So, you want to work an offshore drilling job. Do you know which companies are involved in offshore oil drilling? also the super-big players like Esso, Bp, Shell, etc. Did you know that these big boys do not all the time do their own drilling? Quite often nowadays, they are forced to subcontract some of the work to smaller players.
Have you heard of these companies: solitaire Offshore (Houston, Usa), Dolphin Drilling (Tananger, Norway), and Frigstad Offshore (Singapore)? How about Offrig Drilling Asa, Scorpion Offshore, Songa Offshore and Thule Drilling Asa? These are just some of the companies in the contemporary oil industry. In their own way, you can call them the contemporary wildcatters. While the last slump in oil prices, the giants like Bp and Shell stopped investing in their staff and oil drilling technologies. But some smaller companies correctly predicted that prices would rise again. They invested in R&D to construct new drilling techniques and technologies. They build new oil rigs for deep-ocean drilling. These are the boys that Shell and Bp are sub-contracting for oil drilling services.
If you want to work on an offshore oil drilling rig, you have two main choices. The path most habitancy think of is to go on board as part of the drill crew. If you have prior experience, you will probably be a pumpman or derrickman. If not, you have to get in as a roughneck or roustabout. Drillers are pretty much the 2nd-in-command and assistant of the oil rig manager. Technically, a roughneck/roustabout is a laborer. On the other hand, how many laborers earn ,000 per year for just 6 months of work every year? Unlike a general laborer, who never gets the opportunity to work his way up to boss level, a roughneck with the proper attitude has a reasonable opportunity to become a boss on an oil rig. Of course, first he has to work his way straight through derrickman and driller.
This is not the only way to get an offshore drilling job. If you have some beneficial trade, like a cook or medic, this will be a good selection regardless of your offshore oil rig experience. You get the same kind living conditions of the drill crew, and best salary than a comparable job on dry land.
Just because it is an offshore oil rig does not mean it does not need office staff. No matter where you go, you can't fly paperwork. You'll still find your paper pushers. Except that on the oil rig they are called tool pushers. They work in the rig offices and rig floors.
You also have the mechanical division and electrical department. The mechanical division hires motormen, mechanics and maintenance supervisors who are responsible for all mechanical operations. The electrical division includes jobs like electrician, electronics technician and maintenance supervisors who mend and look after of all the electrical equipment.
An offshore drilling job is a very lucrative career. As you can see, you do not need drilling taste to get hired on an offshore oil rig. And now that you know there are companies other than Shell hiring people, you have many ways to get in on the action. You can get in as part of the drill crew, or as a tradesman.
Tipping is an unusual experience. You pay for a services then after it is completed you are startling to pay and unspoken whole more. This brings up the question, when should you tip and when shouldn't you tip? If tipping for a assistance is primary then should you tip for every service?
The talk is no. In my notion you should only tip for services were interaction with a person brings the desired outcome. For example, I don't tip when I get my oil changed because I wait in a waiting room the whole time. The only time I talk to person is when I pay. On the other hand, I do tip when I am in a bistro where I have to interact with a waiter. That interaction is what results in me getting my food cooked to my liking and a good dining experience.
So the request is, should you tip when getting a massage? My talk is yes. A great massage is the succeed of the interaction in the middle of you and your masseuse. They tailor the massage to fit your needs.
So how much is customary? This can vary from person to person but I tend to tip 15%, and if I unmistakably loved it I tip 20%. 15% is pretty suitable in the assistance manufactures and is most notably used in the bistro world. So if I pay for a massage then I would generally tip 11-15 dollars depending how much I liked it.
I've never hated a massage before, but I have gotten some that weren't great. In those instances I usually tip around . I all the time like to tip even if it wasn't great, because the masseuse obviously put out the effort and it wasn't her fault that she wasn't right for me. Next time I just don't see that masseuse again.
If you are in Singapore and seeing for romantic places to dine, you are at the right place. In this article, let me share with you 5 romantic places to dine in Singapore.
1. Jewel Box at Mt Faber. Jewel Box is a very beloved dining place among couples. It is located at Mt Faber, 90m above sea level. It is a restaurant cum bar, where you can enjoy privacy and nice sea view. To go to Jewel Box, you can take a cable ride at Sentosa or Habour Front.
2. Sky Dining. Sky dining on cable car is a very unusual way to have a evening meal together with your partner. If you are seeing for a great candle light dinner, sky dining is the default choice. Onboard of a cable car, you and your partner will dine 70m above sea level, with total privacy.
3. Alkaff Mansion. Alkaff Mansion is located at 10 Telok Blangah Green. It is a per-war luxury cottage which is located on top of a hill. At Alkaff Mansion, you and your partner can enjoy live music, good food and a spectacular view of Singapore habour and sea. Alkaff Mansion was owned by a very wealthy Indonesia family. After World War Ii, the mansion was abandoned. The mansion was later converted into a restaurant and is beloved among courting couples.
4. One Fullerton. At One Fullerton, you will find a few restaurants with great ambience, excellent for a romantic evening meal with your partner. It is located at Raffles Place, near the Esplanade. Having evening meal at One Fullerton allows you and your partner to enjoy the night breeze and nice view across the sea. Moreover, if you want to spend a night in a first-class hotel with your partner, One Fullerton Hotel is the number 1 choice.
5. Chijmes. Chijmes is located right in the heart of Singapore busy city and it is a formal girl's convent. At Chijmes, there are many pubs and restaurants. If you visit Chijmes at weekends, you will see the restaurants and pubs are packed with people, watching live soccer matches and enjoying live band performance. If you want to have a night of drinks and fun with your partner, you must assuredly visit Chijmes.
Hope that with this article, you now know where to go if you want to have a romantic evening meal with your partner in Singapore. Happy dining!
The rank of the total international cost of living indexes is reported as at April 2010 using New York as the base city. The indexes are calculated using the prices for exact quantities of the same goods and services in each location, based on expatriate spending patterns over 13 broad categories (Basket Groups).
The cost of living studied is the cost of maintaining an expatriate acceptable of living. When comparing the cost of living between distinct locations the objective is to conjecture the discrepancy in the cost of living and express this as a cost of living index by dividing the cost of living in Location A by the cost of living in Location B.
The cost of living index reports the discrepancy in the cost of living between the 2 locations for the same items purchased. For example an index of 140 means that the Location is 40% more costly than the comparator Location. This would mean that a man who moves between the two locations would need to earn 40% more, to have the same acceptable of living as they have currently.
