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“You will not find two more hard working and professional real estate agents than Shelley & Mark”

Making the decision to sell your home or investment property is one of life’s major milestones. Whether you are selling to upgrade, relocate to another area, cash up or downsize, it can be an exciting journey or a complex and overwhelming one without the right support and guidance.

At SHELMARK we work hard to ensure the property sale journey is as easy and stress-free for you as possible. We call it the SHELMARK Difference.

Contact us for an accurate, obligation free property appraisal today or to learn more about how we work differently to help you.


Tips to help you find your perfect home

by ShelMarkblog In Uncategorized

28 June 2019

For most people, the purchase of a home is the most significant financial asset they will ever purchase. So it pays to be well prepared. Whether you are looking to buy your first home, upgrade, upsize or downsize, the following ten points will help ensure your choice is the right one for you. Without considering these points, it’s easy to get caught up in the excitement of an auction or at an open home. Many people have ended up buying the wrong property because they didn’t do their research first to hone in on what they really need and want.

1. Define – When it comes to home buying one size definitely does not fit all. One person’s definition of the perfect home will be very different to another person’s. Start by defining your home-buying parameters. It is a good idea to write them down. Create 3 columns on a sheet of paper – your must-haves, the nice-to haves and the things that aren’t important for you. Use this as a guide when doing your research to narrow down your search.

2. Budget – Work out a realistic budget and speak with your lender or mortgage broker to obtain approval in principle on a loan if you need one. This will enable you to narrow down the number of homes to inspect and ensure you don’t spend beyond your means. It will also allow you to make a firm offer rather than risk losing the perfect home to another buyer because you haven’t organised your finances early.

3. Size – Make a note of the size of the home you need to suit your current circumstances and then consider what will happen if those circumstances change, for instance if your family grows or if one of your children moves out. From there you can determine the size of home (number of bedrooms and bathrooms etc.) you require.

4. Do you want to renovate? Are you looking for a home that requires no work or would you be happy to renovate? If the latter is true, ensure you have allocated a large enough budget over and above the purchase price to complete the renovations, including a buffer for those inevitable hidden costs.

5. Look beyond the surface – When you inspect a home, look beyond the colours on the wall, the floor and window coverings and the decor. These are all things that can be changed to suit your taste for relatively minimal cost.

6. Location – Take a drive around the area at different times of the day. Consider the schools, amenities, open spaces and how long it will take you to get to and from work. Does the location suit your lifestyle at this stage of your life?

7. Neighbours – Great neighbours are worth their weight in gold. Consider knocking on the doors of a few of the closest neighbours to chat about the area and get a feel for the people who live there. If you have a young family, it’s great to be surrounded by other young families too.

8. Building & pest inspection – For the cost of a few hundred dollars, a pest and building inspection could potentially save you thousands if there is something wrong with the property. It will also indicate the property’s true value and give you ammunition for negotiation if you find a defect that you decide is worth fixing if you purchase the property for the right amount.

9. Visualise – Imagine you and your family living in the home. Is there enough storage for all your things? Will your furniture work in the home? Can you see yourself being happy in this home?

10. Trust your gut – Never underestimate the value of a gut feeling. Is your inner voice telling you ‘this is the one’? Or is it urging you to walk away and keep looking? Pay attention to that voice or you may live to regret your final decision.

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Property title explained in plain English

by ShelMarkblog In Uncategorized

20 June 2019

We recently appraised a property with a Survey Strata title, which prompted us to wonder how many people know the difference between one land title and another. So this week we decided to share what each means in plain English.

As a property owner or purchaser, this information is important to know because the type of title a property falls under can affect your right of use.

If you are buying an established property or building on vacant land, it will usually fall under one of 4 categories of Property Title:

Green Title – this is land that generally has no common areas that need to be shared (unless otherwise indicated on the Certificate of Title). Most land sold in WA is Green Title. A Green Title lot will generally house a freestanding dwelling.

Purple Title – After World War II we saw an increase in the number of multi-storey residential dwellings being built. But at the time there was no legal system in place to create separate titles for each individual dwelling. To overcome this issue the ownership was transferred to a company. The holders of company shares were then entitled to occupy specified parts of the building. So ownership was secured as a shareholding. This type of ownership is referred to as ‘Purple Title’. Purple Title properties are rare these days but some new developments, particularly retirement villages, are being created under this title.

Strata Title – The owner of a strata lot typically has sole ownership of a cubic space and a common ownership of the land and buildings on which the cubic space is located. If you are an owner of a strata lot, you will also be allowed to use parts of the property that are deemed to be ‘common property’. This is a shared space that you would co-use with other property owners who have rights to the same space. Of all the types of titles, Strata Titles come with the most rules and responsibilities. There are a number of duties and restrictions that apply to most Strata Title properties such as being subject to rules of the strata company and the need to pay levies to administer the strata scheme and look after the common property.

