NZ Homeowners June / July 2011

NORTH SHORE & WHANGAPARAOA

New Zealand’s leading home guideJune / July 2011 - Issue 009

www.nzhomeowners.co.nz

DOES YOUR HOUSE LEAK?CALL ROD ON0508 RECLADFree Consultation, Value $150+ gst when you mention this ad

For more information see page 12

WWW.ALARCON.CO.NZ

WinWin 1 of 3

iPad 2s

38 Barrys Point Rd,

Takapuna

www.wireddog.co.nz

Click the code to win an iPad!Go to pg 4 to fi nd out how to enter for free!

P-LAB Contamination…

is it the next LEAKY

BUILDING DISASTER?

Pg5

1 NZ Homeowners • June - July 2011

We all know how both rewarding and frustrating a building project can be no matter how big or small, especially when it is your family home! NZ Homeowners sets out to help alleviate some of those frustrations, and enhance the rewards by not only providing some useful information, but point you towards the correct expert to complete the job safely and correctly.

In this edition, along with interesting and informative editorial, we have some exciting competitions and give-aways!

NZ Homeowners in conjunction with Wired Dog will be giving away one of three i-Pad2 over the next three issues! See page 4 for details of how to enter for free! NZ Homeowners is also the fi rst publication in New Zealand to bring to you Clicode and their unique ‘Quick Response’ (or QR) technology. See their ad on page 11 and try NZ Homeowners unique code featured here.

Panelrok, on page 8, have upped the ante, and are also giving away a free i-Pad2 with EVERY ORDER over $5000+gst.

The head-line article in this issue is the problems of P-Labs. After meeting Christina Stroud (christinastroud.com) we felt compelled to highlight the effects that P-labs have not only in our community but also our homes too! Unfortunately, the presence of these labs is a lot closer than we realise and for a landlord with a rental property, this could potentially be fi nancially crippling!

Enjoy the read! Chris

Contact details:

Publisher: - Chris Mostert - 0211 347 103

E-mail: - [email protected]

Printers: - PMP Ltd

Distributors: - Reach Media Ltd

Web: - www.nzhomeowners.co.nz

Distribution is free into 35 000 homes covering: Albany, Arkles Bay, Army Bay, Bayswater, Beach haven, Belmont, Birkdale, Birkenhead, Browns Bay, Campbells Bay, Castor Bay, Crown hill, Devonport, Forrest hill, Glendhu, Glenfi eld, Greenhithe, Gulf harbour, Hatfi elds beach, Hauraki, Hillcrest, Mairangi Bay, Manly, Marlborough, Meadowood, Milford, Murrays Bay, Narrow neck, Northcote, Northcote central, Northcote point, Orewa, Paremoremo, Pinehill, Red beach, Rosedale, Rothesay Bay, Sherwood, Stanley point, Stanmore Bay, Sunnynook, Sunset north, Takapuna, The Palms, Tindalls beach, Torbay, Totaravale, Waiake, Wairau park, Wairau valley, Westlake.

Magazine will be published 6 times per year and distributed in the fi rst week of everysecond month.

Opinions expressed and statements made in adverts and editorials in NZ Homeowners are those of contributors and advertisers. They do not necessarily represent the views of the publisher.

NZ Homeowners sets out to be a print medium to market products and services in the house and home related industries to our readers.

While all efforts are made to ensure accuracy, no responsibility will be taken by the publisher for inaccurate information or for any consequences of reliance on this information.

ass

Oatnt

Nth

Wrio

NZ Homeowners • June - July 2011 2

In the last issue of NZ Homeowners we talked about some of the differences between renting and home ownership

On a similar theme we thought we would comment this issue about purchasing residential property as an investment.

Kiwis’ have always been attracted to property. Some would say it’s in the blood and the kiwi dream for many has included a house to live in with a plot of land.

In recent years that dream has been extended to include one or two Investment properties and we have borrowed heavily to achieve that. In fact the desire to own investment property has become so prevalent that in many instances it is possible that we lost sight of any long term plan or purpose. We have sort of got carried away with what is fashionable, in many instances, without thinking about the wider ramifi cations of owning an investment.

In fact we have been so accustomed to making money on residential property that during the recent slump in property prices many of us decided to become landlords by default rather than sell at a loss.

So where to from here?

While the residential investment property market has been somewhat subdued during the recent recession, and it is indeed true that some of the tax benefi ts associated with owning investment property have been taken away from us, the reality exists that there will always be a demand for rentals. As long as that occurs there will be those of us who choose to invest in this medium.

I believe that before investing in property it is imperative we understand what we want to achieve. The benefi ts from rental investment come from the long term ownership and having a third party help meet obligations, not

from capital gain. My fi rst rule of ownership is that unless owning residential investment forms part of your long term investment strategy stay away from it.

Likewise it takes a certain personality to manage property. Sure

you have to show empathy and understanding but you also need the ability

to take a hard line if warranted, especially if a tenant falls behind in their rental payments. If this is not you and you still

want to have Investments then carefully choose a Property Manager and have them manage the property for you. While there is a cost associated with that it will be a lot less stressful for you in the long term.

Next, accept that your tenant is unlikely to treat the property as you would your own home and be prepared to factor in some cost for maintenance. If you can’t afford to do this, or if your ability to meet your commitments is highly dependent on the rental you are likely to generate then you should consider carefully whether owning an Investment property is the right decision for you.

