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SELL THROUGH STEYN REALTY

I recently posted this article on our website in an attempt to notify sellers and future property sellers as to the potential pitfalls / costs when selling.

Just in the case of purchasers who need to do their homework before buying, making sure they are credit worthy and what they can afford, Sellers also need to do their homework ….

While touching on a couple of other issues, the article aims to outline most of the potential costs that Sellers may be responsible for during the sales and registration (transfer) processes. It covers the following:

  1. Avoiding Penalty Interest
  2. Bond Cancellation Costs
  3. Compliance Certificates
  4. General Condition of the Property and
  5. Nomination of the Transferring Attorney Firm.

You can read the article by clicking on the link below.

CLICK HERE

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For any sales or rental related queries or to get your property listed in the Roodepoort, Ruimsig, Wilgeheuwel, Little Falls, Constantia Kloof and surrounds …. please contact!

Marnus Steyn – 0722647806 / marnus@steynrealty.co.za

Juanita Steyn – 0836041231 / juanita@steynrealty.co.za

http://www.steynrealty.co.za

 

Where is TIME going …?

August 2016 …. 5 months into our own business and more than 11 years in the Real Estate Industry and here we are …. still going “strong”.

PROPERTY

During the last 5 months we have done a fair amount of transactions ranging from R 2 000 000 to R 500 000 but we need more, much more. We pride ourselves on being pro-active when it comes to marketing and advertising of our stock, technology and the quality of our service, feedback, knowledge and professionalism.

Buying or Selling property is a massive decision and we take it very seriously. We have the necessary knowledge and experience in selling residential homes / clusters as well as sectional title townhouses and apartments to make sure that our clients are in good hands and get the right advice. We also offer rental procurement and management services where we offer a complete service through the TPN Rentbook and TPN Credit Bureau systems.

We get enquiries for sales and rental stock on a daily basis and we need more stock to show our buyers and tenants.

If you are at all looking to SELL or LET OUT your property, please give us a call or an email so we can assist. We cover quite a large area from Pinehaven in the West all the way along Hendrik Potgieter up to the Wilgeheuwel Hospital area in Radiokop. We are also looking for properties in Helderkruin, Kloofendal, Constantia Kloof and Weltevreden Park.

We can be contacted as follows:

Marnus: 072 264 7806 / marnus@steynrealty.co.za
Juanita: 083 604 1231 / juanita@steynrealty.co.za
Our website is: http://www.steynrealty.co.za
We are also quite busy on social media where you are welcome to follow our tips / hints / latest stock and industry related news updates and info ….

For our Facebook page ……. Click here
For our Twitter feed ……. Click Here
You can even follow us on Instagram ….. @steynrealty

We would also love to hear your views and thoughts on the SA Real Estate industry so please interact and give us you opinion.

\WE CAN HELP

 

Property For Sale in Helderkruin / Kloofendal, Roodepoort

Helderkruin and Kloofendal are arguably two of the better suburbs to stay in the Roodepoort area. Close to schools and other amenities, these two areas are quiet and established with large residential stands and older but well built properties. Many of the properties have been upgraded and renovated over the years.

I have 3 residential homes for sale in these areas and any prospective buyer can contact me directly to arrange a viewing …… have a look at the following:

1. Kloofendal R 2 275 000 (Negotiable)

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This is a very neat and spacious 3 bedroom house that has also got a 4th bedroom / flatlet with its own bathroom and kitchen. What makes this house unique and adds to the value is that it has full gas and solar installations for the kitchen as well as the geysers. Loadshedding is no problem with a generator and because of the gas and solar features, the electricity bill is really low. Electricity is also pre-paid.

Other features included a study, under cover parking for a caravan, trailer and or boat, double automated garage, solar heated pool, domestic accommodation with bathroom and solar geyser, large extra Wendy House for storage, a second entrance gate at the back, a jungle-gym and lots of garden space to play.

Being a corner property, this stand is 1500m². This really is an exceptional property with so many positive features. To view this property …. click here

2. Helderkruin R 1 695 000 (Negotiable)

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Built on 1286m² stand and situated very close to the Kloofendal Nature Reserve, this property is also totally renovated. From the roof to the kitchen and bathrooms have been renovated and upgraded for a more modern but warm and family orientated lifestyle. This property has 3 well sized bedrooms with laminate flooring and two bathrooms. The kitchen has a huge scullery section witch also doubles up as the laundry with lots of cupboard space.

Three large living areas include a dining room, formal lounge and TV / Family room leading out to the pool area. Other features include a study, domestic room, outside bathroom, double automated garage, braai / entertainment area and irrigated garden.