Tokyo is the total most costly place in the world for expats. Tokyo is also the most costly place in the world for accommodation, while it is the fourth most costly place in the world for groceries. Brasilia has moved up 9 places from 12th in October 2009 to be the third most costly place in the world to live for expatriates. Sydney has rocketed up the rankings to 10th having been ranked 15th in January this year. Dubai has dropped an additional one 8 places after dropping 9 places in the former quarter to fall out of the top 10 and is now ranked 26th, but interestingly is still the most costly place for restaurants, meals out and hotel costs.
The fastest mover upwards is Ashgabat in Turkmenistan having moved up 94 places from 257rd to 163. The relative cost of living for expatriates in Gibraltar has also increased considerably having moved up 94 places to 92. South Africa has experienced a requisite increase in global cost of living terms in general due to the strengthening of the Rand. Cape Town has moved up 53 places to be ranked 193rd.
Alcohol & Tobacco is most costly in South Tarawa in Kiribati, followed by Moroni in the Comores, and Oslo in Norway. Clothing is most costly in Manama, Bahrain followed by Moscow, Russia. Study is most costly in Caracas, Venezuela and Brasilia in Brazil. Groceries are most costly in Kiribati. Oslo, Norway is most costly for Transport.
The full list of the January 2010 total international cost of living rankings, together with the former Quarter's rank, and the convert in rank is as follows:
April 2010 Rank Country, City (January 2010 Rank)[Change in Rank]
1 Japan, Tokyo (1) [0]
2 Switzerland, Geneva (2) [0]
3 Brazil, Brasilia (3) [0]
4 Switzerland, Zurich (4) [0]
5 Norway, Oslo (6) [-1]
6 Denmark, Copenhagen (7) [-1]
7 Venezuela, Caracas (8) [-1]
8 China, Hong Kong (5) [3]
9 Liechtenstein, Vaduz (9) [0]
10 Australia, Sydney (15) [-5]
11 Central African Republic, Bangui (10) [1]
12 Kiribati, South Tarawa (24) [-12]
13 New Caledonia, Noumea (13) [0]
14 Greenland, Nuuk (14) [0]
15 Germany, Munich (16) [-1]
16 France, Paris (17) [-1]
17 Solomon Islands, Honiara (20) [-3]
18 Cameroon, Douala (12) [6]
19 Bermuda, Hamilton (25) [-6]
20 Monaco, Monaco (23) [-3]
21 San Marino, San Marino (22) [-1]
22 Italy, Milan (21) [1]
23 Vanuatu, Port Vila (28) [-5]
24 Chad, N'Djamena (11) [13]
25 Papua New Guinea, Port Moresby (27) [-2]
26 United Arab Emirates, Dubai (18) [8]
27 Germany, Frankfurt (29) [-2]
28 Korea Republic of, Seoul (26) [2]
29 Gabon, Libreville (33) [-4]
30 United Kingdom, London (37) [-7]
31 Austria, Vienna (30) [1]
32 Finland, Helsinki (31) [1]
33 Italy, Rome (35) [-2]
34 Germany, Cologne (36) [-2]
35 Russia, Moscow (38) [-3]
36 Croatia, Zagreb (32) [4]
37 Australia, Melbourne (43) [-6]
38 Australia, Canberra (44) [-6]
39 Ireland, Dublin (39) [0]
40 Comores, Moroni (42) [-2]
41 Qatar, Doha (34) [7]
42 Angola, Luanda (19) [23]
43 Isle of Man, Douglas (52) [-9]
44 Belgium, Brussels (45) [-1]
45 Netherlands, Amsterdam (50) [-5]
46 Australia, Perth (59) [-13]
47 Micronesia, Palikir (49) [-2]
48 Mali, Bamako (40) [8]
49 Germany, Hamburg (47) [2]
50 Germany, Bonn (48) [2]
51 Slovakia, Bratislava (53) [-2]
52 Cameroon, Yaounde (46) [6]
53 Taiwan, Taipei (41) [12]
54 Guernsey, St Peter Port (61) [-7]
55 Spain, Madrid (62) [-7]
56 Congo, Brazzaville (214) [-158]
57 Canada, Toronto (60) [-3]
58 Iceland, Reykjavik (64) [-6]
59 Togo, Lome (51) [8]
60 Singapore, Singapore (65) [-5]
61 Turkey, Ankara (56) [5]
62 Germany, Berlin (66) [-4]
63 Usa, New York Ny (54) [9]
64 Nigeria, Lagos (58) [6]
65 Bahamas, Nassau (55) [10]
66 Bahrain, Manama (57) [9]
67 Tuvalu, Funafuti (72) [-5]
68 Jersey, Saint Helier (74) [-6]
69 Usa, Boston Mass (67) [2]
70 Vatican City, Vatican City (73) [-3]
71 Spain, Barcelona (76) [-5]
72 Usa, San Jose Calif (70) [2]
73 Nauru, Yaren (75) [-2]
74 United Arab Emirates, Abu Dhabi (71) [3]
75 Senegal, Dakar (80) [-5]
76 Canada, Vancouver (78) [-2]
77 Usa, San Francisco Calif (68) [9]
78 Luxembourg, Luxembourg (79) [-1]
79 Czech Republic, Prague (69) [10]
80 Hungary, Budapest (83) [-3]
81 United Kingdom, Glasgow (89) [-8]
82 Estonia, Tallinn (82) [0]
83 Palau, Melekeok (81) [2]
84 Falkland Islands, Stanley (93) [-9]
85 Sweden, Stockholm (84) [1]
86 Australia, Brisbane (102) [-16]
87 Portugal, Lisbon (91) [-4]
88 Canada, Calgary (95) [-7]
89 Guinea-Bissau, Bissau (85) [4]
90 Burkina Faso, Ouagadougou (96) [-6]
91 Colombia, Bogota (77) [14]
92 Gibraltar, Gibraltar (186) [-94]
93 Malta, Velletta (90) [3]
94 Usa, Anchorage Ak (94) [0]
95 Djibouti, Djibouti (86) [9]
96 Cote D'Ivoire, Abidjan (97) [-1]
97 United Kingdom, Birmingham (108) [-11]
98 New Zealand, Auckland (113) [-15]
99 Azerbaijan, Baku (99) [0]
100 Haiti, Port-au-Prince (92) [8]
101 Usa, Philadelphia Pa (103) [-2]
102 Usa, Los Angeles Calif (101) [1]
103 Andorra, Andorra la Vella (109) [-6]
104 Benin, Cotonou (104) [0]
105 United Kingdom, Leeds (117) [-12]
106 Greece, Athens (115) [-9]
107 Usa, Washington Dc (112) [-5]
108 Trinidad and Tobago, Port-of-Spain (100) [8]
109 Samoa, Apia (107) [2]
110 China, Beijing (121) [-11]
111 Sudan, Khartoum (130) [-19]
112 Cayman Islands, George Town (111) [1]
113 Serbia, Belgrade (106) [7]
114 Montenegro, Podgorica (128) [-14]
115 Canada, Montreal (120) [-5]
116 Lebanon, Beirut (105) [11]
117 Cape Verde, Praia (118) [-1]
118 Saint Helena, Jamestown (125) [-7]
119 Usa, Baltimore Md (116) [3]
120 India, Mumbai (122) [-2]
121 Sao Tome and Principe, Sao Tome (87) [34]
122 Seychelles, Victoria (88) [34]
123 Usa, San Diego Calif (119) [4]
124 Barbados, Bridgetown (129) [-5]
125 Marshall Islands, Majuro (131) [-6]
126 Israel, Jerusalem (110) [16]
127 Lithuania, Vilnius (126) [1]
128 Australia, Adelaide (145) [-17]
129 Poland, Warsaw (136) [-7]
