Your New Property in France The French Leaseback Scheme

The French Leaseback Scheme can be a great way to buy new build or newly refurbished property if getting a fixed rate of return on your investment is a high priority and you don't mind restrictions on the amount of time you can use it.

Essentially what you are doing when you enter this type of contract is buying a freehold property but granting its lease to a holiday company for a period of between 9 and 11 years where the rental return is fixed and guaranteed regardless of whether it is rented out or not. They are hence normally located in popular holiday resorts. It is possible to get a higher return from renting the property during the summer months yourself but this of course brings with it a risk and hassle factor.

Refunded VAT:

One of the great bonuses of this scheme is that the purchaser gets a full refund of the TVA (VAT) of 19.6% if it is a new build property which is either refunded 6-9 months after the purchase or paid and reclaimed by the developer in which case the purchaser never has to pay it.

At the end of the initial lease period, the holiday company usually reserves the right to lease it again until the 20th year after its construction but this is very rarely insisted upon if the client is not in agreement.

If you choose not to lease your apartment out again or sell it then you will have to pay a proportion of the TVA according to how many years are left outstanding from the first 20 years. For example, if the property has been under lease contract for 11 years and there are therefore 9 years remaining, then the amount of TVA that must be paid back to the French government is 9/20ths of the TVA. After 20 years TVA is no longer payable. Remember, if you sell the property during its lease contract then it must be sold with the contract intact to a likeminded individual who is prepared to see the contract through.

Guaranteed Return on Investment:

The guaranteed investment return will typically be around the 5% mark net of all costs tax-free as you benefit from non-professional lessor of furnished property status (LMNP). This in effect means that you will receive as much interest as you would in a high yielding savings account as well as the opportunity to gain from capital appreciation of the property.

Personal Use:

Leasebacks often allow the owner the option to occupy the property for a number of weeks a year in return for slightly lower investment yields. If you choose not to use the weeks then you will usually get a higher annual yield.

The Management Company:

An experienced management company will take care of the entire maintenance of the apartment or villa, usually with hotel services available such as reception, house linen, well-kept gardens, swimming pools and 24hr security.

Furnishing:

All furnishing, decoration and electrical appliances are supplied and taken care of by the management company.

Accounting Impacts During the Leaseback's Term

* Deductibility of the loan interest

* Deductibility of miscellaneous expenses (property taxes)

* Amortisation deductibility - 3.3% per year for 30 years. However, they are deferred and not imputable in regard to the business income.

After the leaseback's term, the deferred amortisation can be imputed and set against the received net rents.

Notary Fees and Sales Process:

The sales process follows the same routine as for new build properties with the same corresponding notary fees: 3% on new builds and for refurbished leaseback properties you will have to pay the usual 7-8% notary fees on the property before refurbishment - working out at between 4% and 6% of the value of the purchase price.

Better than Timeshare:

Unlike time share schemes, the owner actually sees a return on his/her investment through annual rental yields and also appreciation in the value of the property which can be substantial - so it is not money down the drain. The bonus though with these schemes is that, like time share, the property will be well maintained by the holiday company with no responsibility for changing of linen and cleaning - you simply turn up during your chosen weeks and enjoy it!

Nick Dowlatshahi is the managing director of Leapfrog Properties, a UK specialist agency in French property. Leapfrog offer an online database of up to 200,000 properties for sale in France plus a personal service from fluent French speakers to help you find, view and buy your property. Leapfrog Properties website is at http://www.leapfrog-properties.com.

3 Tips To Buy A Cheap Foreclosed Home From Government Auctions

How to buy a cheap home? Well, the answer most people could come up to address that question is through buying foreclosed home from government auctions.

National and most of local governments are regularly holding or sponsoring foreclosure or auctions of repossessed homes. There are governments that offer such on a monthly basis, while others make it quarterly, semi-annually, or even yearly.

However the repossessed home is priced, the more important thing, and the significant idea you should always bear in mind is that you must always aim to buy at cheap prices.

