At your service ….

…. property stock is our life-line and we need to move our current stock and get new stock in on a regular basis to keep “playing the game”. Properties that are priced right sell quicker, even in difficult markets. What makes it more difficult is when sellers want us to do the impossible by selling their property in the shortest time possible but for an unrealistically high price …. buyers are too well informed these days.

When we are approached by a seller to give our assessment and opinion on the property value / price for a possible sale, we assume our client is a serious seller, otherwise why bother. Our valuation is therefore based on recent property sales as well as factors such as condition, additions and potential. After 13 years of selling property, we also have a fairly good idea what buyers are looking for in a property. Funny enough, our valuation is not based on the value of the house that the sellers wants to buy or how much the seller needs to clear in order to settle debt or something similar ….

…. your house is only worth what a buyer is prepared to offer you …. if that is not enough, it’s better to take the property off the market.

Estate agents only earn money, income on property sales and not on property listings. Keeping your house on the market for as long as possible has absolutely no value to us. We spend a lot of time and effort making sure we list and present our listings to the best of our ability. We work funny hours, weekends and evenings, we spend stupid amounts of time making calls, following up, scheduling and confirming viewing, We market our stock on every possible social media platform and website with no cost to the seller in order to attract serious buyers, giving us the opportunity to sell the property as soon as possible at an acceptable price.

Selling a house is also a team effort where the seller and the agent have to work together … there are many little things that sellers can do to assist their agent … more about this later in my next post … watch this space … http://www.marnussteyn.com

For all our stock please visit http://www.steynrealty.co.za and you can also follow us on Facebook, Twitter and Instagram @steynrealty

To get you property listed and sold in the Roodepoort, Wilgeheuwel, Wilropark, Ruimsig, and surrounding areas …… give us a call, Your Agents 0722647806 / 0836041231.

Your sale is our goal.

OUR STOCK – SALES & RENTALS

In our current market, in the areas where we work in Roodepoort in and around the Wilgeheuwel area, we find that property rentals are in very high demand and that they move quite quickly whereas property sales are a bit of a “process” at the moment. Buyers are there, stock is there but buyers seem to be a bit hesitant ….. looking for absolute bargains where sellers are looking to get as much as possible, sometimes being unrealistic.

We have some amazing properties for sale at really good prices at the moment. We also have regular rentals which we market and manage for our landlords. Our rentals are picking up nicely and we aim to continue to grow this part of our business for the next year or two.

Sales will always be our main focus and we are serious when we say that ‘YOUR SALE IS OUR GOAL”.

Let’s have a look at some of our sales stock ….. everything is available to see on http://www.steynrealty.co.za …… and follow us on @steynrealty

For Sale through Steyn Realty – Allen’s Nek – R 2 395 000

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This is an amazing 4 bedroom 3 bathroom sectional title unit (Duplex) in Allen’s Nek for R 2 395 000. The property is around 265 sqm under roof and has immaculate finishes throughout. From the Kitchen to the Bathrooms ….. this is truly one of a kind.

The property has 3 bedrooms and 2 bathrooms upstairs with a HUGE main bedroom, balcony and upstairs lounge area. The guest bedroom / study / office is downstairs with a bathroom. The property has a TV lounge, dining room, pool, lapa, trampoline, covered patio, 3 x aircons, granite kitchen with space for double door fridge, gas oven and scullery for all your other appliances, double automated garage leading into the house as well as a double car port and visitors parking, FIBRE installed …… all in a very neat and secure complex.

Next up is a 163 sqm, 3 bedroom 2.5 bathroom duplex in Honeydew Manor ….. listed for R 1 550 000, this unit is actually priced under market value as a similar unit has recently sold in the complex for over R 1 600 000.

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Honeydew Manor R 1 550 000

This is quite a new development and the seller here bought directly from the developer about 3 years ago. This unit has all 3 bedrooms upstairs and a quest bathroom downstairs, lounge & dining room with a granite kitchen, covered patio and a double automated garage leading into the house. Good value for money!

