Position of Immigration Lawyer?
Immigration to USA features a formalized process created by authorities of USA. If you want to immigrate to New York you would like to understand what are the simple specifications with regards to skills, formalities, documention, and so forth. An immigration lawyer can help you prepare you nicely in all these important aspects. Immigration lawyer can provide you skilled assistance and allow you to find a remedy for different issues that might occur in the course of immigration. Immigration Lawyer are generally the Resolution supplier to numerous immigration difficulties. They’ll help you locate remedy to numerous concerns relating to documentation, immigration process understanding, questions raised by officers during interview, and so forth. Immigration Lawyer will assist you to to organize for interview which will allow you to to face the immigration officer confidently and get you through the interview.ew.
Immigration Lawyer Can assist You!
Yes Immigration Lawyer can truly allow you to. An immigration lawyer for New York will be the particular person that specialized his abilities for this goal only. A lot of folks who wish to immigrate to USA seek out immigration lawyer assist for they can minimize their probabilities of rejection. Let the man do his task what he is meant to complete.
Are you married? How you can Immigration to New York or USA
Immigrating to USA some instances is usually a issue whenever you are marriage. Men and women who are marriage and have every one of the documentation carried out, still come across it hard to immigrate to USA. Should you be married you need to deal with an interview together with the immigration officer. So you numerous not be realizing what they could ask you. This wherever immigration lawyer can assist you. An immigration lawyer will help you get ready for bulk of these Immigration questions that might be asked by officer at the time of interview. Your husband or wife will probably be present at that time of interview. Equally of you will be interviewed in the very same time face-to-face. Should you be married there may be a formal method to apply for immigration. You’ll need to complete the documentation as per the requirement. US Immigration lawyer will help you prepare all individuals documentation with out any error. The documentation prepared by Immigration lawyer will search more expert to the officer. Then you definately is going to be give a date for the interview. In the interview you may be asked a number of questions. Because you along with your husband or wife usually are not aware of those question, USA immigration lawyer can manual you the way to behave in the interview and how to reply these questions.
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There are circumstances which prove to be difficult for employers within Miami, and one such circumstance involves being able to employ individuals from outside of the United States. Doing so can be a great idea for employers because of the great set of qualities that these individuals have, but to be able to employ these individuals can require a substantial amount of work to ensure that everything is done legally.
People who wish to employ individuals from overseas need to ensure that the proper arrangements are made with regards to the workers visa that is needed by the prospect worker. The entire process of securing a workers visa can be relatively complex, and this is something that is common to most legal procedures, so people within Miami who are hoping to get into situations of this nature need to be prepared for the work that needs to go along with everything.
Logically, it helps for employers within Miami to get in touch with a reliable Miami immigration lawyer that can provide the right form of assistance in helping you secure the workers visa that you need for your prospect worker, and this includes help in handling all of the paperwork that will be necessary.
To give you a better idea of what needs to be done in order to successfully secure a workers visa for your prospect worker, here is a basic rundown of what needs to be done:
Arrange All Paperwork
First of all, there are certain documents that need to be arranged, and people who are in the process of securing a workers visa need to make sure that the documents that they have in their hands are the correct ones. Once these documents have been set, they will need to be filed with the US Citizenship and Immigration Services and the US Department of Labor. Going through this should be easy if you have a Miami immigration lawyer to help you arrange all the paperwork and file them all with the proper authorities.
Actual Visa Application
After all of the documents have been arranged and filed with the proper authorities, the employee would need to file their visa application at the nearest consulate or embassy within Miami. There will also be an interview as well as a medical examination that will need to be taken before the visa will be approved.
Being able to successfully go through the steps involved in securing a workers visa is best done with the help of a good Miami immigration lawyer that has the right set of skills needed in handling the legal aspect of such issues.
IMMIGRATION SOLUTIONS is a specialized firm which provides high quality, legal immigration assistance Immigration Consultants Visa Consultants Australian migration agents in Mumbai to people seeking better lives and careers abroad. Since our inception in 2006, the emphasis has been on providing correct, ethical and highly customized services to every single client.