Finally, having made the decision to invest in property actively seek advice from professionals qualifi ed to help you make the right decisions. This includes talking to experts who can advise you about taxation and ownership options.

At prosper we will explain the fi nancial implication of various investment scenarios and we will help you structure your borrowings in a way that best suits your circumstances. If you are seriously considering purchasing an investment property you should certainly have us on your list of people to talk to. We have a number of dedicated professionals available to help provide you with the most competitive options.

GEOFF BAWDEN, Director, prosper group (09) 478 0170

Purchasing Residential Property as an investment

Looking to secure a new home? We’ve got it covered (in more ways than one)

Whether you’re purchasing a first home, swapping houses, building or looking for an investment, the team at Prosper makes sorting the finances totally stress free. And it doesn’t stop there. With specialist insurance

advisors, we make getting perfectly tailored protection easy.

To find out more about how Prosper can help you secure your new home,call (09) 478 0170 today and we will help find the best solutions for you.

prosperADVICE | INSURANCE | HOME LOANS

“Helping New Zealanders achieve financial security and prosperity”

TM


Curtains vs Blinds?

The winter chill has now well and truly arrived.

One of the questions we are most often asked around this time of year

would be “are curtains or blinds better for keeping my home warm?”

It’s well known that lined curtains are great at keeping the chill from

your windows under control. A full, luxurious lined drape will turn that

chilly lounge or bedroom into a snug, cosy sanctuary in no time.

But what about when summer rolls around again? Most peoples

concerns then turn towards glare control and keeping harmful UV rays

off their treasured interiors. Sunscreen blinds are much better in this

situation, as they offer both glare control and privacy, all while keeping

a room light and allowing you to keep your view. But coming back to

the present and the issue of insulation, roller blinds are less effi cient at

insulating than lined curtains.

The obvious answer to get the best of both worlds is to combine the

two. Mount a sunscreen blind inside the window frame and have your

drapes close over the front. This allows you to stay warm in winter, and

keep the glare out in summer.

There is however another clever solution to this dilemma. Recently we

have been combining a sheer curtain fabric and a decorative curtain

lining on a double track system. This allows you to close both the sheer

and the lining in winter to keep in the warmth, and only open the lining

in summer to let in the light, but cut down the glare and give you privacy.

The decorative effect of sheer over the lining gives a wonderful soft feel

to a room, as well as providing interest through pattern and texture.

Colourplus North Shore

Tel: 09 478 0540

[email protected]

Which window covering gives you the best insulation during the winter months?


Win an iPad 2Win one of three iPads in the next three issues of NZ Homeowners

Click the code with the camera on your web enabled mobile to be in the draw.

Or e-mail your name, telephone number and e-mail address to [email protected]

First draw:10.00am Friday 22nd July 2011. • Second draw:10.00am Friday 16th

September 2011. • Third draw:10.00am Friday 18th November 2011.

Terms & Conditions apply: Please see the Directory page at the back of the magazine.

Click the code

& WIN!WIN!Click the Code using the code reader on your phone and complete

the form to enter.

If you don’t have reader go to www.clicode.mobi to download one.

if you don’t have a web enabled phone, e-mail your name, telephone

number and e-mail address to [email protected]


The risk of meth lab contamination

is a growing issue for homeowners.

Once it is noted on a LIM report that

home has been used as a meth lab, it

can lose tens of thousands of dollars in

value. Defi nitive testing of a property

alone costs $2,500 to $3,000!

Some 75% of the meth labs police

fi nd are located in properties rented

to third parties, but no property type

is safe from use as a meth lab. Rural

and remote properties are particularly

exposed due to their isolation, but

properties within the suburbs are at

risk too. Meth labs have been found in

all parts of Auckland and in all property

types, from penthouse apartments in

multi-fl oor developments to stand-

alone properties.

The fi rst clandestine meth lab was found in NZ in 1996. In recent years,

200 or so meth labs found each year by police. This is estimate to be

only 5 to 10% of the total in operation each year. Meth labs move

around, so multiple properties can be affected by one meth lab.

This assumption is based on the fact that 70% of the meth consumed

in New Zealand is made in New Zealand.

‘Where you have meth users, you have

meth cooks and the more meth users

you have, the more people there are

cooking,’ says meth expert Christina

Stroud. Based on the Shore, Christina

has an unsurpassed track record of

successfully working with meth users

to get them to stop their habit.

Most people assume that meth doesn’t

concern their families or community.

The fact is meth affects all of us.

Drug gangs seek to access our wealth

through the risk taking habits of young

adults. People steal to pay for their

drug habits. Increased levels of violence are heavily infl uenced by the

chemically altering effects of meth.

All these factors infl uence the reputations of our communities as safe

and desirable places in which to live and raise a family. These factors

also have a profound effect on the values of our property assets.

It isn’t just a South Auckland issue, as many would like to believe.

Some anti-meth industry experts estimate that in certain areas of

the North Shore and Whangaparoa, meth usage rates are at 20% of

the population!

Miles Stratford, Director of MethMinder, a company that helps

protect property investors from this risk and increase their returns on

investment, believes that these stats and the fact that New Zealand’s

meth problem is not getting any better, mean that if it has not done so

already, meth lab contamination of property is an even bigger risk to

property investors than leaky buildings.