Here are some useful and practical tips that could help you forge a cheap deal if you are aiming to cheaply buy a foreclosed home from a government auction.

1. Inspect the home very carefully. Check all the minor and negligible details. Sometimes, you could be surprised at how some homes are overvalued when in fact, the damages and defects can practically scrap or significantly mark down the tag price.

2. Bring an expert when looking or inspecting a foreclosed home during government auctions. Sometimes, you have to recognize other people's profession and expertise during times when they are needed. Buying homes is an activity expert home buyers and valuators can easily get across at. Take the sidelines, for a while.

3. Bid, but start at a low bid. Since the auction is just like a contest, where you would aim to compete with other bidders for a home, make sure you do not over price the foreclosed home. Otherwise, back out, and let other 'willing' people have it if they are willing to pay the premium price.

The most important thing to bear in mind when buying foreclosed homes at government auctions, is to maintain focus, both on the home and on the tag price. The two should never be separately seen.

For listings of government foreclosed homes, please go to http://www.buy-cheap-houses.info/

3rd Party Buying Tips What You Need To Know

Save Your Money and Be Smart!

As your investment profile grows larger and larger you?ll notice that assigning a family member, wife or good friend to a home could be a definite advantage on your overall net worth. Especially in a rising real estate market where you can re-sell the property at a higher price before the completion date. Since half the property value is added onto your net worth, depending on the tax bracket your in, it might prove necessary to do a 3rd party buying. In this situation it?s important that in your contract you do not use ?and or nominee?. But rather be straight forward with the name of who the purchaser is.

The general rule is that a buyer may assign their rights under the contract as long as they do not prejudice the rights of the seller. The seller must know who the buyer is. However, if the seller does not feel her rights are prejudiced then the seller may consent to the assignment identity not to be required. This is provided that you have notice in writing of the assignment. Both buyers and sellers should receive copies of this from their realtor.

If your still debating whether or not to have an assignment sale or 3rd party as ownership then you may impute a temporary clause to give you a few extra days to contact your assignee or 3rd party to ask for their permission. Your realtor will insert a ?Assignment Option Clause? which should read something like the following sample clause:

?The buyer reserves the right to assign this contract in whole or in part to any third party without further notice to the Seller; said assignment not to relieve the Buyer from his/her obligation to complete the terms and conditions of this contract should the assignee default.?

Of course this is only a sample of what a realtor MAY use and should not be taken by person as a clause without first contacting their lawyer. When buying always remember the issues that affect an owners interest. You should keep your eye on the road. Rights-of-ways, passage or road widening may not have been surveyed or registered. Driveways and culverts may not have been constructed on any public roads without the permission of the Ministry of transportation. Permission could also be denied due to limited access roads.

Also, when building near to streams, rivers, oceans, lakes and cliffs; be sure to check your restrictions. You may find that the property your buying will be shrinking before your eyes in a matter of months. This applies to All Real Estate in the Fraser Valley market and all other British Columbia Real Estate. These tips may be useful in other provinces in Canada such as Calgary, Alberta. Again, this should not be relied upon as legal advice but simply as a guideline for your next real estate investment.

Shane Toews is a Licenced Realtor who helps others to educate themselves on current real estate issues. He also provides assistance on how to locate quality homes, apartments or vacation rentals in Canada's Fraser Valley area. Visit his website RentFraserValley.com for more information on Canada's Fraser Valley Real Estate Market

Loan Officer Marketing Creating Expectations

A loan officer marketing to generate loans doesn?t need to be difficult. Sometimes it?s simply knowing where and how to start. Your best starting point is to create expectations. Loan officer marketing that focuses on building expectations captures easy opportunities and makes your job easier.

For example, remember the experiments of Pavlov and his dog? Pavlov trained his dogs to receive a treat each time a bell was rung. Eventually he removed the reward and simply rang the bell. The dog responded by salivating every time the bell was rung, expecting a treat.

