And, despite some gloomy reports in the news, spring is definitely sprung our auction results. It is notable that Auckland seems to be the only bright spot for house sales in the country, and it is very difficult in Christchurch right now. A LIM report can take up to 6 weeks due to the damage the Christchurch City Council records department sustained in the earthquake.

Harcourts Milford is the leading practitioner of auctions in the country. If you simply want the best you must choose the Milford office! Month after month we conduct the highest number of auctions in the country, with the highest success rate. The reason for this is that we have a team that knows auction inside out- we’ve been doing it for more than 20 years. In September the office  listed 21 auctions, I listed 3. Many of the team here have been running auctions successfully for more than 10 years, including me!

Stephen Johnston, our in-house auctioneer, conducted 25 auctions in September, of which 24 are sold unconditionally. The 25th is currently under negotiation $10000 apart as I write. This is simply an outstanding result.

If you are considering an auction for your house sale, look no further, give me a call!

During September our in rooms auction special was held at Winger Subaru. Over 150 buyers were present with competitive bidding on all properties. 7 of the 11 were sold unconditionally.

In October we have a brand new home selection, if you want a copy of the Order of Sale email me here.

My pick? There are two sections in Campbells Bay, the CV’s are sky high, and the vendors are open to all offers, they both need a deal on auction night, subject to bank approval. Both properties will represent great value.  The auction will be held at our Campbells Bay office on Monday, 18 October, 2010 at 6.00pm.

Harcourts Cooper and Co wants to take your North Shore property to China. Your property can be showcased to millions of visitors at Expo 2010 in Shanghai, China, including our database of Chinese millionaires and billionaires. Don’t hesitate -  if you would like to know more right now, click here!

Here’s why you  need to market your North Shore property, right now, at Expo in Shanghai. This offer is exclusive to Harcourts Cooper and Co, and reservations close soon.

“The person of virtue makes the difficulty to be overcome their first business, and success only a subsequent consideration”- Confucius (551-479BC)

Many owners of big ticket properties have been finding it difficult to find buyers within New Zealand who have access to sufficient funding to purchase their big ticket home, property or large land holding. And yet here, on the North Shore, Harcourts Cooper and Co have had considerable success selling waterfront, large land holdings and development projects to our Chinese neighbours.  If you want your property sold on this market you need  exposure to Chinese buyers who are cashed up and ready to buy. Here’s another quotation;

“If Mohammed can’t go to the mountain, let the mountain come to Mohammed!”

We are very excited to offer you a unique opportunity to market your property with Harcourts, on our mission to Expo 2010, Shanghai, China

Why…

• China has surpassed the United Kingdom as the largest group of immigrants to New Zealand.
• The Chinese see New Zealand as a safe and secure, clean and green country to invest.
• Between Feb 2009 and Feb 2010 New Zealand gained 3646 new permanent/long term residents from China.
• The latest Chinese rich list shows that the country is now second only to the United States in the number of billionaires it generates.
• Five years ago there were only 100 people in China with a net worth of $150 million; today there are over a thousand.
• China has the world’s fastest growing economy.
• Visitor arrivals to New Zealand from China are up 41% in February 2010 compared to the same month last year.
• Chinese media says the country has spent much more on the Expo than was spent on the Beijing Olympics.
• We have access to databases of Chinese millionaires and billionaires who have shown an interest in investing and living in New Zealand.

Guanxi (Shanghai) equates to “It’s not what you know, it’s who you know”  If you’d like to know who Harcourts and Cooper and Co know in China click here.

When…

19th, 20th, 21st August 2010- Harcourts Cooper and Co have hired New Zeaalnd Central, NZ’s Trade and Industry Headquarters in Shanghai. Take a look at our HQ here.

23rd, 24th, 25th August 2010- Harcourts Cooper and Co have secured the VIP corporate lounge in the New Zealand pavilion on site at the Shanghai World Expo where we are hosting by invitation 600 clients over the three days to showcase your big ticket property. Here’s the corporate lounge, waiting for you and your property.