If you are looking for a simplex where you have a 4th room & bathroom to be used as a study/office, domestic accommodation, teenager pad or store-room then the next property could be just the one.

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Honeydew Grove R 1 295 000

This property is in honeydew Grove and is 158 sqm in size. It was originally built with a 4th room / domestic room and bathroom behind the garage with its own separate entrance but also has an entrance from the garage. The double garage is also automated and leads into the house. The property has 3 double size rooms and spacious bathrooms, large living space with TV lounge and dining room and a large granite kitchen with pantry, space for 3 appliances and a double door fridge …. ar R 1 295 000 this is one of the best priced properties in the area.

RENTALS

As previously mentioned, rentals tend to move quite quickly. All our tenants are screened and verified before placement through the TPN Credit Bureau system.  If you are looking for someone to manage you rental portfolio, give us a call, we would love to assist. Marnus 072 264 7806 or Juanita 083 604 1231 … or email rentals@steynrealty.co.za

Here are some of our rentals available for 1 December 2017 and 1 January 2018.

Rentals 1 Nov List

We have a passion for real estate and we would love to assist you. Selling, buying or renting ….. we can help!!

PROPERTY

 

 

CSOS Community Schemes Ombud Service

If you belong to a Sectional Title Scheme then you are paying a CSOS Levy on a monthly basis and your complex / scheme has to be registered with CSOS ….. herewith some details.

“The CSOS was established in terms of the Community Schemes Ombud Service Act to regulate the conduct of parties within community schemes and to ensure their good governance. The Community Schemes Ombud Service Act, 2011 (Act 9 of 2011) and the Sectional Titles Schemes Management Act, 2011 (Act 8 of 2011) and Regulation thereto were proclaimed on 07 October 2016.”

For more information visit the CSOS website:

http://www.csos.org.za/

Need to sell? We need your property ….. give us a call:

Marnus Steyn: 072 264 7806
Juanita Steyn: 083 604 1231

PROPERTY

Costs when Buying Property

Every now and again we get buyers viewing properties or visiting our show houses with no idea that there are transfer and registration costs payable when buying property. Some of them also think that this can be financed with the bond amount.

So just to shed some light on this subject, especially for first-time buyers ….

When buying property, the purchasers (in most cases) are responsible for paying  the Transfer Costs as well as the Bond Registration Costs to the Transferring Attorney upon request. This is done after all suspensive conditions in the Sales Agreement has been fulfilled and needs to be paid in order for the registration process to proceed. In the case where someone buys a property in a new development these costs or a portion of these costs may already be included in the sale. Most property websites and portals as well as banking sites have built-in cost calculators where these costs can be calculated. Please have a look at our website at http://www.steynrealty.co.za for more detail.

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Transfer Costs: Is paid on the full sales / purchase price.
Bond Registration Costs: Is paid on the bond amount only.

Both these costs are calculated by the Attorney firms involved according the a schedule and sliding scale. Please look at the following example:

Full Purchase Price: R 1 500 000
Deposit Amount: R  100 000
Bond Amount: R 1 400 000

In the scenario above, the following estimated costs will apply.

Property Transfer Costs (R 50 298.00)
Attorney Fees: R 23 598.00
Transfer Duty: R 25 500.00
Post, petties, FICA and other: R 1200.00

Bond Registration Costs (R 29 985.00)
Attorney Fees: R 22 800.00
Bank Initiation Fee: R 5 985.00
Post, petties, FICA and other: R 1200.00

TOTAL COSTS: R 80 283.00

The Purchaser in the above scenario will then have to have R 180 283.00 cash available to cover the deposit and costs. Costs cannot be added to the bond amount / purchase price as this is not allowed by the Banks or Attorney Firms.