130 Saudi Arabia, Riyadh (124) [6]
131 Zambia, Lusaka (123) [8]
132 Indonesia, Jakarta (127) [5]
133 Usa, Seattle Wash (133) [0]
134 Kuwait, Kuwait City (140) [-6]
135 Chile, Santiago (172) [-37]
136 China, Shanghai (173) [-37]
137 Martinique, Fort-de-France (139) [-2]
138 Niger, Niamey (135) [3]
139 Usa, Miami Fla (134) [5]
140 Usa, Portland Ore (138) [2]
141 Usa, Chicago Ill (143) [-2]
142 Kazakhstan, Almaty (137) [5]
143 Canada, Ottawa (151) [-8]
144 Mauritius, Port Louis (144) [0]
145 Guinea, Conakry (114) [31]
146 India, New Delhi (153) [-7]
147 Latvia, Riga (148) [-1]
148 Puerto Rico, San Juan (146) [2]
149 Jordan, Amman (142) [7]
150 India, Chennai (159) [-9]
151 Tanzania, Dar es Salaam (132) [19]
152 Cyprus, Nicosia (163) [-11]
153 Georgia Republic of, Tbilisi (147) [6]
154 Guam, Hagatna (152) [2]
155 Slovenia, Ljubljana (162) [-7]
156 Malawi, Lilongwe (158) [-2]
157 Ukraine, Kiev (160) [-3]
158 Uruguay, Montevideo (176) [-18]
159 Grenada, Saint George's (161) [-2]
160 Jamaica, Kingston (149) [11]
161 Botswana, Gaborone (150) [11]
162 India, Calcutta (166) [-4]
163 Turkmenistan, Ashgabat (257) [-94]
164 India, Hyderabad (171) [-7]
165 Liberia, Monrovia (154) [11]
166 Rwanda, Kigali (156) [10]
167 Maldives, Male (155) [12]
168 Usa, Jacksonville Fla (164) [4]
169 Usa, Cleveland Ohio (169) [0]
170 Moldova, Chisinau (167) [3]
171 Equatorial Guinea, Malabo (174) [-3]
172 Usa, Tampa Fla (168) [4]
173 Usa, Dallas Tex (165) [8]
174 Usa, Atlanta Ga (170) [4]
175 Usa, Phoenix Ariz (177) [-2]
176 Fiji, Suva (192) [-16]
177 Sierra Leone, Freetown (141) [36]
178 Usa, Milwaukee Wis (181) [-3]
179 Usa, Denver Colo (175) [4]
180 Ghana, Accra (98) [82]
181 South Africa, Johannesburg (217) [-36]
182 Usa, Charlotte Nc (182) [0]
183 Macedonia, Skopje (183) [0]
184 Usa, Detroit Mich (195) [-11]
185 Usa, Pittsburgh Penn (185) [0]
186 Timor-Leste, Dili (178) [8]
187 Korea Democratic Republic of, Pyongyang (205) [-18]
188 Romania, Bucharest (179) [9]
189 Somalia, Mogadishu (194) [-5]
190 Mexico, Mexico City (193) [-3]
191 Usa, Austin Tex (196) [-5]
192 Algeria, Algiers (180) [12]
193 South Africa, Cape Town (246) [-53]
194 Usa, Columbus Ohio (198) [-4]
195 Gambia, Banjul (184) [11]
196 Honduras, Tegucigalpa (189) [7]
197 India, Bangalore (209) [-12]
198 Philippines, Manila (190) [8]
199 Antigua and Barbuda, Saint John's (187) [12]
200 Bulgaria, Sofia (211) [-11]
201 Afghanistan, Kabul (191) [10]
202 Syria, Damascus (203) [-1]
203 Kosovo, Pristina (206) [-3]
204 Morocco, Rabat (197) [7]
205 Usa, Fort Worth Tex (200) [5]
206 Usa, Las Vegas Nev (204) [2]
207 Mozambique, Maputo (157) [50]
208 Myanmar, Yangon (218) [-10]
209 Iran, Tehran (188) [21]
210 South Africa, Pretoria (233) [-23]
211 Saint Kitts and Nevis, Basseterre (201) [10]
212 Kenya, Nairobi (210) [2]
213 Usa, San Antonio Tex (216) [-3]
214 Belarus, Minsk (244) [-30]
215 Brunei, Bandar Seri Begawan (208) [7]
216 Egypt, Cairo (230) [-14]
217 Cuba, Havana (202) [15]
218 Namibia, Windhoek (199) [19]
219 South Africa, Durban (252) [-33]
220 Peru, Lima (207) [13]
221 Saint Vincent and the Grenadines, Kingstown (212) [9]
222 Usa, Houston Tex (213) [9]
223 Guyana, Georgetown (221) [2]
224 Thailand, Bangkok (215) [9]
225 Usa, Indianapolis Ind (219) [6]
226 Vietnam, Hanoi (222) [4]
227 Dominica, Roseau (226) [1]
228 Guatemala, Guatemala City (245) [-17]
229 Albania, Tirana (223) [6]
230 Ethiopia, Addis Ababa (231) [-1]
231 Usa, St Louis Mo (224) [7]
232 Usa, Memphis Tenn (229) [3]
233 Lesotho, Maseru (220) [13]
234 Costa Rica, San Jose (235) [-1]
235 Madagascar, Antananarivo (227) [8]
236 Usa, El Paso Tex (228) [8]
237 Armenia, Yerevan (225) [12]
238 Eritrea, Asmara (254) [-16]
239 Congo Democratic Rep, Kinshasa (63) [176]
240 Dominican Republic, Santo Domingo (232) [8]
241 Oman, Muscat (237) [4]
242 Mauritania, Nouakchott (234) [8]
243 Belize, Belmopan (236) [7]
244 Uganda, Kampala (242) [2]
245 Panama, Panama City (240) [5]
246 El Salvador, San Salvador (239) [7]
247 Nicaragua, Managua (238) [9]
248 Burundi, Bujumbura (241) [7]
249 China, Shenzhen (253) [-4]
250 China, Wuhan (260) [-10]
251 Malaysia, Kuala Lumpur (247) [4]
252 Laos, Vientiane (243) [9]
253 Bangladesh, Dhaka (248) [5]
254 China, Dalian (272) [-18]
255 Tunisia, Tunis (250) [5]
256 Saint Lucia, Castries (249) [7]
257 China, Macao (255) [2]
258 Swaziland, Mbabane (251) [7]
259 Kyrgyzstan, Bishkek (274) [-15]
260 Bosnia and Herzegovina, Sarajevo (256) [4]
261 Uzbekistan, Tashkent (275) [-14]
262 Nepal, Kathmandu (263) [-1]
263 Mongolia, Ulaanbaatar (280) [-17]
264 Paraguay, Asuncion (268) [-4]
265 Tonga, Nuku'Alofa (264) [1]
266 Iraq, Baghdad (258) [8]
267 Suriname, Paramaribo (259) [8]
268 Libya, Tripoli (265) [3]
269 Pakistan, Lahore (261) [8]
270 Bolivia, La Paz (262) [8]
271 Pakistan, Islamabad (266) [5]
272 China, Guangzhou (278) [-6]
273 Pakistan, Karachi (267) [6]
274 Ecuador, Quito (269) [5]
275 Cambodia, Phnom Penh (270) [5]
276 Sri Lanka, Colombo (271) [5]
277 Tajikistan, Dushanbe (273) [4]
278 Bhutan, Thimphu (276) [2]
279 Argentina, Buenos Aires (277) [2]
280 Yemen, Sanaa (279) [1]
281 China, Tianjin (281) [0]
282 Zimbabwe, Harare (282) [0]
The Us shop for instance is a highly unstable shop in today's times. In fact, our current shop trend is quite low. Although it is possible that we have higher economic growth compared to any other country and during our peak negative cycle, there is no doubt about it- we are in a recession right now. Millions of Americans are suffering such problems like job cuts, decreases in stock withholds and more. Although this is quite detrimental, this is positively a very coarse phenomena and occurs plainly in any global company setup and will gain its stability within a short span of time. In this article, we will evaluate the supervene of unemployment on industry and company so that we have a better understanding of these matters.