We are MARA Registered Agent Mumbai migration visa specialists. We can assist you with work permits, skilled migration, business migration and family based visas. We also help with extending your stay on your present visa, converting your visa to permanent residence and citizenship. Were legally qualified and also assist with appeals and reviews. Immigration Consultants in Mumbai, India provides Immigration Migration Visa Consultants assistance to people MARA Registered Agent in India
Our Sr. Consultant Mr. Amyn A. Patel is one of the few MARA Registered Migration Agents in India . His Migration Agents Registration Number (MARN) is 1170267.
In Australia it is illegal for anyone to provide immigration assistance or advice if they are not registered. A Registered Migration Agent (RMA) is someone who is registered with the Migration Agents Registration Authority (MARA). In order to be registered with the MARA a migration agent must meet several requirements. Some of these are:
Migration law qualifications to be able to interpret migration laws for clients – Mr. Patel has a Post Graduate qualification in Australian Migration Law and Practice
Maintain access to Australian Migration Laws and Policy We maintain access to a state of the art electronic legal resources to keep up with changing legislation
Meet character requirements The MARA undertakes a character check to ensure that the agent is a person of integrity and good character
Abide by MARAs code of conduct We act in accordance with the code of conduct and work in the best legal interests of every client. We are fair and honest in our dealings and protect the confidentiality of our clients. We also keep all advance fees paid by clients in a separate account.
Maintain Professional Indemnity Insurance
The Australian Immigration Department (DIAC) recommends that if you use the services of an immigration consultant or agent you should only choose a MARA Registered Agent in India. Clients of unregistered agents are at a high risk of being given misleading and incorrect advice. Engaging Immigration Solutions as your Australian migration agents in Mumbai & Pune gives you the assurance and peace of mind knowing that your visa application is being handled by qualified and experienced professionals. Why risk your application and career with unregistered agents knowing that you have a much better option?
UK attracts people from all over the world to settle and work. It is renowned for having one of the world”s recognised financial centres resulting in skilled workers in large numbers migrating every year to UK. UK follow a points based system to assess their eligibility to obtain a visa to work and settle. This system comprises a series of formalities to be taken care of and presentation of various documents. The process can be very complex hence; it is beneficial to take services of some Immigration Consultants UK while thinking of migrating to UK.
Opulentus Overseas Careers is one such Immigration Consultants UK which assists clients in getting visa to UK. The consultant is expert in processing varied visas like study, work, and dependent visas for UK. Opulentus never had a rejection from British High Commission, UK hence; is regarded as number 1 UK Immigration Services It is the only Immigration Consultants UK which first determines eligibility of client and then takes the case. In case a client is found non eligible for UK visa, the case is not taken by Opulentus.
The consultant has all the required resources which can be useful for a client when going through the visa process. Its counsellors are experts in handling immigration process of UK. This is mainly because these consultants have themselves lived in UK and hence know every knick knacks about the UK visa process. Opulentus makes sure that a right visa is guided to client for UK. For this, its counsellors study the profile of client thoroughly and then suggest a visa, keeping client”s preference in consideration. Opulentus is rare Immigration Consultants UK which keeps client”s preference above all other factors.
In addition to basic visa processing services Opulentus is also renowned for providing other value added services like airport pick-up, accommodation assistance etc which make relocating to UK easier for client. So a client need not worry about aspects like where to live, how to reach etc. Also, the job assistance services of Opulentus market the client”s resume to job consultants all over UK, helping the client get a job easily and early. It is the only Immigration Consultants UK whose job assistance services have proven useful to many people and today they are happily working in UK.
Register for Opulentus Overseas Careers” free evaluation and know whether you are eligible to migrate to UK or not. Your points will be calculated and based upon your eligibility a visa will be suggested to you. Opulentus is World”s Super Visa Specialist and most trusted Immigration Consultants UK. It has presence in US, UK and India.