‘The difference between a leaky building and a meth lab contaminated

property is that, unlike a leaky building, you cannot spot a meth

contaminated property by looking at the design.’

Is P-LAB Contamination the next LEAKY BUILDING DISASTER?

How to reduce risk of buying a meth contaminated property

You cannot eliminate the risk but there are a number of

things that can be done to reduce this risk:

1. Ask the real estate agent/vendor about the history

of the place – has it been monitored for meth

being cooked?

2. Look out for unusual stains and/or chemical smells

particularly in the kitchen, laundry, garage and

sleep out.

3. Check the LIM report for reference to ‘NZ Police

Hazardous Chemicals Notice’.

4. Talk to neighbours about the previous occupants

and unusual activity at the property.

5. Have the property tested - costs will range from a

few hundred to a few thousand dollars depending on

the level of assurance you are looking for.


Managing meth lab riskMeth chemically alters people. It turns them into lying, stealing,

thieving, cheating manipulators who look like the people we knew

and loved but have changed such that they will do anything to feed

their habit. - This is why so many people get caught out.

People who end up using your investment property to cook meth

in present as perfectly normal prospective tenants. They may be

existing ‘good’ tenants whose personal

circumstances change leading them to cook

meth, as happened with the tenants of this

Auckland property pictured opposite.

MethMinder is a kiwi company offering

a globally unique monitoring and alarm

system. MethMinder detects meth being

cooked. If used when the property is

advertised it deters people involved with

meth from ever renting the property where

MethMinder is installed. ‘Why go to a property that is monitored for

meth, when there are thousands of others that aren’t?’ asks Miles

Stratford, Director of MethMinder.

The Insurance Council advice on managing meth lab risk is to vet

tenants and regularly inspect property. ‘Despite adopting these

recommendations, hundreds of properties suffer meth contamination

each year’ says Stratford. He believes this is because people don’t

realise the shortcomings of this advice.

He points out that a property owner or manager cannot vet all

known associates of a tenant, cannot be there 24/7, must give 48

hours notice to enter a property, which is more than enough time

to clear away any evidence, cannot rely on the neighbours to report

their concerns and cannot prevent the Courts from bailing meth

criminals back to your property.

‘The only way to be sure your property is protected’ says Stratford,

‘is to keep people involved with meth out of the property and in this

regard MethMinder is essential’.

Options for getting properties monitored

by MethMinder and avoiding the massive

losses associated with meth labs start

from less than $1 per day and all costs are

tax deductible. To put it in context, one

defi nitive test for meth contamination is

enough to pay for 5 to 6 years of protection

from MethMinder.

As well as protection and preservation of

asset value, MethMinder also offers smart

operators an opportunity to increase their return on investment.

Tenant concern regarding meth labs is growing. People who are

concerned about the environment they live in will pay more for, look

after better and stay longer in a home they know is safe.

Call 0800 637464 or www.methminder.co.nz. for more information.


Stylish bathrooms • Reasonable pricesPhone : (09) 478 0224 Mob : 029 292 6657

e-mail : [email protected]

Does your bathroom need a makeover ? We can help.

By

We offer :• Free quote and 1st consultation • Custom built complete bathrooms• Design, advice and council drawings • Insurance and Health & Safety compliant• Experienced trades and project management• Minimal stress – we take care of the process for you

??p..

1 t lt ti

BBy

BATHROOM MAKEOVERS

pliannnttttttttt

All work guaranteed


Take advantage of PANELROK

and get a little extra!

For orders over $5000 excl GST, simply confi rm your PANELROK fence order

before 31st August 2011 and receive a FREE ipad 2*

This unique New Zealand-made product is an affordable versatile

fencing system that offers a refreshing alternative to traditional

fencing options.

It is suitable for a variety of external applications transforming the look

of your home and garden.

Panelrok modular fencing and wall systems incorporate the very latest in

composite technology and feature the great look of masonry plastered

fences at signifi cantly less cost.

The fi nished product is a stylish, long lasting, low maintenance panel

that is strong and durable yet incredibly light weight which means no

cracks, rot or rust.

Since taking over the company in 2007, Director Murray Clarke

and team have been strongly focussed on perfecting all aspects of

both the product and service and are now setting high standards within

the industry.

The Panelrok system arrives at your home fully completed and can be

installed in just a few days with minimal site disruption, eliminating the

need for block layers, earthworks, plastering, expensive foundations and

the mess of construction. Best of all, Panelrok fencing systems require

no engineers or council consents. It also has excellent sound reduction

qualities, reducing noise from the road and neighbours

Recently, the innovative Knotwood aluminium fence and gate range has

been added to the Panelrok range. Knotwood gives you the natural look

of timber without the time-consuming maintenance and issues.

Panelrok can provide solutions for your boundary, courtyard and gate

requirements.

Check out the photo gallery on our web site for inspiration

With winter traditionally being a slow time, we’ve decided to add a little incentive to warm things up! An iPad 2 with every order over $5000 excl GST*

Contact Panelrok today for a FREE quote!

www.panelrok.co.nzTel: 0800 266 730

Receive a free

iPad 2*

* Terms and conditions apply

9 NZ Homeowners • June - July 20119 NZ Homeowners • JuJuJuJuuneuneuneeeeeeuuneJu eeununeu eu eeJ - J - ----- - JJJ- J uly ululuully uly uly u 201201202011201201201101120111112011201112

It doesn’t matter whether you prefer listening to jazz, pop, rock, classical music

or the latest movie surround-sound eff ects. It doesn’t even matter whether the

source is CD, DVD, Blue-ray, iPod or vinyl. The balance and naturalness of the sonic

reproduction is what dictates whether one just hears sound or truly wants to

feel music.

