Who This Is For
First‑time buyers in Cape Town who want expert help to:
- Understand real costs and affordability before viewing Property
- Avoid common contract pitfalls (OTP clauses, special levies, occupational rent)
- Compare areas, sectional title vs freehold, and new‑build vs existing homes
- Navigate bond approval, subsidies, and the 8–12 week transfer process
What You Get (end‑to‑end service)
Money & Affordability Prep
- 30‑minute affordability session (free): rough budget, deposit strategy, monthly cost preview (rates, levies, insurance, maintenance).
- Pre‑approval fast‑track: introductions to reputable bond originators; help comparing bank offers, fixed vs variable rate, term, fees.
- Cost map: personalised estimate of transfer duty (or VAT), bond registration & transfer attorney fees, Deeds Office and initiation fees.
- First Home Finance check: quick screen for the government subsidy (if applicable) and what documents you’d need to apply.
Property Shortlist & Area Guidance
- Needs analysis: lifestyle, commute, schools, pet policies, security preferences.
- Micro‑area insight: block‑level notes on levies, typical resale values, renovation appetite, load‑shedding mitigation, and water‑/views‑related risks specific to Atlantic Seaboard & Hout Bay.
- View‑ready shortlist: I curate listings (mine and other agencies) that fit your budget and criteria — no spam, just best‑fit options.
Viewings with a Critical Eye
- Accompanied viewings with an inspection‑style checklist (damp, roof, plumbing, electrical, compliance certificates, alterations, boundary lines).
- Sectional‑title sense‑check: body corporate rules, levy history, special levies risk, parking, pets, maintenance plan.
- Optional independent home inspection: referral and coordination.
Offer‑to‑Purchase (OTP) Guardrails
- Plain‑language walk‑through of the OTP: fixtures & fittings, suspensive conditions, occupational rent, timelines, penalties, and exit clauses.
- Clause crafting: protect your deposit, inspection/repair terms, finance clause wording, and timeframes.
- Comparables & pricing: evidence‑based valuation guidance before you sign.
From Acceptance to Registration
- Conveyancing oversight: I liaise with transfer, bond‑registration and cancellation attorneys so you’re never in the dark.
- Milestone updates: finance approval, compliance certificates (ECOC, plumbing, beetle where applicable), rates clearance, lodge & register.
- Keys & move‑in plan: insurance setup, utility changeover, levy/rates accounts, and occupational rent handover (if relevant).
After‑care (first 90 days)
- Snag support: guidance on defects vs wear‑and‑tear and how to address them.
- Homeowner roadmap: maintenance schedule, levy/rates diary reminders, and service provider list (electrician, plumber, locksmith, alarm, insurer).
What it costs
- Initial affordability session: Free.
- End‑to‑end buyer concierge: No direct fee to you when you purchase through me; I’m compensated via the seller’s commission. If you prefer an independent, fee‑for‑service arrangement (for “off‑market” or private sales), a fixed advisory fee can be agreed in advance.
Typical timeline (guide)
- Pre‑approval & shortlist: 1–2 weeks
- Viewings & OTP accepted: 1–3 weeks
- Transfer & bond registration: 8–12 weeks (varies by finance and municipal clearances)
First‑Time Buyer FAQs (Cape Town)
What hidden costs should I expect?
Transfer duty or VAT (not both), transfer attorney fees, bond registration fees, bank initiation fee, Deeds Office fees, pro‑rata rates/levies, compliance certificates, move‑in costs, and initial home insurance.
Sectional title vs freehold — what’s the difference?
Sectional title has body corporate rules and monthly levies (with possible special levies). Freehold has no levies but you carry full maintenance and rates.
What are ‘special levies’?
Once raised by trustees, they’re payable by the registered owner at that time; future levies may fall to the new owner after transfer. I’ll help you review body corporate minutes and budgets.
What is occupational rent?
If either party occupies before transfer, a daily amount is agreed in the OTP so no one is out of pocket. I’ll ensure the clause is fair and clear.
How do I protect my deposit?
It’s held in a registered trust account (earning interest for you) until transfer. I’ll confirm the account details with the attorneys and ensure proof is provided.
Do I qualify for the First Home Finance subsidy?
If your household income is within the government band and you have home‑loan approval in principle, you may qualify. I’ll do a quick screen and point you to the right application channel.