Have you ever toiled with the idea of moving to Europe or starting your own business there? The process is simple and easy steps can be taken to realize that thought and it is a decision that you will not soon regret.
There are so many possibilities to start up your own business and become part of the great Czech Republic and all it takes is a few simple steps toward earning your visa.
You now have the chance to realize your dream of being a business owner and legal resident of the Czech Republic in as little as 5 years. Many people have the dream but are never willing or are simply afraid to take the first step and make their dream become a reality. Dont be part of the dreamers you can turn your dream into a reality and realize that the future can hold much more for you than you ever thought it could.
If you have a degree from the university and at least 3 years of steady employment this can speed up the application process and get you to Europe in a shorter wait time. There is no better time than the present to try and realize your dream of becoming a European resident, business owner or even a property owner there.
You will see that the visa process is simple to follow and in a shorter time than you think you can be on your way to a new dream, a new lifestyle and a new reality.
Earning your Czech residence permit will allow you the ability to open doors for yourself that you may never think possible.
Immigration to Europe does not mean that you have to sit through a long interview that leaves you feeling uneasy and scared, you do not have to be a certain age and you do not have to be able to speak English, all you have to do is log into visa2west and register to earn your Czech residence permit free of hassle and free of the long drawn out processes it takes to go to other countries.
Lets face it waiting up to five years may seem like an impossibility while waiting for a visa, but just think of the great reward you will receive in the end. The chance to live, work and enjoy your life in any of the EU countries is just a click away. Dont waste any more time login now and so if you have what it takes to realize your dream and become part of the Czech Republic today.
Portray a scene, you logged on to your email account and discovered that your inbox highlighting an unread email from an unknown address stating that, -Congratulations, your application for Diversity Visa Lottery is approved and you need to send some money to the mentioned details.- The first line you mutter out will be, -Oh my God! Is it real?-, and without confirming anything, you will swipe your credit card of the bank in New York for the payment. After few days, on ringing the concerned authorities in New York City, you will be pulled out of an illusion and this time your lines will be, -why the hell, I did not checked this thing with an immigration lawyer New York from a best immigration law firm?-
Diversity Visa Lottery program, for which millions of dreamers try their luck, but only few of them are lucky enough to bag a Green Card. Irrefutably, getting a USA Green Card is something for which, people are ready to pay any price and are on their toes to do anything. Instead of acting like a wise goose, they behave like a stupid nerd and become an easy target of scammers.
The only solution to bridle fake lawyers bragging about their so-called best immigration law firm is -awareness’. One must consider below mentioned important tips extracted from a magazine article of an immigration lawyer New York law offices –
No approval emails from state department: To end all confusions, from the year 2012 onwards, candidates are advised to check their application status on the DV lottery website as State Department announced himself free from all responsibilities of notifying qualified candidates.
Keep a close look on website’s domain: In any case, if applicant receives any email from State Department, one should check the suffix of the sender, does that have -.gov- or not. It is advised that the visa department never use any other website for its DV program besides dvslottery.state.gov.
Do not pay anything to anyone for DVP: This Diversity visa lottery program is free of cost, and government of United States charges nothing for the visa. On submitting your interest for this program, you will be acknowledged with a unique confirmation code. Therefore, if anyone asks you pay anything, consider him a scammer who want to puncture your wallet
You won’t get more or before luck: The selection criterion is unique, applications are selected on a random basis and there is no such tactics to enhance success chances. If anyone promises you so, mean he is beating you around bushes.
Therefore, do not trust anyone whose promises are full of hot air, and always let your case to be handled by an immigration lawyer New York working for a best immigration law firm.
Executive Summary What we are going to discuss here is whether or not a creditor can come to Guatemala with a judgment from a foreign (Non Guatemala) court and enforce it or make it collectible in Guatemala. We will look at the complications involved and the chances of success which are miniscule at best. I would like to point out that this is a topic not covered by our competition. There are collection law firms that discuss international judgement collection but they are trying to sell their services. In spite of this I have never seen one collection law firm getting enthusiastic about collecting foreign judgements. It is best done through a treaty which Guatemala does not have with any country. We will discuss the matter in depth below.