Who…

Matty Ma, Harcourts No 1 Salesperson for 2008, 2009, 2010 will lead our mission to China.

Our multi lingual team of highly experienced real estate sales people, chosen for their expertise within the industry and supported by translators, administration  and IT staff will travel to Shanghai. View the team here.

Harcourts has seven real estate offices trading now in Shanghai and will be working closely with them for support in our endeavour to sell you property.

Want to know more about Expo? Then visit www.shanghai2010.co.nz.

Want to know more about showcasing your property at Expo 2010 in China this August. Sign up here!

A selection of Harcourts Cooper and Co sales to Chinese buyers in 2009-2010:

945 Kahikatea Flat Road, Dairy Flat, Oct 09, $3,700,000

1546 State Highway 17, Diary Flat, $2,180,000

10 Quail Drive, Albany, 3.4h lifestyle farm, $1,840,000

Group Deal, 28,30,32, 34, 46 Killarney St, Takapuna, $1,860,000

1367 East Coast Road, $1,565,000

62 Edward Jonkers Drive, Riverhead, 2.46h lifestyle, $1,920,000

166 Lloyd Road, Riverhead, $1.750,000

34 Marguerita Place, Hobsonville, $1.189,000

26 Pupuke Road, Takapuna, $1,189,000

4 Wilson Road, Dairy Flat, $1,100,000

664 State Highway 17, Dairy Flat, 4.0h, $1,439,000

1428 State Highway 17, Dairy Flat, 2.7h, $1,439,000

50 Rosedale Road, Albany, Development, $6,000,000

56 Kowhai Road, Campbells Bay, $1,033,000

11a Aberdeen Road, Castor Bay, $1,040,000

89 Forrest Hill Road, Milford, $1,200,000

11 Lomond St, Takapuna, $1,1oo,000

88 Oak Manor Drive, Albany $1,330,000

Harcourts Cooper and Co wants to take your property to China! In August 2010, our multi lingual team will showcase and sell your North Shore property in the VIP corporate lounge at the New Zealand Pavilion. Want to know more? Send me an email right away!

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This week is the highlight of the Harcourts year-we’ve just had our annual conference and national awards. And Harcourts Milford are the champions. We have cleaned up at the national awards, with multiple awards in property management, total sales and income per sales consultant. It is truly an honour to be part of this team. We have been there now for 10 years and really that experience is the strength of Harcourts Milford. Most of our team have been there for 5 years or more and that experience, a strong work ethic and great leadership from Martin Cooper and Grant Henderson has resulted in our office winning the top awards in the largest real estate company in New Zealand. The result is fantastic and we are really proud of our achievement.During the week we heard of Harcourts plans for the future, and international speakers advised us  on trends in social media and prospecting for business. The highlight was hearing from Li Cunxin, whose story is told in the book and film, “Mao’s Last Dancer”.I also entered the novice auctioneer champs. I thought I was great but some guy from Christchurch won the prize!Last year, despite the recession, Harcourts total sale of homes and property topped $20 billion for the first time up from $18 billion last year. Thats a lot of homes! The biggest increases were in the Auckland market as we increased market share. And Harcourts has now entered the California market, after experiencing strong growth in Aussie, South Africa and in China. I remember starting at Harcourts in 1999 when sales volume was $4 billion and Harcourts were just starting out in Queensland, and now we are starting up in the United States, not bad for a Kiwi company!We heard from Matt Ferrara, who spoke on Social Media and how buyers and sellers, especially Generation X and Y, are turning to the internet and about how real estate agents need to grow online  relationships with their clients to be successful in the future. This was backed up by Gregg Toyama, who confirmed my suspicion that newspaper advertising is on the way out, and that buyers will turn to their online networks before they go to the real estate website portals. I was really encouraged and motivated to continue blogging. Thanks for reading my blogs! We then heard from Rick DeLuca from the USA and Aussie James Tostevin who reminded us that real estate is not just technology but face to face relationships. At the end of the day it is our relationships with you, our buyers and sellers, when we speak to you at Open Homes, on the phone and face to face, that count. The conference closed when Li Cunxin, the man known as “Mao’s Last Dancer” spoke to us. His life has been portrayed in the best selling auto biography and film, and he was the subject of a diplomatic row between the United States and China. He is a beautiful ballet dancer. Immediately after the conference Pip and I went to see the film. It was inspiring.This is what I learnt. As a young boy he was given an opportunity, just a sniff — and the opportunity almost walked out the door. He grabbed that opportunity with both hands. We are all given opportunities, often we don’t see those opportunities and when we do we often don’t grab them. Somehow that little boy in a remote village knew that opportunity was knocking. Yes, he was in the right place at the right time, but he worked hard, remember you need 10000 hours of practice to be world class! The School he was at in Beijing was very tough, yet despite the fact he did not like ballet he put in extra hours at night to be successful. And he got help; he needed a mentor. First it was a teacher in Beijing and later the director of the Houston Ballet Company. All great people seek out and get help. Sometimes we turn away those who most want to help or don’t notice them. Learn to recognise those that can help you get to where you want to be.I am proud to work for Harcourts, and especially Harcourts Milford and Cooper and Co on the North Shore. Our office is confident and strong and we are growing our market share. The conference had a great feeling of confidence and anticipation for the future and there is a real sense that Harcourts Milford is leading not only in our market but nationally. Harcourts is one of the top 4 real estate companies in the world and we can sense that there are great things in store!