This is the perfect home for a young couple or family where you can stay for the next 20 years …… to view this property …. click here

3. Helderkruin R 1 650 000 (Negotiable)

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Spacious comfortable living in this very neat and spacious family house. 1566m² stand, 3 bedrooms and a study (which could also be a 4th bedroom), 2 bathrooms and 3 living areas. Work-from-home possibility with some minor adjustments. If you are looking for a big kitchen where the family can get together, well then this is it. Separate scullery, double fridge and plenty of space for other appliances.

This property has a front and back garden with beautiful rock garden, grass terraces and sparkling pool. Additional features include a domestic room and outside toilet, separate side entrance, a bore hole for the garden, irrigation system, covered back patio and plenty of playing space ……

This property is a dream come true for a your couple or family looking to settle for many happy years. To view this property …. click here

For more on these properties or any other of my listings, go to http://www.realpro4u.co.za

My BC

What Sellers need to know.

So you want to sell your property, could be the house you stay in now or maybe another that you have bought some time ago for investment etc. The first thing you do as the seller is to think about PRICE. What can I / we sell this for?

With all the information available to buyers and sellers these days it is quite possible for sellers to take all of this information into consideration to get to an amount. What sellers need to know is that a lot of the information floating around on the internet and in property publications and booklets are or could be misleading. Take the property publications and ads on the internet sites for instance. Many of the properties advertised on these platforms are over-priced, have been on the market for a long time and just because they are in the same complex, estate, area or street as your property, doesn’t mean that you can price your property accordingly.

Although it gives us an indication, it is a known fact that over-priced properties take a very long time to sell, they become stale and then eventually sell for a lot less if they sell at all. It also doesn’t help talking to sellers in the area as many of them won’t tell you if their property sold for much less than the asking price. To get to the accurate selling price for your property the following needs to be taken into account:

1. Recent Sales: Recent selling prices of similar properties in the complex, estate or area. This is easier in sectional title complexes and estates than in normal residential areas unless the agent knows the properties that have sold and he/she can can also compare specific specifications.

2. Buyers Needs: Experienced agents know what buyers are looking for. Sellers need an independent view on this from an agent that is not emotionally attached to the property. Everything from the layout of the property to the specific finishes, storage space, lighting, garden size and privacy could be issues that are very different from one buyer to the next.

3. Defects, Declaration and Costs: Defects and the general condition of the property is a very important factor. Neat and well maintained properties sell quicker and at better prices …… that’s an industry standard unless you are buying a “fixer-upper” when a whole new set of rules will apply. All possible defects and the general condition of the property has to be documented and declared to the agent so that the buyer can be made aware of the situation. Buyers need to know what they are buying and they will be looking to the agent to declare this. All costs associated with the property need to be declared and documented such as rates and taxes, levies, additional security and maintenance levies etc.

4. Availability: Availability for viewing is sometimes a big problem. Especially in properties where there are tenants that are scared that the property will be sold. Agents will need access to view the property. Most buyers view on weekends and after hours and if that doesn’t suit the seller, well then you might just as well take your property off the market.

5. The Market: We are still in a Sellers Market which means that, taking all the above into consideration, sellers should be able to get slightly higher or at least close to asking price for their properties, if they are priced correctly. With interest rates and stock being low, this is a good time to sell. Buyers also get the benefit of low rates but unfortunately supply is a problem if you don’t find what you are looking for.

6. Commission: Sellers need to account for commission of +/- 5% to 7% of commission to be paid to the mandated agent or the agent who introduced the property to the buyer. This needs to be negotiated and agreed on and documented before the agent starts to market the property.

Determining the market related price of a property to secure a successful sale at the highest possible price with the best possible conditions is serious business and should be left to a property professional. For property sales on the Westrand, Krugersdorp and Roodepoort, contact me on 072 264 7806 / marnus@realpro4u.co.za

Stock – Listings available

Stock, stock and more stock ………. Just a quick one regarding some available stock the I will be advertising for next week. Some well priced family houses in Krugersdorp and Townhouses available in Roodepoort. Small holding properties in a secure estate in Honigklip as well as some stunning estate houses in Chancliff, Krugersdorp.

For all my, and all RealPro listings please remember to visit the RealPro website at www.realpro4u.co.za

What factors should you consider when buying into a HOA or Sectional Title / Body Corporate ….

A resent article on Property24 highlighted the most important factors to consider when buying into a HOA (Home Owners Association). Herewith the article:

05 Jun 2012

Gated communities and private estates have become common place in South Africa mainly due to their perceived feelings of added security and safety. What most people might not realise is that each of these communities and estates are ruled by a Home Owners Association (HOA) that has their own set of rules and regulations with regards to what can and cannot be done.