What is a Judgement A judgement is a decision from a court based on a trial or it could be based on a summary judgment where there was not trial held because the odds of success for the defendant were so small the court just goes ahead and railroads him. Sometimes this happens because the defendant can not afford a legal defense. This is prevalent in the USA. In this discourse we are addressing judgments for money damages. A judgement can have other aspects to it like an eviction proceeding ordering one to leave a house. It does not matter if it is a local court or a national court for this discourse. This is because Guatemala has no treaties for enforcement of foreign judgments but more on this later. The court would need to be contained in a country that Guatemala has diplomatic relations with. Guatemala also insists that the country of the judgement allows Guatemala judgements to be enforced in that country.
What is Not a Judgement A tax lien is not a judgment. Tax liens can come from local or national governments. There is normally no trial preceding a tax lien. There was no judge, no jury, no due process, no right to defend yourself, no attorney present for the defendant, no right to examine your accuser, no chance of jury nullification, etc. This is a government administrative procedure that is not enforceable offshore in other countries. A tax lien would need to be reduced to a judgement by filing a lawsuit in a court of appropriate jurisdiction in the home country. It would be like any other lawsuit. The defendant would have the right to present a defense and have a jury trail. Such a judgement would also then be dischargeable in an ordinary bankruptcy case. Tax liens are practically never converted into a judgement for these reasons and of course the expense involved, time delay to go to trail and so forth.
Guatemala Has No Treaty for the Enforcement of Foreign Judgements It is good that Guatemala has no such treaty. If a treaty like this was present the process of collecting a foreign judgment would be simplified. The judgment itself would be sufficient evidence to proceed with collection. With Guatemala, foreign judgements are anything but a cost effective easy thing to collect on.
Guatemala Corporations and Foreign Judgements Before we get into the ins and outs of the nightmares associated with collecting foreign judgments in Guatemala lets look at the initial problem a judgment creditor would face. We always have our clients use corporations for asset protection. This applies to banking, real estate, cars etc. We prefer to start with fresh corporations formed in the jurisdiction as long as they are anonymous bearer share corporations. Guatemala has very anonymous bearer share corporations. The names of the owners of the corporation do not appear in any public registry, database and the government does not know who owns the corporation. In places like the USA where the legal system has run amuck you will hear a lot of talk concerning piercing the corporate veil. This piercing the corporate veil tactic is nasty and effective in the USA. Try it in Guatemala and you will fail and have one angry judge to deal with who will be less than appreciative of your attempts to import sleazy legal tactics from the USA into his or her courtroom. The corporate veil is not going to be pierced for foreign cvil judgement collection matters. So how does the creditor attack real estate or a bank account owned by a corporation in Guatemala? He doesn’t! You are the owner of the corporation but he does not know that and cannot prove that. Ownership of Guatemala corporations is not in any public registry or database. Going to court and saying well the judgment debtor wired funds from his home country bank account to a bank account owned by this corporation, is not going to prove a single thing in Guatemala regarding corporate ownership. The judgment debtor may have invested in this corporation, he may have bought real estate from this corporation or bought a boat, a plane a car, etc. It does not prove any ownership. The judgement creditor is not going to be able to get into any Guatemala banking records using a foreign judgment as grounds. Guatemala has serious bank secrecy. You must understand that in Guatemala a corporation is a free standing judicial person (artificial person) that has its own assets and liabilities. Your liabilities are not the liabilities of the corporation. This means personal debts do not transfer over to a corporation.