Survey Strata Title – This title is generally used for single level developments where lots are side by side. It usually involves an existing large Green Title lot that has been formally surveyed into smaller subdivided lots with distinct boundaries. The rights and obligations of Survey Strata Title are essentially the same as those that apply to Green Title. Some Survey Strata developments have a commonly owned driveway and all owners in the survey scheme would need to share in the cost of insurance and maintenance of that common property. Survey Strata Title incurs less rules and obligations than Strata Title.

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5 things you shouldn’t do when buying property

by ShelMarkblog In Uncategorized

14 June 2019

Having an offer accepted on a property you love is exciting, no matter if it’s your first, your second or even your tenth property purchase.

However getting to that point isn’t always easy, especially if you make one or more of the following mistakes.

Here are 5 things to avoid when buying property:

1. Submitting a low offer without justification.

While it’s natural for all buyers to want to secure the property they wish to buy at the lowest possible price, submitting an unreasonably low offer won’t do you any favours. All it does is show that you have not done your research and that you are not a genuine, serious buyer. Of course if you have good reason to submit a low offer, ensure you communicate how you arrived at that figure with the agent. As long as you qualify your offer, you will be taken seriously and you will have a greater chance of arriving at a mutually agreeable outcome with the seller through the negotiation process.

2. Failing to listen to the selling agent.

Just because the agent has been engaged by the seller doesn’t mean they don’t care about your needs and wants as the buyer. To the contrary, a professional real estate agent knows that it is in their client’s best interest to look after buyers well and listen carefully to their needs, wants and questions. If an agent fails to listen to what the buyers want and shows them properties that don’t match their requirements they won’t do their sellers any favours because that is not the way to make a sale. Remember, the agent is close to the seller and understands their motives to sell. Pay attention to what they have to say as it may help guide your decision-making process.

3. Constantly changing your mind.

While you are entitled to change your mind as a buyer (after all, buying property is likely to be the greatest financial decision you will ever make), changing your mind constantly should be avoided. Why? If you constantly change your mind about what you are looking for in a home, from the number of bedrooms and bathrooms to the location and your budget, the selling agent will struggle to show you the right properties. This will extend the time it takes to buy and put you at risk of missing out on properties that would have been perfect for you.

4. Focusing on the trivial things.

In order to buy strategically, it is important to differentiate between the important and the trivial matters. Trivial matters are things like the aesthetics of the property – how it is styled, the colour of the walls etc. These are things that can easily be changed for little financial outlay and effort. Focus instead on things like the location, the neighbourhood, the structure of the property, the size of the block, the floor plan, the renovation potential etc.

5. Disappearing.

If you work with an agent for some time and then suddenly disappear off the radar, refusing to answer calls or emails, you are not only being disrespectful to the agent who has been helping you but you are also not doing yourself any favours. Why? Because if are still in the market to buy, ghosting the agent won’t allow them to let you know of any new properties about to be launched on the market that match your criteria. If you have decided to stop looking or you would prefer to work with another agent, be honest with the agent who has been helping you. Not only is this common courtesy, but it would also allow them to keep you in the loop to ensure you don’t miss out on the perfect property should it become available.

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Winter is here! Which window treatments lower your energy bills?

by ShelMarkblog In Uncategorized

07 June 2019

Winter has been a long time coming to Perth but temperatures are expected to plummet by the end of the week.

So it’s time to get cosy, bring out the heaters and switch the air conditioner to the heating setting.

At times like this though many people start to worry about their energy consumption at home, and with good reason given the rising costs of electricity and gas.

With this in mind, we thought it timely to share some expert advice on which window treatments lower your energy consumption and therefore reduce your bills. The advice applies in winter and summer.

Did you know uncovered windows are responsible for up to 40% of heat loss in winter and 50% of unwanted heat gain in summer? In winter this translates to an additional 10% on your energy bill for a drop in temperature within your home of just 1 degree.

Here are some window treatments that, when used correctly, will reduce your energy bill:

Curtains – Studies have shown that curtains made from block-out fabric can reduce heat gains by 33%. They also create an insulating air pocket between the fabric and the window resulting in greater control over the interior temperature of your home.

Pelmets – The addition of pelmets to your curtains creates even greater energy savings as they form a barrier to stop air that has risen to the top of the room from escaping over the top of the curtain and through the window.

Honeycomb blinds – Coming a close second to curtains and pelmets, honeycomb blinds can save you up to 32% in energy costs because their honeycomb shape traps air, providing superior insulation properties.

What about the windows themselves?
The Federal Department of Environment and Energy recommends double-glazing and window films for superior energy efficiency and thermal comfort.

Don’t forget your alfresco area.
Awnings and exterior blinds can help keep your interior temperature more consistent, resulting in greater comfort and significant cost savings. Independent tests have shown some awning brands offer energy cost reductions of up to 58%.

So get ready for winter and remember to close your window coverings when using your heater in the evenings to prevent heat loss and keep those energy bills manageable.

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