Shop 3/100 Don Mckinnon drive. Albany ph 444 4321 or 83 View rd, Mt Eden ph 6388 555

www.paulmoney.co.nz

One of the advantages of dealing with the team at Paul Money is not only our vast technical knowledge, but

also our love of accurately reproduced music. This is the reason why we don’t stock a product that we are not

enthusiastic about. Come in to see John or Ben who will construct the correct system for you based on the size,

colour and your budget. We also can assist with installation, repairs as well as designing a comprehensive system

for customers who are building a new home.

Audio Analogue Audiolab Denon Dynaudio JVC Luxsound Mission Monster NAD Niles Nu Force PSB Panasonic Pioneer

Polk Audio Pro-ject Rotel Samsung Sumiko Velodyne Wharfedale Yamaha

AUL

ONEY


Stereo vs Home theatre?

For the most part choosing a music/entertainment system is

a daunting task, especially with all the vast options available.

A good place to start is what type of setup you would like. This can

be condensed down to two choices. There are what is called “Home

Theatre” systems and “Stereo or 2 channel” systems. If you would like

to try and re-create the feeling of the cine movies then home theatre is

the system for you. Alternatively if you are more interested in listening

to just music then a 2 channel system will be your best route.

The differences between the two systems are; Home theatre comprises

of speakers being placed around you putting you in the centre of the

‘action’. The most basic

form of this is made up of

a DVD or Blu-ray player,

home theatre receiver,

5 - or more speakers,

subwoofer and a fl at screen

or projector. There are left,

right and centre speakers

placed in front of you, two

surround speakers placed

left/right behind or either

side of you and a subwoofer

somewhere in the listening

area. The aim of this format

is to give one the sense that you are in the middle of the movie with

sound being produced in a three dimensional manner. By doing this

one is made to feel more involved in the experience while having your

senses stimulated visually as well as audibly. This is an exciting setup

and will be an avid movie lover’s ideal transport into another world.

Stereo or 2 channel systems are for those who prefer listening to their

favourite music and are not overly concerned with watching movies

as much as enjoying a good CD or piece of vinyl or high quality digital

media. This setup is very simple and can reap amazing rewards for

the individual with sonic accuracy being the main focus. The basic

form of this particular setup will consist of a CD player/turntable/

media streamer, integrated

amplifi er, two 2 speakers

and some decent quality

cables to hook the system

up. This is the most common confi guration which most of us will

be familiar with and the easiest to operate. The aim here is to try

accurately mimic the music and in most cases build a 3 dimensional

‘sound stage’ in front of you.

Recordings will often have been

made with instruments placed

in different spots in a recording

room, if you close your eyes

you should be able to pick out

where they are placed in the

sound space ahead of you.

Sounds like voodoo but this is

what the majority of individuals are not aware of. A well matched and

partnered system by a specialist will most probably breathe new life

into your music.

This is just a basic description and touches lightly on both systems.

Make no mistake, you can manipulate and add to these systems as

much as one can hope to spend. The most important component to

choosing and purchasing an entertainment system is the individual

who is helping you. It is always best to listen to a specialist who has

a genuine interest and passion. Often it will be a person who treats it

more like a hobby and has no desire just to sell you a box.

Paul Money - Albany

Tel: 09 444 4321

[email protected]

It is not all about how many speakers… but rather how you want to use them.

“A well matched and

partnered system

by a specialist

will breathe new life

into your music.”

AUL

ONEY


Engineered Steel FramesPortal FramesSteel BeamsSteel PostsSteel StairsHandrailsBalustradesSteel ramps

BollardsPlayground EquipmentSteel BenchesGatesFencesBoat TrailersTrailer framesGuard Rails

For Your Free Quote

Call Denis Today 416 6549P3 NZ LTD. P.O.Box 79 368 ,Royal Heights, Auckland, 0656

www.beststructuralsteelfabrication.com

E

S

Home Owners-

Steel done for you…

We have:• Over 10 years experience in

managing properties like yours.• Focus on reducing risk and costs• 6 Step innovative management program.

You get:• Peace of mind, stress free, effi cient property

management services, Guaranteed.

• Big savings in management fees

Make the decision to change now!

Landlords are you paying over 6%

management fees?

Is yourProperty Management

driving you NUTS?

Call us now on 834 3055 or visit our website:

www.house2rent.co.nz

Love Realty Ltd(Licensed: REAA 2008)

288 Te Atatu Road, Te Atatu South,

Auckland

Put the management of your rental property in safe hands

Love Realty Ltd MREINZLicensed Agent REAA 2008

Dianne Love,Director

Mention this

advertisement and get

two month FREE

Management T&C Apply

6%

Experts in QR codes since 2007

We provide turn-key business solutions with full support, measurable results and analytical data that empowers our clients with the knowledge and foresight to raise their bottom line.

We can integrate a custom mobile marketing campaign that interacts with your customers through mobile tags or CliCodes.

We provide your business with a focused set of neatly packaged mobile solutions that build an interactive platform linking traditional advertising media with the cellular or smart phone network and supply the channel that educates and empowers your consumer to make the right choice.