Fraudulent Conveyance The catchall used to attack offshore bank accounts is fraudulent conveyance. A fraudulent conveyance references activity where funds or assets were removed from a jurisdiction to prevent a creditor from recovering the debt. The term can also apply to transferring title of real estate or a car to another to keep it from being attached by a creditor. Panama allows a creditor to pursue a fraudulent conveyance action based on a foreign judgment and this even applies to their foundations. As a comparison Guatemala is not a fraudulent conveyance friendly jurisdiction. Such cases are seldom ever heard of in Guatemala because the chances of success are extremely slight. The plaintiff would need to show that the transfer was specifically designed or intended to remove the assets from the reach of the creditor. If the defendant could show this was not the case then there is no fraudulent conveyance. The money could have been moved to say a Guatemala corporation to pay for services, goods, make an investment, buy a residence, invest in real estate, buy a boat, and so forth. Please bear in mind that in Guatemala the creditor is in the dark. He cannot just subpoena bank records like in other countries. He has no idea who owns the corporation. There are a lot of just about insurmountable obstacles in the path the creditor has to follow. This is why we do not really see these cases in Guatemala.
Foreign Judgement Enforcement Complications in Guatemala There are a lot of conditions that need to be met to enforce a judgment in Guatemala from another country.
Default judgments are not enforceable in Guatemala. The defendant must have been served personally. This means a live process server gave them the legal papers. If the service was by mail, by courier, by publication it invalidates the entire lawsuit and judgement as far as Guatemala is concerned. Dropping the papers on the doorstep or taping them to the door is not going to work. This right off the top eliminates a large amount of judgements.
The judgment must be final in that there is no more room for appeals. This is usually going to mean a few months in most cases.
The court that issued the judgment has to have had proper jurisdiction over the matter. Frivolous cases filed in foreign jurisdictions with incorrect venue or authority are not going to be enforceable. The debtor can always argue that the jurisdiction or authority the court asserted is incorrect. This can then make it a triable issue of fact in the Guatemala courts. The defendant would try to get the plaintiff to retry the entire case in Guatemala if he could not find another way to dispose of the matter. To do this means two sets of lawyers for the plaintiff, one in Guatemala and one from the foreign country. Think big money. Remember that Guatemala has no treaties for the enforcement of foreign judgments. This opens up the playing field to counter attack the plaintiff attempting to collect the judgement. When there is a treaty the judgment itself stands as admissible evidence and the grounds for objecting are most limited.
There is no enforcement if no such claim would be possible under Guatemala law. Guatemala will refuse to enforce the foreign money judgment if the claim on which the foreign judgment is based could not have been brought in Guatemala. The foreign case has to be consistent with Guatemala law. Guatemala law is not as crazy as USA, UK law. If you were sued for sending out faxes that were unsolicited, this judgment would be void in Guatemala since they have no such law in Guatemala. Many USA lawsuits are for civil violations that are absent from Guatemala law and thus not enforceable in Guatemala. This means the foreign attorney will have to retain foreign counsel to review the case and see it is consistent with Guatemala law. Can be expensive. He may have to have the entire matter translated into Spanish by a certified translator at a cost of $10 to $15 a page. Some cases are hundreds of pages. Then the Guatemala lawyer has to read the case which means billable hours. He will ask questions to the foreign attorney so now we get into double billable hours. In any event to enter the judgment into the Guatemala court system in an effort to collect there would need to be a translation of the judgment into Spanish. Then when the debtor started making objections the entire case file would most likely need to be translated into Spanish.
If the judgment was for contempt of court it makes the judgment not valid in Guatemala. This sort of judgment would not be collectible in Guatemala.
The judgment has to not be for default. In other words if you failed to respond to a foreign court action and were in domicile in Guatemala and they got a summary judgment that would not be a valid judgment.
More Foreign Judgment Collection Obstacles in Guatemala The creditor wishing to collect on a foreign judgment in Guatemala is basically on a financial mission, to collect funds. His path is like walking through a minefield. He can hit a number of unexpected or hidden tactics presented by the debtor that will make a financial recovery very unlikely.