Pavlov created an expectation for the reward and his dog quickly learned the drill. We aren?t all that different from the dogs. People frequently have a perception about an experience, and our perception creates an expectation about our experiences.

Let?s say you?ve read a newspaper rave review about a restaurant. When you walk into the lobby of the restaurant you are impressed by the elegance and luxury, you?re sure you?ll get a great meal. Because you?ve built your expectations to believe that you?ll get a great meal, the food and service is remarkable.

There are many examples of how our expectations shape our perceptions, but it?s more important to consider how you can use perceptions of service to your benefit. Keep reading to learn how you can you shape expectations about your business.

Improve Your Materials

Take a look at your marketing materials. Do they give the impression or create an expectation of a trusted and highly skilled loan officer? Is there anything about the materials that make you look smart, competent, and experienced?

Your materials create the first impression with your prospects. They establish the expectation for your service. Do you need to improve your materials?

There are two important elements in your materials: brevity and image. Your window of opportunity is narrow. For instance, a loan officer marketing to Realtors only has an agent?s attention for a brief amount of time. This isn?t a good time to expound on your services. It?s a ?just the facts? moment. Images can sometimes covey powerful emotions. Consider using pictures to communicate part of your message.

A Website Shapes Expectations

Your website may be your most powerful loan officer marketing tool. Your prospects will often first look at your website to see if you look like a competent professional.

Does your website look like it was developed by a professional? Is it easy to navigate? Does it present information clearly? Does it appeal to both Realtors and consumers?

One way to evaluate your website is to compare it to other mortgage professionals. Your site should be an educational source. And it should distinguish you from the competition.

To get the attention of Realtors and establish an expectation of excellent service, your site has to address their needs. Just like with your other materials, the use of images can pack far more powerful punch than mere words.

Use Touchpoints For Emphasis

The expectation delivered with loan officer marketing materials is reinforced by those occasions of contact between you and the prospect. This contact is referred to as ?touchpoints?, and can refer to human, product or system touchpoints.

For instance, when a client calls your office and the call is answered by your friendly and courteous receptionist, this is a human touchpoint.

When you send Realtors an invitation to meet and discuss opportunities, you set an expectation with the quality of your letter and materials. This touchpoint is a product touchpoint.

When a Realtor calls your office and receives your voicemail with a professional greeting, that is considered a system touchpoint.

Each touchpoint is an opportunity to establish an expectation for your service. Think about every possible contact as an encounter and make those encounters a clear expectation of your professionalism and competence. Your loan officer marketing will seem exceptional, and just what the prospect is looking for.

Jeff Nelson helps loan officers increase loan originations by attracting quality relationships with real estate agents from the development of customized relationship-building strategies.

Click here to get a free copy of the Marketing Planning Guide, a 20-page workbook designed to help you outline a strategy to become an Agent Magnet.

Visit us at http://www.loan-officer-marketing.com

Interest Rates Are Rising What Can You Do?

The recent tension in the middle east and the sharp rise in fuel prices have already caused a stir in the Reserve Bank in Australia. Today they increased interest rates for the second time this year. People were on the news saying they were already cash strapped and had been watching their spending. They are going to feel the pinch over the next few months. As real estate property investors, what should we do then? Here?s is a list of priorities that need to be addressed:

First priority.

Exercise extreme caution and prudent due diligence on potential deals

Look at ways to reduce debt, particularly in the following situations:

* Personal debt (credit cards, personal loans)

* Home equity funded personal debt (equity loans used for lifestyle)

* Investment debt against non-income (i.e. growth) bearing property

Review your property portfolio

* Have strategies for protecting interest rate sensitive property

* Consider cutting the asking price for your real estate investment property that has been on the market

for some time

* Re visit your calculations on your present deals based on interest rates being .75% higher. Act to protect your self and provide a buffer

Now would be an appropriate time to see your financial adviser and review your investments assets

Second Priority

Build cash reserves. Cash is king, money talks B/S walks.