Ask to see the most recent trustee meeting minutes – viewing the minutes will be able to give you an idea of the topics and issues that are current within the estate. “HOAs are often confused with Sectional Title Schemes or Bodies Corporate, and whilst the two are similar there are many differences,” says Johann Le Roux, Director of Propell.

Before buying into a gated community or private estate, Le Roux advises that you ask the following questions with regards to the HOA for that estate:

  1. Make sure you know what the HOA rules and regulations are. For example are you able to sublet any parts of your property or run a business from your property? What are the styles and colours allowed? Are you allowed pets within the estate; and if you are allowed dogs, must they be walked on a leash when out in the common area? If you are unsure of any of the rules and regulations stated, seek legal advice.
  2. What is the financial standing of the HOA? Is the HOA currently in the black? Does it have any monies saved for future projects? What are the current levies and when last were they increased?
  3. What is the arrear levy collection policy? Obtain a list of arrear owners to establish if there are significant arrear balances, which could impede the HOA’s cash flow.
  4. Ask to see the most recent trustee meeting minutes – viewing the minutes will be able to give you an idea of the topics and issues that are current within the estate.
  5. Find out if there are any penalties for not building within a specified time period – this especially applies to estates where you buy your plot and then build. The penalties for not building within a specified time period have been known to be as much as 8 times what the current levies are.
  6. Make sure the home/property that you are buying is not already out of compliance with the HOA regulations.
  7. What do your levies cover? For example – security, road maintenance, path maintenance, fences, public areas such a pool, club house, etc.

The main advantage of living within an HOA is the lifestyle opportunities they offer, says Le Roux ……

 

 

 

 

A couple of examples in the areas where I sell.

  1. Townhouse in Wilgeheuwel,Roodepoort for R 489 000
  2. Townhouse in Rangeview, Krugersdorp for R 599 000
  3. Townhouse in Wilgeheuwel, Roodepoort for R 850 000
  4. Townhouse in Wilgeheuwel, Roodepoort for R 925 000
  5. Cluster in Chancliff, Krugersdorp for R 1 140 000
  6. Cluster in Chancliff, Krugersdorp for R 1 355 000
  7. Cluster in Strubensvallei, Roodepoort for R 1 750 000
  8. House in Estate, Ruimsig, Roodepoort for R 2 500 000
  9. House in Estate, Ruimsig, Roodepoort for R 2 750 000
  10. House in Estate, Chancliff, Krugersdorp for R 5 259 000

Just to point out that most the advice given above is also applicable when buying into a Sectional Title (‘ST’) / Townhouse development with the major differences being:

  1. Most ST developments are managed by a property management company.
  2. Properties are mostly refered to as Townhouses or Flats where HOA’s are Clusters and or Single Residential Properties within an Estate.
  3. These Townhouses do not have their own Erf numbers which is covered by one Erf number for the development as a whole.
  4. Owners do not own the stand / land on which the property is built but only the inside of the building.
  5. Owners therefore own a share in the development depending on the size of their unit ……… and so we can go on.

The ST developments appoint a board of trustees made up of owners and also have audited financials, rules and regulations, annual general meetings where budgets and levies are discussed and minuted. Some even have regular news letters sent out to owners / residents which can all be obtained prior to signing on the dotted line. Agents selling any of these properties should also be able to provide you with such info where requested.

Additional monthly expenses that you need to be aware of are:

  1. Levies + additional levy for security where applicable (some complexes have this included in the current levy but this is not always the case). Levies normally include payment for services such as: upkeep of common property, garden services, refuse removal, general maintenance to the common property as well as to the exterior of the units, security services and maintenance to gate motors, systems etc, structural insurance (replacement value) including repairs and replacement of geezers, windows, walls, roof structures etc.
  2. Rates and Taxes paid to the relevant council.
  3. Water and electricity usage (Some developments might have these on a pre-paid system) normally included on the levy statement.
  4. Any special levies imposed by the Body Corporate for maintenance, upgrades etc.

What is very important is to make sure that when you buy into any of these Developments, Complexes or Estates, that any additions, alterations or improvements of any sort has been approved by the HOA or Body Corporate and the Council where applicable.

Just as buying any property, you as the buyer have to make sure that you took all necessary steps to gain as much info on the relevant property that you want to buy that you are comfortable going forward with the sale.

Just remember …… “Any day is a good day to buy Property”!

Marnus