First, we have to look at the appeals process open to the defendant. These are the things a creditor will be advised to consider before proceeding with an expensive and time consuming foreign judgment matter in Guatemala. Please bear in mind the defendant (debtor) can appeal any negative decision from a lower court two ways. The defendant can appeal to the Supreme Court claiming the law was not followed correctly applying any of the above noted objections, or all of them. He can also claim procedures were not followed correctly. He can claim the case is not consistent with Guatemala law. He can attack the way he was served. There are many things he can do. He can even file a counter claim against the creditor. The other appeals option is to appeal to the special Constitutional Courts Guatemala has to just decide constitutional issues. How hard would it be to argue that the defendant had some constitutional rights violated in the process somewhere.
If all that fails after years of waiting for the process to work its way through the courts, then there is the bankruptcy option. Guatemala has a complex bankruptcy court system that could be utilized for shelter from creditors. Using these appellate processes is going to run up the bill for the plaintiff substantially. Without the appeals system, the time required for cases can run up to the 3-5 year mark easily. Then add in appeals. and the bankruptcy for even more years. The plaintiff could conceivably go broke or die of old age before the appeals process runs out. They might recover nothing especially if a bankruptcy is used. The plaintiff might never prevail. The expenses involved could be more than the amount of the judgment. By the time all the appeals are used, the time limit for the judgment may have expired (7-10 years usually) and then the case could be dismissed because the judgment is not longer valid, thus not enforceable. And on and on it goes. Such collection efforts are indeed rarely ever seen in Guatemala.
Summary If you have read this you are looking for a secure offshore asset protection jurisdiction and structure. We have several excellent options. Please bear in mind the perfect jurisdiction and structure does not exist. There is always going to be a give and take scenario. We have managed to isolate a few excellent options but there is no perfect solution that meets the needs of everyone. We do try though!
If you are in another country currently and hope to come to the U.S., you should consider getting the help of an immigration lawyer who knows the process well. There are many in this country, but of course it may be difficult to find one from outside the U.S. Consider the best ways to do so without having to travel.
Many immigrants know a few people who have already left their home country for another, and if this is the case, they probably used an attorney. You can ask friends and family members who have gone through the process for recommendations to lawyers. Of course, it is best if they used one who knows the process for entering the U.S., but some lawyers know how to legally enter several countries. Ask around so that you can get the contact information of a few attorneys that might fit the bill. This will help you narrow down your search.
Most lawyers have websites that provide plenty of information about themselves. Once a few lawyers have been recommended to you, check out their websites in order to find out their background information. Each site should explain where the immigration lawyer in question was educated, how much experience they have, and which countries they have expertise in. Browsing their websites can result in you making the best decision for you, as having a great attorney to represent you can make the process as easy as possible.
You should also check out reviews for each attorney, as the internet has several sites dedicated to this very resource. Many people enjoy letting others know about their experiences, and this includes talking about the legal help they have gotten. You will likely find both positive and negative information on the lawyers you are considering, which will help you choose. Select the one with whom most people seem happy, as this will make it likely that you will have the best experience possible when immigrating.
Choosing an immigration lawyer can feel intimidating since so much relies on having a good one, but it is a simple process when you can use the internet. It does not matter where you are or where you plan to go; having a good attorney is crucial when it comes to getting a positive outcome when you immigrate. Following these steps to find a quality immigration lawyer should help the process run as smoothly as possible.
If you are in need of a immigration lawyer chicago for more information please visit .
Masai Mara Wildebeest Migration Overview:
Masai Mara Wildebeest Migration Safari: The annual wildebeest migration in Kenya and Tanzania is arguably the most spectacular natural event in Africa. More than 3 million large mammals have made the vast Masai Mara and Serengeti plains their home.
May & June
In late May, the herds leave the Western Corridor for the northern Serengeti plains and woodlands. The fresh, tender and mineral-rich pastures on the other side of the humans’ border, in Masai Mara, are the irresistible bait for the animals to finally invade the Kenyan reserve, an event which usually starts in late June to early July. The troops coming from the south meet here another migratory contingent: the resident wildebeest herds of the Mara region. These animals reside in the Loita Plains and Hills, northeast of the Mara, until the dry season brings the tougher days and it is time to seek the evergreen Mara basin.