See the Codes featured here in NZ Homeowners!

New Zealand’s fi rst Premiere Mobile Internet Media Solutions Company.

CliCode will work with you to take“Your Brand direct to the Hand”

Contact us today to discuss your mobile marketing solution

Chris CoetzerEmail: [email protected]

www.clicode.co.nz


Alarcon Construction are the Registered Master Builders who specialize in leaky homes and re-clads. They manage the whole process from start to fi nish.

Make one call and Alarcon can do it all

If your home is leaky, putting off doing anything about it will not make it go away… calling Alarcon Construction will.

For more information about how to overcome your leaky building problemsCall us on 0508 RECLAD or visit us at

580 Whangaparaoa Road, Stanmore Bay, next to Placemakers

Free ConsultationValue $150+ gst

when you mention

this ad!

present this voucher compliments of

Alarcon Constructionfor one free espresso at

CAN DOOLUNCHBAR & TAKEAWAYSGOOD OLD FASHION TAKEAWAYS

576 Whangaparaoa Rd, Stanmore Bay (09) 424 7888expires 31st July 2011 • one per customer

Free

Co

ffee

! Free Co

ffee!

www.alarcon.co.nz

R e g i s t e r e dMaster Builder

In Association with Jenkin A-lign

www.jenkin.co.nz

Alarcon Construction are experts in the fi eld of Weathertight home Remediation. We not only restore the value of your property, but we also make the whole process as uncomplicated and stressfree as possible for you and your family. Working closely with the homeowner and drawing on years of experience working with Leaky Buildings, Alarcon Construction can solve them professionally and effi ciently.

Doing it right the fi rst timeWe promise to provide you with the skills and knowledge that ensure the job is done once and done right. Many homes have been rectifi ed by dubious builders and are now suffering the same fate for the second time. All work undertaken by Alarcon Construction is in accordance with the New Zealand Building Code, Industry Standards and Consented Plans.

All projects require great builders, who should also be skilled foremen and managers and should have a network of skilled subcontractors and tradesmen. In this regard, Alarcon Construction have access to the best skills and labour available, ensuring your project receives only top quality workmanship.


The Process of Buying a Home

In New Zealand there are several ways to sell and buy a home,

including: auction, tender, advertised/ fi xed price or by negotiation.

Regardless of the method used, you should always have a written sale and

purchase agreement.

Preparing an offer

Before you submit an offer there are a number of key details that need to

be determined:

• The name(s) of the vendor(s) and purchaser(s).

• The address of the property.

• The type of title (freehold, leasehold etc).

• The chattels that are to be sold with the

property (e.g. whiteware, drapes, satellite dish).

• The price.

• The rate of interest that the purchaser must

pay on any overdue payments.

• The deposit that the purchaser must pay.

• The date on which the agreement will become

unconditional if there are conditions, e.g. title

approval, fi nance, LIM report, builder’s report,

valuation, sale of existing home.

• The settlement date (the date the purchaser

pays the remainder of the amount for the

property, usually the day when the purchaser

takes possession of the property).

• Any conditions the purchaser wants

fulfi lled before the contract is agreed.

• Condition of property.

The Sale and Purchase Agreement

Have your lawyer review the sale and purchase

agreement prior to executing (signing) same, as this

will afford you the opportunity to make any suggested

amendments. It is extremely important to remember that once you have

signed the agreement, a legally binding contract comes into force with the

ensuing legal obligations.

Once your offer is submitted to the vendor, it will either be accepted,

rejected or you will embark on negotiations with the vendor. It is usual

for those negotiations to be handled by the real estate agent with any

amendments to the contract preferably being approved by your property

lawyer. Every time the Agreement for Sale and Purchase is amended and

submitted to the other party it is, in law, the rejection of the previous offer

and the making of a counter-offer. When the document is accepted without

amendment and signed then the contract is formed.

It is important to note that the real estate agent works for and is paid by

the vendor. The agent must therefore carry out the vendor’s instructions (as

set out in the agency agreement) and act in the

interests of the vendor. Agents do also have clear

responsibilities to purchasers even though they are

representing the seller.

Once the contract has been signed and dated, the real estate agent

sends signed copies to the solicitors for the vendor and purchaser. The

purchaser’s solicitor will immediately obtain a search of the title and

any relevant documents recorded against the title. Copies will then be

provided to the purchaser. The general conditions of the standard contract

contain provisions allowing a purchaser to object if there are problems

with the title.

Can I cancel the agreement if I change my mind?

Once a contract has been formed, you cannot cancel

a sale and purchase agreement just because you have

had second thoughts about buying or selling the

property concerned.

In general, once you have signed a sale and purchase

agreement and the conditions set out in it have been

met, you will have to go ahead with the sale/purchase

of the property.

Satisfying Conditions as set out in the Sale and

Purchase Agreement

At the same time as the title is searched, the purchaser

is normally required to take steps to fulfi ll any other

conditions of the contract. For example, if the contract is subject to fi nance

or a valuation report, then steps should be taken to satisfy these conditions.

The purchaser should also at this time check with the Council to ensure

that all Council requirements have been satisfi ed and in particular that

any additions or alterations have obtained the requisite consents.

Many purchasers obtain a LIM (Land Information Memorandum)

report from the Council. The LIM sets out information the

Council has on the property. Councils make a

charge for providing LIMs.