Our new recession has globally affected unemployment and will continue to do so at ample rates. Many economists predict that the supervene of unemployment has changed the inflation rate and the price of the commodities and has led to a very unstable market. Once the job cuts in company and industry took place the manufacturing of raw materials which needed to achieve a inescapable production level gets decreased. Many clubs have been forced to experience such hardships like maintaining the global value of its companies. This has caused a ample supervene on unemployment, industry and company too.
One might wonder then, how can we fix this problem? Well, here are a few suggestions that can inevitably help. First, we must turn the unemployment urgency into opportunities. For instance, if one finds themselves unemployed and unable to find work in their past industry, they should seek new opportunities or go into company for themselves. By doing this, more population can explore new areas and find other challenging careers that suit them. Second, we must have an evaluation plan of the clubs global set up for the last 30 years. By doing this, we can carefully evaluate the key areas such as productivity, quality, workforce, marketing , customer feed-backs and then make requisite improvements to the framework of the failing company/ industry Third, we must not be heartbroken about the recession and instead use it to our advantage. For instance, now is the time to invest in the market, buy foreclosed homes, etc. By doing this, you will be able to rebound when unemployment decreases and industry and company profits increase.
Take Google for instance - they are a company to be followed and patterned after. Although they are consistently turnover employees, they have boasted that their profits are high as ever. This is because clubs like Google, learn from their bouts of unemployment and are constantly figuring out ways to growth industry and business. They are the leaders in innovation and not afraid to start and exploring new ideas.
Therefore, the demand for you is this, will you be like Google and excel even in times of recession or will you be like the naysayer, who plainly proclaim, "Whoa me. We are in a recession. industry and company are failing and the world is ending." Or will you use this palpate to grow and build your company and financial security? The option is ultimately yours - now get to it!
Australia is a wealthy country with a habitancy of over 21 million habitancy (2008 estimate) that sits on the world's smallest continent. Today, Australia is currently one of the best places to migrate to for a variety of good reasons as listed below.
1. Aggressive migration program: Australia's migration policies welcome migrants. As a nation founded on immigration, Australia's habitancy increase is accounted for in general by an aggressive and ambitious immigration schedule introduced shortly after Ww I and this schedule continues to be in execution today.
2. Beautiful climate and Geography: Australia is a Beautiful land and although temperatures in the country can get high, it ordinarily occurs in the interiors of the country. Australia benefits from the maritime affect and has a Beautiful countryside.
3. Shortage of skilled labour: Australia is in need of skilled labour. The rapid economic increase has resulted in a requirement for considerable workers. The country is addressing this labour provide problem through its immigration policies which request considerable habitancy to live and work in Australia.
4. Vast economic opportunities: Australia's robust economy ensures vast opportunities for human development and a good quality of life. In fact, Australia has always ranked within the top ten of the United Nation's Human development Index.
5. Affordable housing costs: While some of the biggest economies in the world struggle with escalating rental and housing costs, housing remains affordable in Australia. In the early 2000, the Australian Housing and Urban investigate establish (Ahuri) had undergone a major investigate task to evaluate housing affordability for lower-income Australians. Thus far, Australia has kept the rise in housing costs in check, maintaining housing costs at affordable levels for Australians.
6. Exquisite instruction system: Australian instruction is western-style and is one of the best in the world at 8th in the worldwide rankings. Australia's instruction law is run by both communal and underground sectors and instruction is compulsory in the middle of the ages of 6 and 15. Also, the government-run customary and secondary schools are free.
7. Full coverage under the communal healthcare system: Australia's communal healthcare law is at par with the world's best. Australian Medicare covers all Australians and pays for hospitalization and healing services in communal hospitals.
8. No language barrier: English is spoken by virtually all Australians. It is the valid language and is spoken at home by at least three quarters of the population. Those who do not speak English at home are ordinarily bilingual.
9. Abundance of entertainment and recreation options: anything you enjoy, Australia has it. Sports fans and arts enthusiasts can find Exquisite sports facilities, art galleries, events and more in assorted places throughout Australia.
10. Laid back lifestyle: Australia fosters a great community spirit where a class boundary that is approximately palpable in some societies is absent. The habitancy in Australia lead fairly relaxed lifestyles and there is a normal sense that everybody is contributing to the greater good of the society.