For the second year running, Harcourts Milford has been named No 1 office in the Harcourts Northern Region.

Harcourts Milford is part of Martin Cooper’s Cooper and Co Real Estate Ltd franchise on the North Shore of Auckland – a chain of 8 offices dominating real estate sales in the region. A multi-award winning office, this latest accolade bodes well for the National Awards to be held in Christchurch next week.

With 6 of its 16 salespeople named in the Top 20 for  Auckland and Northern Region, the office is a powerful engine for growth in the Cooper and Co group.

Grant Henderson, manager for the Milford office, is proud of his team’s achievements. He says “….great people do great things in a tough market. My team of 16 has shone as a group of professionals, through hard work, focussed commitment and the highest levels of customer service-with lots of fun along the way. We are achieving success at the top of the real estate industry in New Zealand and are looking forward to another great year!”

Awards won:

Highest Revenue

HIghest Revenue per sales consultant.

Highest number of Auctions

HIghest number of Auctions per sales consultant

Are you looking for a home to pull at the heart strings? Then look no further. Spacious, modern and dedsigned to capture the spectacular views. With large living spaces, a kitchen the cook in the family will love, and decks to soak up the sun and view, entertaining will be a breeze.

The master suite which is large enough to hold a party, a formal dining room (currently used as a nursery), an office, a cloakroom and guest toilet complete the down stairs. Upstairs two further bedrooms, a bathroom, study nook and second living area complete this gorgeous home. Elevated, stunning views across the Hauraki Gulf to Whangaparaoa and beyond are the icing on the cake. The grounds, which include a separate studio, are fully fenced and accessed via electric remote controlled gates. Excellent school zones with Rangitoto College a short walk away. Fantastic family home that your family deserves to live in. This is an opportunity not to be missed – be quick to view.

Sizeable Family Home | Forrest Hill | By Negotiation

Privately situated on a 900m2 freehold level section, this 3 bedroom plus rumpus brick and cedar home will impress. Well suited to families with older children or those who require space for live in extended family. Westlake School zoned. This home is a bit of a do up and could be a real bargain for someone who wants a big private site with real potential. The rumpus is on its own level, with a second kitchen and offers some interesting possibilities.

Weatherboard Wonderland | Milford | Auction

Located down a right-of-way you will find a gem of a home. This 1950’s 3 bedroom weatherboard bungalow has been renovated to a high standard and includes modern conveniences such as gas central heating and an HRV system. With an extra large lounge with space for an office, and a rumpus which is attached to the separate garage, this home is bigger than most bungalows. With decking galore and low maintenance landscaped grounds your weekends will be free to be enjoyed. With the home being well off the road, having excellent indoor-outdoor flow and a fenced section it’s a winner for families. In a quiet location with great neighbours, this tasteful family home is a must view. Motivated owners are committed to selling.

