Recent content by far_grain

As-is and an inspection contingency can serve different purposes: one signals that the seller is not promising repairs, while the other may preserve a decision point after inspection. Asking for a credit is renegotiation, though, so I can see why the seller objects even if it is not...

Condition categories should remain practical: ready to occupy, limited work, or broad renovation, with notes explaining the assignment. Too many categories will create a precise-looking result from subjective judgments. Keep energy-related work separate so the test doesn’t define its own conclusion.

One simple test: compare matched villas within the same narrow area and condition band. Calculate the gap between final price and original ask, then compare that with the energy information available when each was marketed. It won’t prove causation, but it should expose whether the pattern...

Two percent is not aggressive after 77 days, but I would avoid presenting the updating costs as if they prove the seller is overpriced. Submit a clean figure, financing proof, a reasonable response deadline and your flexible completion options. Keep inspection and financing contingencies. If...

The possible reserve cost should be kept separate from cosmetic condition. Dated finishes are visible and negotiable; a poorly funded building expense can be both uncertain and difficult to avoid. Ask for the service-charge history, current budget and details of any planned major work. Insurance...

Thanks, this has helped narrow it down. The ZAR 5,551,000 figure is the purchase price, not the loan amount, so I need to stop comparing examples that assume a different loan-to-value tier. I’m now building two main cases: keeping the mortgage for the full period and selling before the fixed...

Sequence the investigation around what can stop later trades: moisture and plumbing first, then electrical capacity and routes, then floor levels and substrates. After that, lock kitchen and bathroom layouts before ordering materials. Long-lead items should be identified early, but avoid...

Buyer financing could alter the comparison too. A completed cash purchase and a financed purchase do not necessarily face the same constraints, particularly if the property’s documentation, access or condition raises questions for a lender. I wouldn’t assume a legal or lending issue, but in...

If the seller does the work, contractor access and timing matter too. A rushed repair immediately before completion can be difficult to inspect properly. Build in enough time for confirmation rather than relying only on receipts.

The latest quote has created a different comparison problem. For a Cape Town purchase around ZAR 5,551,000, one lender is offering 6.61% fixed over 20 years. The headline rate initially appeared competitive, but fees and the loan-to-value band materially altered the cost. Should I use APR only...