Increase your financial literacy. Anyone can make money in a boom, but it is much harder in uncertain times. Get your self more education and a mentor, attend more seminars.

Renegotiate and lock in employment contracts, particularly subcontractors

Defer non-essential lifestyle expenditure

Third Priority

If you are looking to borrow money for a real estate investment property, start working on a business plan

Keep networking with people, you may not need them now, but you may need them in the future, proximity is power! A good peer group of people will propel your wealth creation.

Avoid

Risky deals that require hard cash

Using your home equity to fund non-deductible lifestyle debt (jet ski?s, holidays, motor bikes and cars etc)

Don?t quit your job to become a full time investor

The financial excess that was in the boom times will quickly disappear when higher interest rates arrive. Times have changed and will change further. It?s is critical that you always educate your self to the changing trends in real estate investing. If you need help then seek it out immediately, money and time spent to do this will pay huge dividends in the long run.

To your investing success.

Leo Love

www.therealestateinvester.com

PS If any of your family or friends is interested please pass this on to them.

http://www.therealestateinvester.com

I am an experienced and passionate investor. I buy typical mum and dad type houses that give me cash flow and capital growth. My website offers helpful tips and ideas for any type of investor to help you with your wealth creation. Using my site will help to prevent you falling into the traps the inexperienced investors do.

You Must Stick to Your Rules to Succeed

Some times you think you know it all!

Over the last seven weeks I have been keeping an eye on a property for sale in a town next to me. I wrote an article about it as being for private sale by owner. I did contact the owner enquiring about the property and the purchase price. At the time I thought the price was too high for the current market. So I let it go.

About one week ago I was doing a delivery for my company past this property and I noticed two agent?s signs in the front yard. There was a lady in the front yard doing some tidying up, so I decided to stop and quiz her about the property. I had only talked to her on the phone previously regarding the price.

I went through the property and thought it had potential for a vendor?s terms deal. While I was going through the property I was mentally structuring a suitable deal that would suit the both of us. All through that I had misgivings about ripping the old lady off. She seemed to be a sweet old dear. She said that she had to sell so she could buy a new unit that was being built now. It was due for completion in six weeks.

I knew then and there, there was no way she was going to sell her property in time to be able to pay for her new unit. It was obvious she had not allowed enough time to sell her house. What was going to happen was, the unit would be ready and she would not be able to pay for it as she would not have sold her home.

As I was going through the home I was putting together a vendor finance deal in my head for this ladies property. I asked the lady if she would consider taking the property off the market and dealing directly with me. I wanted her to be able to get out of her home and be able to buy into the unit. That way we would have a win/win situation. What I wanted was to buy this property with none of my own money. But unfortunately for me the deal did not stack up. The figures were not right for me to proceed with the deal. So I had to walk away from it.

Ten days later I was talking to a local agent and he said he had the property sold for five thousand under her asking price five weeks prior, but the lady rejected the offer. No longer did I feel for her, she had her chance. This brings back one of my golden rules, Fall in love with the deal, not the property?

Also while I was talking to the local agent we were talking about some local developments. He mentioned about some units being built in another part of town. As it turns out there is a house for sale right along side this block of units. It is suitable for four units on the block. The house needs major work, so it will need to be removed to make way for a unit development.

Another thing I started to see was I tried to cut the agent out of the original deal. This goes against all I believe in. They are part of your team. The agent is on the spot with all the latest developments, this one proved that to me with the unit development site. I think that you must stick to your rules at all times. That way you can always go back and do another deal with them at a later stage. This can be a hard lesson to learn. But it is worth it. As you can see I have found this out.

To your investing success,

Leo Love
www.therealestateinvester.com
PS: If any of your family or friends is interested please pass this on to themI am an experienced and passionate investor. I buy properties that will give me capital growth and cash flow. My website offers helpful tips and ideas for any type of investor to help you with your wealth creation. Using my site will help to prevent you falling into the traps the inexperienced investors do.