Consumer behavior refers to the selection, purchase and consumption of goods and services for the pleasure of their wants. There are dissimilar processes complicated in the consumer behavior. Initially the consumer tries to find what commodities he would like to consume, then he selects only those commodities that promise greater utility. After selecting the commodities, the consumer makes an evaluation of the ready money which he can spend. Lastly, the consumer analyzes the prevailing prices of commodities and takes the decision about the commodities he should consume. Meanwhile, there are assorted other factors influencing the purchases of consumer such as social, cultural, personal and psychological. The explanation of these factors is given below.
1. Cultural Factors
Consumer behavior is deeply influenced by cultural factors such as: buyer culture, subculture, and group class.
• Culture
Basically, culture is the part of every community and is the foremost cause of someone wants and behavior. The sway of culture on buying behavior varies from country to country therefore marketers have to be very truthful in analyzing the culture of dissimilar groups, regions or even countries.
• Subculture
Each culture contains dissimilar subcultures such as religions, nationalities, geographic regions, racial groups etc. Marketers can use these groups by segmenting the market into assorted small portions. For example marketers can make products according to the needs of a singular geographic group.
• Social Class
Every community possesses some form of group class which is foremost to the marketers because the buying behavior of citizen in a given group class is similar. In this way marketing activities could be tailored according to dissimilar group classes. Here we should note that group class is not only determined by revenue but there are assorted other factors as well such as: wealth, education, career etc.
2. Social Factors
Social factors also impact the buying behavior of consumers. The foremost group factors are: reference groups, family, role and status.
• Reference Groups
Reference groups have inherent in forming a someone attitude or behavior. The impact of reference groups varies across products and brands. For example if the product is illustrated such as dress, shoes, car etc then the sway of reference groups will be high. Reference groups also comprise thought leader (a someone who influences other because of his special skill, knowledge or other characteristics).
• Family
Buyer behavior is strongly influenced by the member of a family. Therefore marketers are trying to find the roles and sway of the husband, wife and children. If the buying decision of a singular product is influenced by wife then the marketers will try to target the women in their advertisement. Here we should note that buying roles convert with convert in consumer lifestyles.
• Roles and Status
Each someone possesses dissimilar roles and status in the community depending upon the groups, clubs, family, club etc. To which he belongs. For example a woman is working in an club as finance manager. Now she is playing two roles, one of finance manager and other of mother. Therefore her buying decisions will be influenced by her role and status.
3. Personal Factors
Personal factors can also sway the consumer behavior. Some of the foremost personal factors that sway the buying behavior are: lifestyle, economic situation, occupation, age, personality and self concept.
• Age
Age and life-cycle have inherent impact on the consumer buying behavior. It is determined that the consumers convert the purchase of goods and services with the duct of time. House life-cycle consists of dissimilar stages such young singles, married couples, unmarried couples etc which help marketers to make accepted products for each stage.
• Occupation
The career of a someone has important impact on his buying behavior. For example a marketing manager of an club will try to purchase business suits, whereas a low level employee in the same club will purchase rugged work clothes.
• Economic Situation
Consumer economic situation has great sway on his buying behavior. If the revenue and savings of a buyer is high then he will purchase more expensive products. On the other hand, a someone with low revenue and savings will purchase cheap products.
• Lifestyle
Lifestyle of customers is other import factor affecting the consumer buying behavior. Lifestyle refers to the way a someone lives in a community and is expressed by the things in his/her surroundings. It is determined by buyer interests, opinions, activities etc and shapes his whole pattern of acting and interacting in the world.
• Personality
Personality changes from someone to person, time to time and place to place. Therefore it can greatly sway the buying behavior of customers. Actually, Personality is not what one wears; rather it is the totality of behavior of a man in dissimilar circumstances. It has dissimilar characteristics such as: dominance, aggressiveness, self-confidence etc which can be useful to resolve the consumer behavior for singular product or service.
4. Psychological Factors
There are four foremost psychological factors affecting the consumer buying behavior. These are: perception, motivation, learning, beliefs and attitudes.
• Motivation
The level of motivation also affects the buying behavior of customers. Every someone has dissimilar needs such as physiological needs, biological needs, group needs etc. The nature of the needs is that, some of them are most pressing while others are least pressing. Therefore a need becomes a motive when it is more pressing to direct the someone to seek satisfaction.
• Perception
Selecting, organizing and interpreting data in a way to yield a meaningful sense of the world is called perception. There are three dissimilar perceptual processes which are selective attention, selective distortion and selective retention. In case of selective attention, marketers try to attract the buyer attention. Whereas, in case of selective distortion, customers try to interpret the data in a way that will sustain what the customers already believe. Similarly, in case of selective retention, marketers try to sustain data that supports their beliefs.
• Beliefs and Attitudes
Customer possesses definite reliance and attitude towards assorted products. Since such beliefs and attitudes make up brand image and sway consumer buying behavior therefore marketers are curious in them. Marketers can convert the beliefs and attitudes of customers by launching special campaigns in this regard.
Taking vacations allows time for relaxing and enjoying yourself in being free from your daily responsibilities at home and at the office. It is your occasion to trip and study the world. Vacations also bring unforgettable memories that will last for a lifetime. Production good memories is good for the soul. You will not only enjoy it, but also become mentally, physically and spiritually healthy.
Before giving you the importance of vacation, here are some tips on how to take a vacation:
1. Make sure you have a vacation budget.
2. Let your boss and colleagues know it early.
3. Reserve your flights and hotels early.
4. Pack light.
5. Enjoy the planning and packing as part of the farranging experience
6. Leave your phone and laptop home.
Specialist Corner
Studies show that taking a vacation can lessen the risk of dying from coronary heart disease and help live a healthier life.
Experts consent that people who seize their health seriously should also learn to take vacation time seriously. Researchers from the State University of New York at Oswego conducted a study of more than 12,000 men ages 35 to 57 who had participated in a large heart disease prevention trial. The results, presented last March at a meeting of the American Psychosomatic community in Savannah, suggest that men who take vacations every year cut their farranging risk of death by about 20 percent, and their risk of death from heart disease by as much as 30 percent.
When the mind feels pressured and blocked with ideas, the effects on the body can be undesirable. One very foremost characteristic of reasoning health and well being is plainly setting set the time to allow your mind to do nothing. It is in the method of not being hectic that one is free to reflect, deliberate, refresh and commonly be grateful in the world around you - a world which you are normally to busy to recognize.
When the physician says Rest
When you get sick, the most coarse thing you hear from your physician and peers is to get plenty of rest. This was meant exactly that. Rest, with no activities recommend whatsoever. The art of doing nothing when you are unwell drains your mind from noise and hassle of the world. As stress and depression rise, having a time for regular outings and vacations can give you some solutions to maintaining a wholesome condition.