Yes – Single Level | Milford | Auction

Very rare opportunity to obtain a single level home withing walking distance to Milford village. After 20 happy years the owners are moving to retirement and sadly but definitely are  leaving their 3 bedroom, 2 bathroom home just a few minutes stroll to the shops. We have many requests for this type of home, so don’t delay, huury and give me a call to view!

A typical Campbells Bay home

Brick and Cedar Family Home-Auction

This sun saturated brick and cedar home offers the perfect balance between good living spaces and bedroom accommodation that will appeal to a diverse and wide ranging market. Pleasing and exceptionally functional, the homes aspect guarantees warmth and comfort while the setting offers bush views, peace and tranquillity. Zoned for Rangitoto College, Westlake High and Murrays Bay intermediate, it’s a short walk to the bus stop at the end of the street, bush walks, golf course, tennis club and the beach. Family commitments for our sellers mean an excellent and unbeatable buying opportunity for you here…Will be Sold! Auction is on 28-Oct-2009 at 6:00pm, On Site

Townhouse with great views

Panoramic Sea Views-Auction

Expansive north facing sea views, Solid Brick & Cedar home, 2 lounges, 3 Bedrooms plus a study,Large sunny secure back yard, Potential to add value, Very close to Primary school, Beach & Centennial Park, This home demands actions–Call now THIS HOME WILL BE SOLD! Auction is on 20-Oct-2009 at 6:30pm, On Site

Nestled in the Bush a charming cottage

Hidden Treasure? This One’s a Gold Mine! – $795,000

4 bedroom character home + one bedroom stand alone cottage (home and income)

• Loads of versatile living space
• Walk to Campbells Bay beach
• Minutes to Mairangi Bay village cafes and restaurants
• Great indoor/outdoor flow
• Your very own ‘Titirangi’ on the Shore
• Space for artist/hobbyist
• Outstanding investment or funky and unique home – the choice is yours, our vendor says sell – Call me today!

A spacious and beautiful Park Rise home

Simply Irresistible -Auction

The kids have grown up, graduated and flown the nest, so after nearly 20 years here our owners believe it’s time for another family to enjoy this wonderfully spacious home. A hallmark of excellence, this magnificent Bays home with sprawling living spaces and stunning views set on 1060m2 of land in one of Auckland’s premier suburbs will leave you spell bound.

This well thought out, spacious home has been designed to make the most of the views whilst still allowing for privacy. With excellent indoor-outdoor flow this home of nearly 300m2 seems even bigger.

Approaching this home it at first appears to be a quaint, small weatherboard cottage. On entering you realise that there is nothing small about it. Spread over three levels, with all but one room opening out to extensive decking or private courtyards, there are multiple ways to utilise this spectacular north facing home.

Entering on the upper level, which hosts the living and dining areas as well as the kitchen, the home opens out before you to spectacular views across the Hauraki Gulf.

The middle level is an ideal teenagers retreart with enough double bedrooms for their friends to stay over and their own living room to allow the parents to entertain upstairs peacefully.

The bottom floor is set aside for the master suite with its own cozy sitting room/study, bathroom and large bedroom flowing out to a flat lawn area surrounded by native bush and stunning palms.

There is undercover parking for 3 cars as well as plenty of off street parking. The grounds are low maintenance with decking, lawns and your own stand of native bush following the levels of the home.
A stroll of about 400m from the end of your driveway and you are at Campbells Bay beach- one of the gems of the North Shore. The location of Park Rise means it has got to be the premier street in the Bays.
Education is well catered for with the property being in zone for excellent schools (both Rangitoto College and Westlake High Schools).This is a once in a lifetime opportunity to secure a home that epitomizes the North Shore lifestyle.