A condition of the contact may be a pre-

purchase inspection report. This report

should identify any items in the property

that require attention. It is unlikely

that a home will come though a property

inspection with a clean report as maintenance

on an existing home is always required. However, a

property report allows you to make an informed decision

prior to proceeding with the purchase of the property

We recommend you use a certifi ed inspector for your potential pre-

purchase inspection report.

Confi rmation

Once the purchaser is satisfi ed that the conditions can be fulfi lled, the

Buying or selling a home is one of the biggest fi nancial commitments you will ever make. There are several relatively complicated stages to negotiate and there are a number of things to look out for.

“Whilst there is a process

to follow, there is skill

and experience required

to avoid potential

problems. You need to have

confi dence in those parties

representing you to ensure

an excellent result.”


BARRISTER & SOLICITOR

QUAY LAW

purchaser’s solicitor confi rms

to the vendor’s solicitor that

the contract is unconditional.

Alternatively, should a condition

not be satisfi ed then the

purchaser’s solicitor should notify

the vendor’s solicitor that the

contract is at an end.

Post Confi rmation and

preparation for Property

Transfer

Once the contract has been

confi rmed we commence

updating the Land Information

New Zealand website

(Landonline) for managing the

transfer of the property’s title with the details of your transaction.

Relevant documents are completed on behalf of parties through the

completion of signed Authority and Instruction forms (A&Is) which

enables both the vendor’s and the purchaser’s solicitors to make the

necessary changes to the title, on the day of setlement, of the property

being purchased. The vendor’s lawyer prepares a settlement statement

(showing debits and credits) which adjusts the rates on the property as at

the proposed settlement/possession date.

In addition, your solicitor will:

• arrange for the execution of the A&I’s - which transfers ownership

to you.

• check that the rates and other costs are paid and up to date.

• check that you have arranged insurance for your new home from

settlement date.

• carry out a ‘guaranteed search of title’ from the Land Information

Office. This protects you from anyone else having a claim over

your property.

• make arrangements with you and the bank for advancing of your loan

and payment of the remaining share of the purchase price (excluding

your deposit).

Loan and Mortgage Documentation

The mortgage is a legal document that gives your lender security for the

money that you owe them.

If the purchaser is borrowing money from a fi nancial institution, then

following confi rmation and before settlement all loan and mortgage

documents need to be completed by the purchaser. Mortgage

instructions are sent by the lending institution to the purchaser’s

solicitor for preparation of the security documents and execution. The

details of the mortgage are added to Landonline by the solicitor. Once the

documentation has been completed, the purchaser’s solicitor completes a

certifi cate requesting the fi nancial institution to draw down the loan on

the settlement/possession date.

Insurance Cover

The purchaser needs to arrange insurance cover for the property from the

possession / settlement date.

Pre Settlement Property Inspection

During the normal course of events prospective property purchasers visit

a house they intend to purchase and if the property is to their liking, enter

into an Agreement for Sale and Purchase.

Once the Agreement becomes unconditional, the purchaser is entitled to

carry out a pre-settlement inspection in order to avoid any unpleasant

surprises. Examples could be a window broken, light fi ttings missing, a burn

mark on the carpet, etc. Obviously this damage must have occurred after

the date on which the agreement

was signed.

The pre-settlement inspection

is normally arranged by the

real estate agent, and must be

carried out no later than the day

before settlement is scheduled to

occur. During this inspection the

property purchaser should ensure

that the property is in the same

condition as it was on the day

that the contract was signed. If

any damage has occurred since

the signing of the Agreement for

Sale and Purchase, the purchaser

can request that the problem be

remedied or alternatively could ask for compensation.

Depending on the situation the purchaser’s solicitor could negotiate with

the vendor’s solicitor to retain an amount in their trust account pending

the satisfactory correction of the identifi ed damage.

Possession / Settlement

The possession date, usually the same as the settlement date, is the

day that you will take possession of the house. It is also known as the

settlement date because it is the day you pay for the house and this process

of transferring money is known as settlement.

On the possession/settlement date, the purchaser’s solicitor receives

the loan advance from your lender and any cash contribution from the

purchaser and pays over the full settlement fi gure to the vendor’s solicitor

by way of a bank cheque or electronic transfer. This must be completed

before 4pm on the day of settlement. The purchaser is entitled to vacant

possession (and handing over of the keys) of the property as soon as

moneys have been paid over but not before.

In exchange for the settlement moneys, title passes to the purchaser by

means of the release of the Landonline documents from the vendor’s

solicitor to the purchaser’s solicitor. The title is updated immediately with

the discharge of the existing mortgage, the transfer of title to the purchaser

and the new mortgage registered. A copy of the updated title is provided

to the purchaser as part of the purchaser’s solicitor’s settlement report.

Following settlement, the vendor’s solicitor notifi es the relevant Council

with details of the names of the new owners of the property.

General

Whilst there is a process to follow when it comes to property conveyancing

transactions, there is skill and experience required to avoid potential

problems. You need to have confi dence in those parties representing you

to ensure an excellent result.

This article has been written as a guideline in order to highlight

the process involved with purchasing a home. Should you need any

assistance in relation to your property purchase or NZ Property Law,

please contact Auckland Property Lawyer, Ian Mellett at Quay Law

Barrister and Solicitor.