Many people plan a vacation wherein fast paced activities are planned daily for the week. Therefore, the vacation often ends up being as demanding as the job that you left behind. A lot of people evoke the feeling of being crushed by the time they have got back from their holiday, and this is the point. In order to get the bursting health benefits of a vacation, it is foremost for you to do as wee as possible and set aside the time to relax your mind and soul that you need to replenish so you can return home feeling rejuvenated.
Take it Easy and Unwind
Idleness is often sulked upon in modern society, yet it is a valuable part of your human reasoning health. It allows you to get thoughts, to advance your viewpoint, and to alleviate anxiety. A positive estimate of being idle is valuable to a happy, contented life.
The ultimate tool in stress supervision is relaxation. Either you take a siesta in a beach chair or snore under the stars, you will feel that you sleep best on a vacation. Your mind and body calm down when you adjust your focus and your pace.
One great way to relax is by reading a book especially when you fall asleep doing it. Fishing is somewhat of a reflective activity. Trying innovative sports like surfing and bowling may not be soothing but may suggest benefits to your health and well-being. No matter how active or inactive your vacation is, your mind will take it easy and your body will unwind. Basically, do the things you love, the things that bring meaning to you in your life, and see if you can mix it with the quiet and calm down time you need with the adventure side of yourself.
Explore Your Options
A vacation will give you the opportunity to see new places and seek new adventures. Some may take a trip abroad and study the remarkable things beyond in search of discovery. Others may spend their vacations camping and hiking in mountains nearby. Still others prefer to volunteer in an operation in their community. There are a lot of choices to pick from. Select what's best for you and for your health. The goal is to get out of your stress and daily obligations and take care of you.
It's all the time fun to get away for a summer weekend. Especially when you have a nice place to go. But what in the world should you pack for a summer weekend get-away. Here are a few items that everybody should pack when going away for the weekend, no matter where that get-away location is.
Clothes- Obviously you will want to pack clothes for your weekend get-away. The type and number of clothing will depend on your location and how single you are. My normal rule of thumb is to pack the same number of outfits as days we will be gone, plus one. For example, if we will be going on a three day weekend get-away then I will pack four unblemished outfits for each day. By doing this I will give myself more variety and have an extra outfit just in case my children rule to spill something on me one day. You just never know what will happen, so pack one extra.
Swimsuit- all the time pack a swimsuit when you are going on a weekend get-away. You could be going to the beach, to the mountains or plainly to the middle of nowhere, but all the time pack a swimsuit. You may want to go swimming or just do some sunbathing, whether way you will regret not bringing that swimsuit if it turns out that you do nothing else but need it.
Toiletries- Toiletries are all the time required when you go on a summer weekend get-away, or any get-away for that matter. I all the time end up running off and forgetting something so I all the time have to make myself a list weeks in improve so that I can keep adding to it when I think of something else to take along. You will want to bring things like haircare products (shampoo, conditioner, mousse, hairspray, etc.), personal care products (deodorant, cologne, toothpaste & toothbrushes), contact lens or eyeglasses case and whatever else are you usual toiletries. Try to only take things that you know you will need for the weekend or else you will be taking along far too much luggage for a straightforward weekend get-away.
Sunglasses/Sunhat- Have you ever arrived somewhere only to perceive that you have forgotten your sunglasses? I have, and I can tell you that it is very unenjoyable. Regularly when you go away for the weekend you will plan to be exterior in the gorgeous sunshine, therefore, you will right on want to bring along a pair of sunglasses or at least your beloved hat. The sun can be very involving and your eyes need the protection.
Sunscreen- When you rule to take a weekend get-away it is very important to bring along a bottle of your beloved sunscreen. The sun's rays can cause a lot of damage to your skin so all the time try to safe your skin as much as you perhaps can. Nothing can ruin a great weekend get-away worse than spending all weekend as red as a fully cooked lobster and in so much pain that you just don't want to move. So bring along that sunscreen and lather yourself with it often while you are exterior enjoying your weekend get-away.
Camera- I am a major camera-carrier when I go somewhere interesting. By bringing along a camera I am all the time assured that I will not miss one of those memorable moments when my children are doing something funny or just plain cute. Even if you aren't taking children with you on your weekend get-away you should bring along your beloved camera. You never know when something interesting, gorgeous or just plain funny will draw your concentration and make you want to catch it on camera for posterity.
The destination of your weekend get-away isn't nearly as important as the person you will be enjoying the weekend with. By making sure that you pack all that you will need, you are ensuring a smoother and more enjoyable weekend get-away. Have fun and you will be sure to come home rested and relaxed at the end of your weekend get-away.
Planning to purchase or finance commercial or commercial Real Estate? Shopping Center? Office Building? Restaurant/Banquet property? Parking Lot? Storefront? Gas Station? Manufacturing facility? Warehouse? Logistics Terminal? healing Building? Nursing Home? Hotel/Motel? Pharmacy? Bank facility? Sports and Entertainment Arena? Other?
A Key to investing in commercial real estate is performing an adequate Due Diligence Investigation to assure you know all material facts to make a wise speculation decision and to intuit your foreseen, speculation yield.
The following checklists are designed to help you conduct a focused and meaningful Due Diligence Investigation.
Basic Due Diligence Concepts:
Commercial Real Estate transactions are Not similar to large home purchases.
Caveat Emptor: Let the Buyer beware.
Consumer security laws applicable to home purchases seldom apply to commercial real estate transactions. The rule that a Buyer must examine, judge, and test for himself, applies to the purchase of commercial real estate.
Due Diligence: "Such a quantum of prudence, activity, or assiduity, as is proper to be foreseen, from, and generally exercised by, a uncostly and thrifty [person] under the particular circumstances; not measured by any absolute standard, but depending upon the relative facts of the special case." Black's Law Dictionary; West Publishing Company.
Contractual representations and warranties are Not a substitute for Due Diligence.
Breach of representations and warranties = Litigation, time and money.
What Diligence Is Due?
The scope, intensity and focus of any due diligence investigation of commercial or commercial real estate depends upon the objectives of the party for whom the investigation is conducted. These objectives may vary depending upon whether the investigation is conducted for the advantage of (i) a Strategic Buyer (or long-term lessee); (ii) a Financial Buyer; (iii) a Developer; or (iv) a Lender.
If you are a Seller, understand that to close the transaction your Buyer (and its Lender) must address all issues material to its objective - some of which need facts only you, as Owner, can adequately provide.
General Objectives:
(i) A "Strategic Buyer" (or long-term lessee) is acquiring the property for its own use and must verify that the property is favorable for that intended use.