It is very important that prospective buyers take the time to calculate all the various costs and payments that they will be liable for before shopping for a new property.

For any queries on the above, please feel free to contact us or send us an email to marnus@steynrealty.co.za / juanita@steynrealty.co.za

Hope you have a great day …… off to go sell some houses.

 

 

Fixtures and Fittings

Fixtures and Fittings ….

Every Offer To Purchase (‘OTP’) has / should have a specific clause where the Purchaser and Seller agrees on which fixtures and fittings to be included or excluded as part of the Sale Agreement. This is done by mutual agreement on presentation of the OTP. Once the OTP is signed by all parties involved it becomes very difficult to change any clauses or conditions and must therefore be done prior to acceptance. Sellers should, as part of the Mandate Agreement be advised by their agents to specify any inclusions or exclusions of fixtures and fittings in the mandate agreement so that prospective purchasers can be informed accordingly when viewing the property.

To make this process easier, our OTP includes the following items as standard fixtures and fittings thatMAY NOT be removed unless otherwise specified in writing. The specific clause reads as follows ….

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“The Property is sold with all fixtures and fittings of a permanent nature, which the Seller warrants are fully paid for, and owned solely by the Seller, including all existing garden trees / shrubs / plants, stove, electrical light fittings / shades and (if any) curtain rails / rods / pelmets / blinds, swimming pool equipment / filters / motors, fitted carpets, fitted kitchen storage units, post box, electrical geyser(s), TV aerial, DSTV satellite dish, burglar alarm system, door-bell / knocker, keys and remotes. All electrical items are to be in working order on date of occupation. The purchaser is aware that the radio transmitter connected to the alarm system (if applicable) is the property of …………………………………………Security Company”, where the radio transmitter is therefore excluded.

The OTP also gives the Seller / Purchaser the opportunity to specify any inclusions / exclusions to this clause. Inclusions would be any NON-fixtures that will be sold with the property. Exclusions would be any fixtures that will be removed are not sold with the property. Apart from the items mentioned in the clause above, fixtures and fittings in general can be understood as being as the following:

Any items that form part of the permanent structure of the property such as built-in cupboards and vanities, mirrors, towel and curtain rails, blinds, shutters, light fittings & switches, light bulbs, security systems, built-in heaters, fans and air conditioning systems, gate / garage door motors & automated systems or anything that is bolted, nailed or screwed onto the property can be seen as fixtures. If, for example, there are bathroom cupboards hanging on the walls of the bathroom with towel rails attached to the cupboards, Purchasers viewing the property could assume that these cupboards and rails are fixtures as they won’t know if the cupboards are bolted to the wall or hanging on screws / nails like portraits / paintings. Sellers might think that these are non-fixtures and remove them causing huge frustration and unhappiness when the new owners take occupation.

According to our OTP the complete DSTV dish or any other antennas / dishes, brackets and cables are also seen as fixtures and therefore, unless excluded, are sold with the property. As previously mentioned, the Seller should exclude all of these items during the listing and mandate process and prior to signing any OTP in order to avoid unnecessary unhappiness and disappointment later on.

Should any items, deemed to be fixtures, be excluded, the purchaser may request that it be replaced by the Seller with a suitable alternative / replacement item. Take the DSTV dish for example: If the Seller has a very expensive, multifunctional DSTV dish and “LNB” combination and he / she would not like to sell it with the property, it should be excluded in writing and replaced with a suitable replacement / alternative system if necessary. The Purchasers may also request that should any fixtures be removed from the walls of the property where it was bolted onto the walls, that the holes be filled and the walls painted, or not, depending on what has been agreed. Purchasers may also decide to include certain items that are non-fixtures such as loose standing cupboards, pot plants, curtains etc. which the Purchasers may or may not agree to.

All the above should be negotiated and written into the OTP prior to finalizing and signing of the OTP to avoid any future misunderstanding.