Contact Details

Phone: +64 9 5232408

Web: www.lawyerinauckland.co.nz

UNAUTHORISED USE. The contents of this article may be subject to copyright, legally privileged and confi dential. Any unauthorised use, distribution or copying of the contents is expressly prohibited.


NZ Homeowners • June - July 2011 16 NN N N NNZ NZ NZ NZ NZ NNNNZ NNN HomeHomeHomeHomeHomeHomeHomeomm owneownownewnownewowneeeewnew eers rsrs rs rs rsrsrs srs • • J• J• J JJJJ• • J• • J•• J• uneunenenenenene ee ee e unee euneeeunee e - Ju- Ju- JuJ- Ju- Juu- Ju- JuuJu- J- Ju- JuJuJu- Ju- JuJu- Juuu-- uuuuly 2ly 2ly 2ly 2ly 2lyly 2ly 2ly 2ly 222y 2ly 2ly 2ly 2y 2ly 2ly 22y 2y 2y 2y 2ly 2011011 011 01011 10110111011011010110110101101101011101111011011011111010 1 16161616161616111116

All prices include GST. Products advertised do not include tapware. Offer valid for 7 days. Comprehensive warranties on all products. Full renovation & installation service available, ask in store.

Mon-Sat: 9-5pm

Open this Sun only: 10-2pm

KALESSICLOSE-COUPLED TOILETT0115

Available in P&S

Includes:

$359

KALESSIWALL-HUNG TOILETT335

Available in P&S

Includes:

$789

KALESSIBACK TO WALL TOILETT1288

Available in P&S

Includes:

$499

CLEA

R-OU

T ITEM

Mt. Wellington47 Lunn Avenue, Mt Wellington (Beside Tile Direct)

Tel: 09 570 9100

GlenfieldCnr Porana & Silverfield Rd, Glenfield (Above Tile Direct)

Tel: 09 444 4400

ChristchurchUnit E, 301 Blenheim Road

Upper Riccarton

Tel: 03 348 379

CLOSED SUNDAYS

WALL HUNG VANITY & CHINA BASIN

Available in:

900 x460mm

$1059MIRROR900x750mm

$169

ROUND SHOWER

Available in:

$699

FULL ENCLOSURE

$999Includes:Framed Shower, 2-Sided Liner, Tray, Waste

EASY-CLEAN GLASS

FRAMELESS SHOWER

Available in:

$899

FULL ENCLOSURE

$1200Includes:Framed Shower, 2-Sided Liner, Tray, Waste


Plumbers

Home Inspections

Building Products Garden Maintenance Aluminium Joinery

Cleaning

Kitchens

Our services include:• All forms of aluminium joinery leak repairs• Replacement wedge & seating rubbers• Joinery to cladding junctions

Phone: 0800 532 534 (09 473 6101)Email: info@leak x.co.nz

Family Owned and Operated

North Star Inspections

09 478 4408 or 021 499 744www.nsinspections.co.nz

Professional building inspections and moisture detection for the greater Auckland region

Your home or commercial building is a big investment and it’s worth getting the peace of mind in knowing

that it is in good condition. Contact us for a FREE Quote!

Pre-Purchase/Sale House Inspections

Building weathertightness surveys

Moisture detection with thermal imaging

Specialist building inspection equipment

New Zealand’s leading home guide

Expose your business to over 35 000 home owners on the North Shore and Whangaparaoa.

To advertise in NZ Homeownerscontact Chris

[email protected]

0211 347 103

09 457 9548

www.nzhomeowners.co.nz

WIRED DOG I-PAD COMPETITION

TERMS AND CONDITIONS:1. The promotion closes for entries for each draw on:First draw:10.00am Friday 22nd July 2011.

Second draw:10.00am Friday 16th Sept2011.

Third draw:10.00am Friday 18th Nov 2011.

Entries must be successfully received by NZ Homeowners before the promotion close-off dates and times to qualify for that draw.

2. To enter simply e-mail your e-mail address, contact telephone number and name to [email protected] or download the reader, click the code and complete the online form.

3. You may not enter or be entered more than once and you must submit a legitimate e-mail address, telephone number and name to qualify for any prizes. Any entry not complying with these

terms and conditions is invalid.

4. Entry into this promotion is deemed acceptance of all terms and conditions stated.

5. The promotion offers a chance for one person to enter all 3 draws and if successful to win one of 3 new iPad 2 16Gb + WiFi.

6. Once a person has won a prize, their entry will be removed from the remainder of the draws.

7. On the following three dates one entrant will be drawn from all valid entries received to win an iPad:

First draw: Friday 22nd July 2011.

Second draw: Friday 16th Sept 2011.

Third draw: Friday 18th Nov 2011.

8. The selected entrant must then be available to collect their prize from Wired Dog’s premises at 38 Barrys Point Road, Takapuna within one week of the draw. Or alternative arrangements suitable to both parties may be made if the winner cannot collect within one week of the draw.

9. The selected entrant will be required to provide proof of identity to collect any prize.

13. Completion of entry constitutes the selected entrant’s consent to the use of their name and a photograph for broadcast and publicity purposes for NZ Homeowners Ltd and Wired Dog Retail Ltd.

14. Employees (and their families) of NZ Homeowners Ltd and Wired Dog Retail Ltd and the agencies and consulting fi rms or service providers associated with this promotion are not eligible to enter the prize draw.