(ii) A "Financial Buyer" is acquiring the property for the foreseen, return on speculation generated by the property's revenue stream, and must conclude the amount, velocity and stamina of the revenue stream. A sophisticated Financial Buyer will likely intuit its yield based upon discounted cash-flows rather than the must less literal, capitalization rate ("cap rate"), and will need adequate financial facts to do so.
(iii) A "Developer" is seeking to add value by changing the character or use of the property - commonly with a short-term to intermediate-term exit strategy to arrange of the property; although, a Developer might plan to hold the property long term as Financial Buyer after improvement or redevelopment. The Developer must focus on whether the planned convert is character or use can be done in a cost-effective manner. A developer conducting due diligence will focus on issues sharp market demand, access, use and finances.
(iv) A "Lender" is seeking to build two basic lending criteria:
1. "Ability to Repay" - The capability of the property to generate adequate revenue to repay the loan on a timely basis; and
2. "Sufficiency of Collateral" - The objective disposal value of the collateral in the event of a loan default, to assure adequate funds to repay the loan, carrying costs and costs of collection in the event forced collection becomes necessary.
The number of diligent inquiry due to be expended (i.e. "Due Diligence") to study any particular commercial or commercial real estate project is the number of inquiry required to write back each of the following questions to the extent relevant to the objectives of the party conducting the investigation:
I. The Property:
1. Exactly what property does Purchaser believe it is acquiring?
(a) Land?
(b) Building?
(c) Fixtures?
(d) Other Improvements?
(e) Other Rights?
(f) The entire fee title interest together with all air possession and subterranean rights?
(g) All improvement rights?
2. What is Purchaser's planned use of the Property?
3. Does the physical health of the property permit use as planned?
(a) Commercially adequate access to collective streets and ways?
(b) adequate parking?
(c) Structural health of improvements?
(d) Environmental contamination?
(i) Innocent Purchaser defense vs. Exemption from liability
(ii) All thorough Inquiry
4. Is there any legal restriction to Purchaser's use of the property as planned?
(a) Zoning?
(b) hidden land use controls?
(c) Americans with Disabilities Act?
(d) Availability of licenses?
(i) Liquor license?
(ii) Entertainment license?
(iii) Outdoor dining license?
(iv) Drive through windows permitted?
(e) Other impediments?
5. How much does Purchaser expect to pay for the property?
6. Is there any health on or within the property that is likely to growth Purchaser's effective cost to acquire or use the Property?
(a) property owner's assessments?
(b) Real estate tax in line with value?
(c) special Assessment?
(d) Required user fees for needful amenities?
(i) Drainage?
(ii) Access?
(iii) Parking?
(iv) Other?
7. Any encroachments onto the Property, or from the property onto other lands?
8. Are there any encumbrances on the property that will not be cleared at Closing?
(a) Easements?
(b) Covenants Running with the Land?
(c) Liens or other financial servitudes?
(d) Leases?
9. Leases?
(a) security Deposits?
(b) Options to extend Term?
(c) Options to Purchase?
(d) possession of First Refusal?
(e) possession of First Offer?
(f) Maintenance Obligations?
(g) Duty on Landlord to furnish utilities?
(h) Real estate tax or Cam escrows?
(i) Delinquent rent?
(j) Pre-Paid rent?
(k) Tenant mix/use controls?
(l) Tenant exclusives?
(m) Tenant parking requirements?
(n) automated subordination of Lease to future mortgages?
(o) Other material Lease terms?
10. New Construction?
(a) Availability of building permits?
(b) Utilities?
(c) Npdes (National Pollutant discharge Elimination System) Permit?
(i) Phase 2 effective March 2003 - Permit required if earth is disturbed on one acre or more of land.
(ii) If applicable, Storm Water Pollution prevention Plan (Swppp) is required.
Ii. The Seller:
1. Who is the Seller?
(a) Individual?
(b) Trust?
(c) Partnership?
(d) Corporation?
(e) dinky Liability Company?
(f) Other legally existing entity?
2. If other than natural person, does jobber validly exist and is jobber in good standing?
3. Does the jobber own the Property?
4. Does jobber have authority to transport the Property?
(a) Board of Director Approvals?
(b) Shareholder or Member approval?
(c) Other consents?
(d) If foreign personel or entity, are any special requirements applicable?
(i) Qualification to do company in jurisdiction of Property?
(ii) Federal Tax Withholding?
(iii) Us Patriot Act compliance?
5. Who has authority to bind Seller?
6. Are sale proceeds adequate to pay off all liens?
Iii. The Purchaser:
1. Who is the Purchaser?
2. What is the Purchaser/Grantee's exact legal name?
3. If Purchaser/Grantee is an entity, has it been validly created and is it in good standing?
(a) Articles or Incorporation - Articles of Organization
(b) Certificate of Good Standing
4. Is Purchaser/Grantee authorized to own and operate the property and, if applicable, finance acquisition of the Property?
(a) Board of Director Approvals?
(b) Shareholder or Member approval?
(c) If foreign personel or entity, are any special requirements applicable?
(i) Qualification to do company in jurisdiction of the Property?
(ii) Us Patriot Act compliance?
(iii) Bank Secrecy Act/Anti-Money Laundering compliance?
5. Who is authorized to bind the Purchaser/Grantee?
Iv. Purchaser Financing:
A. company Terms Of The Loan:
What loan terms have the Purchaser, as Borrower, and its Lender agreed to?
(a) What is the number of the loan?
(b) What is the interest rate?
(c) What are the repayment terms?
(d) What is the collateral?
(i) commercial real estate only?
(ii) Real estate and personal property together?
(e) First lien? A junior lien?
(f) Is it a particular expand loan?
(g) A multiple expand loan?
(h) A building loan?
(i) If it is a multiple expand loan, can the needful be re-borrowed once repaid prior to maturity of the loan; production it, in effect, a revolving line of credit?
(j) Are there preserve requirements?
(i) Interest reserves?
(ii) heal reserves?
(iii) Real estate tax reserves?
(iv) guarnatee reserves?
(v) Environmental remediation reserves?
(vi) Other reserves?
(k) Are there requirements for Borrower to open company operating accounts with the Lender? If so, is the Borrower obligated to mouth minimum compensating balances?
(l) Is the Borrower required to pledge company accounts as additional collateral?
(m) Are there early repayment fees or yield maintenance requirements (each sometimes referred to as "pre-payment penalties")?
(n) Are there repayment blackout periods while which Borrower is not permitted to repay the loan?
(o) Is there a Loan Commitment fee or "good faith deposit" due upon Borrower's acceptance of the Loan Commitment?