We hope that you find the information useful. Happy selling. If you need any assistance with the sale of your property in the Roodepoort, Gauteng area, please do not hesitate to contact us:

Marnus Steyn: 072 264 7806 / marnus@steynrealty.co.za

Juanita Steyn: 083 604 1231 / juanita@steynrealty.co.za

To view all out available stock, please visit our website at www.steynrealty.co.za

You can also like and follow us on Instagram, Twitter and Facebook at @steynrealty

Rental Management

In between all the selling, we (Steyn Realty) also offer Rental Management Services to our Investor clients and Landlords. These services are offered through the TPN RentBook and Credit Bureau systems and include but are not limited to the following:

  1. Listing, advertising and marketing the property at no additional cost to the Landlord / Owner.
  2. Setting up viewings with prospective tenants.
  3. Application screening.
  4. Credit vetting through Trans Union ITC, Experian and the TPN Credit Bureau.
  5. Explaining, negotiating and completing the TPN Lease Agreement.
  6. Monthly invoices / statements to tenants.
  7. Capturing of payments on the TPN RentBook system.
  8. Reconciling accounts on a monthly basis.
  9. Sms notifications / reminders on outstanding payments.
  10. Payment of monthly expenses on behalf of the Landlord like levies etc.
  11. Owner / Landlord Statements & reports.
  12. Tax Statements on properties.
  13. Management of general maintenance issues as they arise.
  14. Periodic visits and inspections as agreed with the Landlord and the Tenant.
  15. Facilitating maintenance work to be done as and when necessary.

Most of the properties that we currently manage are either in complexes or estates where we then pay the respective levies to the managing agents on behalf of the landlords. We also make payments to the council and to contractors where applicable. Tenants are charged for their water & electricity consumption and in some cases also for security, sewerage, rates & taxes etc. depending on what has been agreed to in the lease agreement.

We don’t charge any upfront commission for the management of a property or the tenant. Our management fees are 7% of the monthly rental with a once off placement & renewal fee.

For any queries regarding our rental services, please email rentals@steynrealty.co.za or contact Marnus on 072 264 7806 / Juanita on 083 604 1231.

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Stock – Some of our latest listings …

We focus predominantly on property sales and rentals in areas from Sterkfontein / Pinehaven side, along Hendrik Potgieter towards Clearwater Mall and Wilgeheuwel Hospital.

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what we do …. @steynrealty

We have recently sold some of our stock and we urgently need new rental and sales stock for our buyers. Here are some of our current stock:

For Sale:

  1. Windsor West – R 690 000 – CLICK HERE
  2. Wilgeheuwel – R 899 000 – CLICK HERE
  3. Wilgeheuwel – R 935 000 – CLICK HERE
  4. Wilgeheuwel – R 950 000 – CLICK HERE
  5. Wilgeheuwel – R 1 125 000 – CLICK HERE
  6. Allen’s Nek – R 1 500 000 – CLICK HERE
  7. Little Falls – R 1 599 000 – CLICK HERE – House
  8. Wilgeheuwel – R 1 645 000 – CLICK HERE – House
  9. Honeyhill – R 1 700 000 – CLICK HERE – House
  10. Ruimsig – Smallholding – R 4 650 000 – CLICK HERE

To Let:

Our rentals are done through the TPN Rentbook system and all our applications are subject to a full credit approval process, employment verification and affordability screening. All of our properties are currently occupied but we get new stock in on a monthly basis. If you are not happy with way your rental portfolio is managed, we can also take it over.

Here is one 3 bedroom and one 2 bedroom unit we have available from 1 May …

  1. Wilgeheuwel – R 5500pm – CLICK HERE
  2. Wilgeheuwel – R 9 250pm – CLICK HERE

For more details on any of our services, please call, whatsapp, sms, email, tweet, facebook message …. we will get back to you.

Hope you have a great weekend.

M&J  …… http://www.steynrealty.co.za …… @steynrealty