15. The promoter shall not be liable for any loss or damage suffered (including but not limited to direct or consequential loss) or personal injury suffered in connection with the prize offered or the promotion.

16. Entry details remain the property of NZ Homeowners Ltd and Wired Dog Retail Ltd, and will be held at NZ Homeowners Ltd and Wired Dog Retail Ltd in Auckland for purposes of this promotion. You have the right to access and request correction of any personal information

about you held by NZ Homeowners Ltd and Wired Dog Retail Ltd.

17. NZ Homeowners Ltd, Wired Dog Retail Ltd may use entrant’s names and addresses including by email for future promotional purposes.

19. NZ Homeowners Ltd and Wired Dog Retail Ltd utterly reserves the right to exclude any entrant with whom they have had unsatisfactory commercial dealings or who has been a bad debtor of NZ Homeowners Ltd, Wired Dog Retail Ltd.

20. NZ Homeowners Ltd and Wired Dog Retail Ltd reserves full and unreserved rights, at any time, to determine the eligibility of any person to be entered in the major prize draw/s.

21. The presentation of the prize is determined and can be delayed depending on availability of iPad stock to Wired Dog Ltd. Wired Dog Ltd will attempt to aquire stock as soon as possible should iPad stocks be unavailable.


If you have trees on your property, you’ll appreciate the need for skilled arborists who can recognise and reduce tree hazards.

For more than a decade, Total Treeworks has taken care of trees where

they matter most - in cities and suburbs, where they are often people’s

primary link to nature.

When a tree becomes a hazard, the proper equipment and techniques

to remove or prune the tree and eliminate your safety and liability

concerns are of upmost importance. Total Treeworks employ the very

latest in arboricultural techniques, allowing more light and warmth to

your garden and home while retaining the natural appearance of trees.

Co-director Roger Craig,

a qualifi ed horticulturist

and arborist, suggests

that deciduous trees

are best pruned now.

“Their sap is not fl owing

in winter and the bare

branches give a clear

picture of what needs

to be done. Reducing the

canopy of some of your

trees and shrubs can

help let more of that all important winter sunlight in to your home.

Total Treeworks is a tightly knit team specialising in residential work.

And because they are a boutique outfi t, they have low overheads which

translate into more affordable services for you.

Their compact scale of operations enables Roger to be on site most

of the time, ensuring smooth operations. “When I and my partner

Samantha acquired the company, we decided to focus on offering the

highest level of service,”

says Roger. Samantha

shuttles between

admin/accounts and

ground work.

Roger, who was brought

up on an orchard, has

considerable experience

as an arborist in Canada

and as a landscaper in

Europe. The rest of the team includes qualifi ed arborists and consultants.

“No job is too big or small for us!”

Co-director Samantha points out, we love dealing with home-

owners and “We’re a small company that cares; we always try to

be accommodating, to give good advice and to provide 100 percent

satisfaction and we will always try and accommodate all your

needs and wants. When you hire Total Treeworks, you are getting

complete peace of mind and

the assurance of a job well

done. “We also have the latest

tools and vehicles to tackle the

toughest jobs,” says Roger.

They offer you the complete

array of arboricultural services

which include: total tree

removals, stump grinding, tree

reports and consents pruning,

thinning, shaping, Pest and

weed control, chipping and

mulching, cable bracing, weight and height reduction, section clearing,

tree management programmes, complete property makeovers, tree

and shrub planting. Most importantly, they are fully insured so you are

cleared of any liability.

For a free quote, contact Roger or Sam at 09-476 9171

or mobile 021 0453 491 or 021 971 276

or visit www.totaltreeworks.co.nz.

A COMPLETE TREECARE SERVICE:• Total tree removals

• Large and diffi cult trees

• Stump grinding

• Tree reports and consents

• Pruning, thinning, shaping

• Powerline clearance

• Chipping and mulching

• Tree surgery

• Weight and height programmes

• Section clearing and make overs

• Tree management programmes

We can provide exactly what you need!

FULLY INSURED09 476 9171WWW.TOTALTREEWORKS.CO.NZ

For affordable, professional tree care, you can rely on…

“Our service will exceed

your expectations”

“Deciduous trees are

best pruned now. Their

sap is not fl owing in

winter and the bare

branches give a clear

picture of what needs

to be done.”

Winter is ideal Tree Pruning Time!

J J y

Renovate with the Experts

Love WHERE you live… – but not what you are living IN?

Looking to RENOVATE… – but don’t know where to START?

Need a builder… – but not sure who to TRUST?

RELAX – you have made the RIGHT CHOICE. At Smith & Sons, it is about renovating YOUR WAY.

Home renovations that allow you to live the LIFESTYLE you have always wanted,

in the HOME you have always dreamed of. A renovation process that is simple and

complete – from DESIGN to COMPLETION. A renovation process that is EXCITING

and REWARDING. A builder who you can trust, and a builder who RESPECTS your

home. A renovation process that won’t interrupt your important schedule. And, a

renovation that will be completed ON TIME, to within your preset BUDGET.

North Shore - Ph: 479 4039 • Hibiscus Coast - Ph: 426 7256

www.smithandsons.co.nz

NZ Homeowners June / July 2011

Documents

castor bay

murrays bay

browns bay

stanmore bay

rothesay bay

army bay

campbells bay

mairangi bay