July to October
Throughout the month of July, the herds cross the Sand River, a mostly dry tributary of the Mara which roughly follows the boundary line between Kenya and Tanzania. The parade takes the eastern sector of Masai Mara, surrounding the Keekorok Lodge area. The trek follows westward, leading the herds to face the major challenge along their quest: crossing the Mara river and frequently also its tributary, the Talek. By then, the rains at the Mau Escarpment, where the Mara rises, have fed the stream to its highest levels.
The steep banks are populated with trunk-looking basking crocodiles that seem almost to be expecting their annual banquet. The operation of fording the river is the most delicate along the migration, and as such seems to plunge the gnus in a state of anxiety that only relieves when the whole herd has crossed. The trekkers walk along the left (eastern) bank of the Mara looking for a suitable point to cross. There are plenty of preferred crossings along the course, which are easily identifiable by the lack of vegetation, the depressed slopes and the deep grooves carved by the animals’ hooves. These are the most secure places to ford the river, those that ensure a minimal mortality. Nonetheless, the apparent programming of the whole process sometimes seems to collapse, and the nervous herds occasionally choose places where the banks are too steep and many of the animals break their legs down the cliff or fall flat into the waters. The herds gather at the suitable points and wander around nervously, their grunts sounding loud in the air. Eventually, one animal takes the lead and approaches the rim, scanning the opposite edge to analyze if any danger awaits after the crossing. When it finally dives into the stream, this seems to haul the rest of the herd. More animals follow in a single line across the river, while the lagged ones throw themselves towards the stream until the rearguard pushes the troops to a frantic race that ends up with some animals trampled to death, lying aside the course.
Introduction: This article is based on common sense and a lot of experience. When your business requires its own premises a decision must be made as to whether to lease or purchase commercial property. If the answer is not immediately obvious to you, here are some of the considerations:
1. Available finances: Your first consideration will be based on whether you can afford to buy. If you can, but only just, is it worth pushing to own the property to save your money being poured into someone elses hand if you instead, choose to rent. Of course your calculations will be based on interest rates and rates of return on property. Interest rates vary according to the economic cycle and a number of other factors. Rates of return on investment in property vary according to the interest rate cycle, and also to the type of business property. An investor in a substantial shop property in NSW for example, might expect a return of 5%, whereas an investor in industrial property in say, Newcastle, may seek a return of 10% or even 12%. This difference reflects the market’s perception of risk.
On a pure comparative cost calculation, you should therefore set out the figures comparing the total cost of being your own landlord, as against the total cost of someone else being your landlord. If you are looking at a rent of, say, $30,000 per year against a purchase at $300,000, then you need to be able to borrow at less than 10% for the cash flow effect of your purchase to be better than the cash flow effect of a lease (ignoring capital repayments).
2. Capital appreciation: In the long term the capital value of your purchased property will increase at least in line with inflation. For property, the “”long term”” can be said to be the life of an average building, so we are talking “”really, long term””. Even this however, is subject to other influences and trends. Over the last ten years the changing structure of the workforce has reduced the demand for industrial and older business property. Your motor repair workshop may only be worth the same number of dollars today as it was worth ten years ago. In real terms you have probably lost half its value. Even if you use a professional surveyor to advice on today’s values, you will still need to take your own view on future values. In a property lease the risk is taken by your landlord. The rent is likely to be fixed for a number of years, and will then be increased in line with the general level of rents for similar properties.
3. Property is always a strong asset in the long term: In the cash flow calculation above, no account has been taken of repayments on any borrowing you took out to fund the purchase. If a large proportion of the purchase price was borrowed from a specialist property lender, with repayments of capital and interest (like your house mortgage), then you may still be able to find a deal which provides a total payment to your lender which is no greater than the sum that you would have been paying in rent. In that scenario, you end up owning your property. That is obviously more attractive than a property lease situation. But if you need to sell your property in bad times, you may not achieve the price you thought it was worth.