Auction is on  4-Nov-2009 at 6:30pm, On Site

Near new and spectacular

Art Deco Home + Income- $1,180,000

Near new with or without income. If you are looking to buy on Kowhai Rd here is your chance. Solid construction and a private setting set well back from the road. This is a great property for extended family, or just rent out the unit to help pay the mortgage. Inside you have designer kitchens and bathrooms along with under floor heating, cosy living areas giving this home the ideal property to entertain.

Recent Harcourts Sales in Campbells Bay

Address                               RV                   Sale Date             Sales Price

• 266 Beach Road                     $620,000         31 Mar 09               $662,500
• 256b Beach Road                   $600,000        03 Nov 08               $630,000
• 343a Beach Road                   $860,000        16 Apr 09                $725,000
• 233 Beach Road                     $4,300,000     09 Jul 09                 $4,000,000
• 60 Kowhai Road                                                   10 Sep 09                $855,000
• 5b Sandford Street                 $700,000        24 Feb 09                $645000
• 6 Treefern Trail                      $700000          25 Aug 09               $600,000

A standard form and a rubber stamp

The Reality

Whether you are buying or selling a property,  conveyancing means a lot more than most people realise. When a Property Lawyer handles your conveyancing, this is what they do to make sure the biggest investment of your life is safe and secure for you.

First your lawyer will check the Title and in particular, any easements or land covenants that might restrict things like access and right-of-way. They’ll Check for property-usage rights that you might want immediately or in the future. For example you may want to run a home business, tell your lawyer and they will ensure that you know what you can and can’t do. These are not things to be treated routinely, just so a sale can go through. Once the deal is done you may not be able to cancel it if there’s a problem?

Your lawyer will check the local authority LIM reports and Compliance Certificates. Thanks to “leaky buildings” and some cowboys, many people have been badly caught out. Don’t be one of them.

Your lawyer will understand the ownership issues – partnerships, trusts and companies are often involved. It’s not simple, it’s complicated and it matters to you. For example, in the future you may wish to gift part of the equity to a family trust, or your business may own the property, with associated taxation issues.

Relationships need to be taken into account. Are you married, de facto or otherwise? And what will it mean if everything turns to custard? Not easy territory for all sorts of reasons but the Property (Relationships) Act means a lawyer should at least think about it for you.

Guarantees and loan securities come in many forms. They have long-term implications and have returned to haunt many a trusting or careless soul. Before you commit to acting as a guarantor for a loan, perhaps to your family, your lawyer should explain to you the implications.

Managing the money. It is more than you’ll probably ever hand over (or receive). Banks trust Property Lawyers to prepare loan documents and to provide the certificates that mean the funds will be there when you need them to be. It doesn’t get any more serious than this. If you are handing over $100,000′s or millions of dollars you need to be able to sleep at night secure in the knowledge that someone trusted is handling that money for you.

Overseas Investors

If you are an “overseas person” and you purchase land adjoining a river, lake or the sea or acquire an asset larger than a certain size adjoining a reserve of any size whatsoever; or are an international company acquiring another international company with New Zealand landholding subsidiaries; you will or are likely to need to apply for consent under the OIA. If you think your purchase is likely to require consent under the OIA then you should consult your solicitor prior to making an offer. Here’s a link to the Overseas Investment Act 2005.

You’ll be able to find a lawyer at the New Zealand Law Society directory here or at the Auckland Districts Law Society here.

Or try my favourite lawyers here in Milford on the North Shore. These lawyers work closely with Harcourts,  Cooper and Co and I to ensure your property transaction is legally trouble free.

Greg Dunning

Greg Dunning and Associates
Phone: 09 486 3237
Street Address: 166 Kitchener Road, Milford
Email: greg@gregdunning.co.nz

Andrew Stokes

Phone: 09 09 489 9359
Street Address: 126a Kitchener Road, Milford 0620
Email: andrew@astokes.co.nz

David Schnauer

Schnauer and Co Ltd
Phone: 09 486-5801
Address: 218 Kitchener Road, Milford 0620
Email: dschnauer@schnauer.com
Web: www.schnauer.com

Thanks to New Zealand Law Society, Property Law Section.