, good deal, competition, they are professional negotiators,
any information can be used against you
• Don’t give away too much information
• Be polite and friendly
• Make it easy for them to want to work with you—have preapproval in place, easy to
contact etc.
• Be confident
• Do your own research
Questions to Ask the Selling Agent
How long has the property been on the market?
Why are the owners selling? Have they bought elsewhere?
What feedback have your received (but don’t believe everything)
What comparables using
Have there been building or pest inspections
Have you received any offers, and if so for how much (again, don’t believe everything)
Why do you think it wasn’t accepted?
Questions to Ask the Selling Agent
What do you think it will sell for?
Any contracts requested? (NSW, ACT, Section 32 VIC)
Is the vendor an investor or an owner occupier? Lease in place?
What are the council water rates/strata fees
Any special levies or schedules works?
What settlement period?
Why do you think it hasn’t sold yet (for properties on the market for more than 4 weeks)
Private viewing or second inspection
What TO say to a Selling Agent
You are interested and will be in contact
You have pre-approval (but not for how much!)
What NOT to say to a Selling Agent
That you are first time home buyer
How long your have been looking
That you love the property
That you’ve missed out on other properties—need to know basis
What you think the property is worth
How much you have to spend
If you have a deadline
Too much personal information
Property Valuation
Comparables: RealEsate.com.au, Domain.com.au, CoreLogic RPData, PriceFinder,, 3
current properties on the market (less than 4 months old)
Independent appraisals-- expensive
Elements for property value
• Bedrooms, bathrooms, garage, living spaces
• Land size, apt sq. meters
• Location
• Fixtures, fitting and inclusions (kitchen, bathroom)
• Uniqueness for some reason, special features (swimming pool)
• Development potential
• Views and direction if faces (north facing is popular)
The Auction Process
Viewing other properties as they go to auction
Be prepared, finances, contracts, expectations for prices
Auctions can vary but governed by strict regulations
• There are no cooling off periods (66W in NSW)
• A deposit is paid and contracts exchanged immediately
• Vendor bid must be announced to buyers (not necessary the reserve price)
• If the bidding does not reach the reserve price, the auction is “passed in” and the highest
bidder will get the first chance to negotiate an offer, still on that day. (Don’t go inside if you are
bidding on the street!)
Auction Day Best Practices
Arrive early, register your interest to bid, conduct one last inspection
Don’t bid against yourself
Stick to your budget, or appoint a friend to bid for you with your budget
Be prepared to sign same day if you win
Keep calm, no need to start bidding, call out the bid in FULL
Making an Offer
Your offer
• Price
• Settlement Date
• Deposit amount
• Conditions if any (can the vendor use your deposit etc., cooling off.)
• Best in writing (email): address, your details, preapproval
• Always follow up to confirm receipt (phone/text) but be patient for a response
• You can add an EXPIRY: Please note, my offer expired at 5pm on March 28th. If we
do not receive an answer by this date I will proceed with an alternative property.
Negotiating Strategies
Stay calm and don’t give away too much information
The Agent wants to sell the home (else they don’t get paid)
You can negotiate settlement terms
• Waive cooling off period
• Short/long settlement period
• Temporary rent back options for the owner
• Releasing your deposit
• Be flexible
Be prepared to walk away-–give the agent your best and final offer in an email and say the
vendor can reconsider but will not be going higher
Accepted Offers
Pay deposit to Real Estate Agent Trust Account
Exchange contracts—working with a conveyancer or solicitor
Cooling off period 3-5 business days (unless signed a 66W NSW or at an Auction)
Building and pest inspections, strata reports (if have cooling off period)
Final loan approval—delays are still common so make sure all finances are in order well
before Settlement Date
Case category
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COMSM0093 COMP281 AFM 333 IBUS1001 CP2501 Math 105A VE320 TEC101 SOCY2166 COM240 EFIM20033 ENGI4467 EFIM20034 EC 979 BE432 7EJ502 CSSE6400 COMP90025 Econ 312 ENG2031 ECO0006 EXERSCI 207 CAN209 ECO 137W FT312 ECO 2199 MATH32052 BDW4213 APS 360 SAS 6 CHME0017 PO92Q Economics 01AV MATH39512 MATH 5486 COMP8620 ISE102 ECON235 ECON 206 FI 345 PHAY0020 MATH0099 MATH0085 EFB106 PHY 134 MAE115 circuits Chemistry CSE12 MATH-UA 233 PHAS0038 COMP2140 CONMGNT 7049 COMP151101 ECON 485 ACX5903 ENGN6536 ARCH1162 Law PHAS0042 CCF1C03 MATH 351 Phys 139 AG942 MGT001371 APH106 ECON1051 MA4AM MA3Z7 NUMBER THEORY REST0006 SESS0026 STAT0023 TABL 2741 CMP4008Y EFIM10015 Acct 560 PSYC735 GEOG 5 ACCT3104 CSEC5616 PHIL1012 ITLS6111 ECON8022 5CCM226A compX123 MA4XJ R001 EWB LLP120 COMP643 ENG 103 ECON 23950 ACCT 207 FINC 616 Bio99 Math 137A Psychology BCPM0054 MATH20212 EC3450 CENV6141 PSY 205 CE335 CS365 Calculus ACSD INFT6800 MCIT INFO6030 PHYS 111LV H63EEJ ECON2151 ENGI 2181 MTRX1701 PLIT08009 CS240 Math 270 CMP7000A CMP-7038B Math 263 LAW3016 CS371 STAT 334 FIN0008 ACC3004 STAT 371 ​COMP1921 MTH201 ACCT2000 UN3412 CIV6000 MATHS 3021 MATE7014 ECON1 CIBC6035 LAW121G COMM 321 CSC8204R TTM2033 CSCI 2600 MAE 115 LNG302 CENV6175W1 ECON30019 CPS2015 BST969 DDES9015 AMATH242 CS 1151 N1592 ACCT600 EG503G SMM519 EC318 Ecstatistics EEE 471 MARK2051 Topology COM00037H ACCT3000 MTHM501 EG501V COM00055H BUSN9085 GGR273 MATH 2B ITD102 MA214 ECON0060 ECE3114 ECMM447 Mechanics CCT361H5S BSAN3210 WELF2001 Fin3001 RESP5001 STA 137 Linguistics 101 CSCI368 CMPSC497 LUBS3655 OMBA 5355 BUSM2562 ​BFF5902 CYBR7001 CULT2005 ECON 7720 MTRX3760 FSE598 ​LUE1001 MGSC 7100 CS3240 COSC7500 ACCT3091 INFOGR TRAN 2080 DESIGN CIVE215001 CIVE2360 CPSC 8430 FNCE2003 Stoichiometry INFS6023 Quantitative Method Math 21D ECE5179 Design ​ECON8022 Chemical DMS 213 ADM1370 BFF5902 BFF2701 AGRI10051 AMN400 ECON7322 ​FINC5090 ​MATH1052 ​SciComp Elec4622 ​FINS5516 ENG 101 MMM143 CS431CA2 BSAN2201 EBSC7070 ES9v9-10 PLIN0009 DATA 8 MATH 101 BCPM0097 ​MAT 237 BISM2201 EEE8099 Physics 11 ECE2238B Biostat 234 ​ECON30009 INF10025 CHEM252 CCMA4008 CIVE 3007 STAT0031 ELEC ENG 3108 MGMT90140 CHEM 252 STAT3016 MMM095 ​MMGT6016 Legal STAT 311 ELEC9764 COMP 370 TCS 3053 EECS 1021 FIT1051 C/C++ EE3C COMP2003J COM398 COMP51915 Simulator FIN42330 8PRO102 PGD ELEC5160 XJCO1921 COMP5123M INFS 2042 CHE1148H ECA5313 IN3329 Microsoft Modeling B15 2TT COMP3687 COMP2432 DMS2030 KAN4TSF CFKG CSE 5322 CSE 445 STATS 3DA3 CHC5223 COMP1048 EL3105 EECS 3221 CS231 ME 4434 ITP4510 ITP4501 CSCI 5708 Controller EECE 5699 CPEN 231L CPN programs CSC8016 MATU9D2 ENGN4213 2. SVM. (10 points) Consider an SVM classifier using RBF kernel, and finish the following python code to search for the optimum kernel parameter γ. You are required to calculate the RBF function and search yourself, instead of using functions in Scikit-Learn (sklearn). def parameter search(gamma list ,Xtr,ytr,Xts,yts ,...): """ Parameters gamma list: A list of RBF kernel parameter gamma to search for Xtr: Training data, shape (ntr,nrow,ncol) ytr: Training labels, shape (ntr,) Xts: Test data, shape (nts,nrow,ncol) yts: Test labels, shape (nts,) ... Add other parameters as needed Returns: gamma optimum: The gamma with minimum error on Xts, yts """ ... return gamma optimum
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