(p) Is there a loan funding fee or loan brokerage fee or other loan fee due Lender or a loan broker at closing?
(q) What are the Borrower's expense repayment obligations to Lender? When are they due? What is the Borrower's promulgation to pay Lender's expenses if the loan does not close?
B. Documenting The commercial Real Estate Loan
Does Purchaser have all facts needful to comply with the Lender's loan closing requirements?
Not all loan documentation requirements may be known at the outset of a transaction, although most commercial real estate loan documentation requirements are fairly typical. Some required facts can be obtained only from the Seller. Yield of that facts to Purchaser for delivery to its lender must be required in the purchase contract.
As guidance to what a commercial real estate lender may require, the following sets forth a typical closing Checklist for a loan secured by commercial real estate.
Commercial Real Estate Loan closing Checklist
1. Promissory Note
2. Personal Guaranties (which may be full, partial, secured, unsecured, cost guaranties, collection guaranties or a collection of other types of guarantees as may be required by Lender).
3. Loan agreement (often incorporated into the Promissory Note and/or Mortgage in lieu of being a isolate document)
4. Mortgage [sometimes extensive to be a Mortgage, security agreement and Fixture Filing]
5. Assignment of Rents and Leases
6. security Agreement
7. Financing Statement (sometimes referred to as a "Ucc-1", or "Initial Filing")
8. Evidence of Borrower's Existence In Good Standing; including
(a) Certified copy of organizational documents of borrowing entity (including Articles of Incorporation, if Borrower is a corporation; Articles of assosication and written Operating Agreement, if Borrower is a dinky liability company; Certified copy of trust agreement with all amendments, if Borrower is a land trust or other trust; etc.)
(b) Certificate of Good Standing (if a corporation or Llc) or Certificate of Existence (if a dinky partnership) or Certificate of Qualification to Transact company (if Borrower is an entity doing company in a State other than its State of formation)
9. Evidence of Borrower's Authority to Borrow; including
(a) a Borrower's Certificate;
(b) Certified Resolutions
(c) Incumbency Certificate
10. Satisfactory Commitment for Title guarnatee (which will typically require, for diagnosis by the Lender, copies of all documents of record appearing on agenda B of the title commitment which are to remain after closing), with required commercial title guarnatee endorsements, often including:
(a) Affirmative Creditors possession Endorsement (extending coverage over policy exclusion 7 and policy exclusions 3(a) and 3(d) as they review to creditor's possession matters)
(b) Alta 3.1 Zoning Endorsement modified to contain parking
(c) Alta overall Endorsement 1
(d) Location Endorsement (street address)
(e) access Endorsement (vehicular access to collective streets and ways)
(f) Contiguity Endorsement (the insured land comprises a particular parcel with no gaps or gores)
(g) Pin Endorsement (insuring that the identified real estate tax permanent index numbers are the only applicable Pin numbers affecting the collateral and that they review solely to the real property comprising the collateral)
(h) Usury Endorsement (insuring that the loan does not violate any prohibitions against inordinate interest charges)
(i) other title guarnatee endorsements applicable to safe the intended use and value of the collateral, as may be considered upon review of the Commitment for Title guarnatee and seek or arising from the existence of special issues pertaining to the transaction or the Borrower.
11. Current Alta seek (3 sets), [typically ready in accordance with 2005 Minimum thorough detail for Alta/Acsm Land Title Surveys, certified to the lender, Buyer and the title insurer, together with items 1 through 4, 6, 7(a), 7(b)(1), 8 through 11(a) and 14 from the Surveyor's "Optional seek Responsibilities and Specifications" referred to as "Table A"].
12. Current Rent Roll
13. Certified copy of all Leases (3 sets)
14. Lessee Estoppel Certificates
15. Lessee Subordination, Non-Disturbance and Attornment Agreements [sometimes referred to plainly as "Sndas"].
16. Ucc, Judgment, Pending Litigation, Bankruptcy and Tax Lien quest Report
17. Assessment (must comply with Title Xi of Firrea (Financial Institutions Reform, saving and promulgation Act of 1989, as amended)
18. Environmental Site Assessment record (sometimes referred to as Environmental Phase I and/or Phase 2 Audit Reports)
19. Environmental Indemnity agreement (signed by Borrower and guarantors)
20. Site Improvements Inspection Report
21. Evidence of Hazard guarnatee naming Lender as the Mortgagee/Lender Loss Payee; and Liability guarnatee naming Lender as an "additional insured" (sometimes listed as plainly "Acord 27 and Acord 25, respectively)
22. Legal opinion of Borrower's Attorney
23. Credit Underwriting documents, such as signed tax returns, property operating statements, etc. As may be specified by Lender
24. Compliance agreement (sometimes also called an Errors and Omissions Agreement), whereby the Borrower agrees to correct, after closing, errors or omissions in loan documentation.
It is useful to come to be customary with the Lender's loan documentation requirements as early in the transaction as practical. The requirements will likely be set forth with some detail in the lender's Loan Commitment - which is typically much more detailed than most loan commitments issued in residential transactions.
Conducting the Due Diligence Investigation in a commercial real estate transaction can be time sharp and expensive in all events.
If the loan requirements cannot be satisfied, it is better to make that determination while the contractual "due diligence period" - which typically provides for a so-called "free out" - rather than at a later date when the earnest money may be at risk of forfeiture or when other liability for failure to close may attach.
Conclusion
Conducting an effective due diligence investigation in a commercial real estate transaction to seek all material facts and conditions affecting the property and the transaction is of needful importance.
Unlike owner occupied residential real estate, when a house can nearly all the time be occupied as the purchaser's home, commercial real estate acquired for company use or for speculation is impacted by numerous factors that may sway its use and value.
The existence of these factors and their sway on a Purchaser's capability to use the property for its intended use and on the Purchaser's projected speculation yield can only be discovered through diligent investigation and attention to detail.
The circumstances of each transaction will conclude what degree of diligence is required. The level of diligence required under the circumstances is the diligence that is due.
Exercise Due Diligence.
It's always fun to get away for a summer weekend. Especially when you have a nice place to go. But what in the world should you pack for a summer weekend get-away. Here are a few items that everybody should pack when going away for the weekend, no matter where that get-away location is.
Clothes- Obviously you will want to pack clothes for your weekend get-away. The type and amount of clothing will depend on your location and how single you are. My general rule of thumb is to pack the same amount of outfits as days we will be gone, plus one. For example, if we will be going on a three day weekend get-away then I will pack four perfect outfits for each day. By doing this I will give myself more collection and have an extra outfit just in case my children resolve to spill something on me one day. You just never know what will happen, so pack one extra.
Swimsuit- always pack a swimsuit when you are going on a weekend get-away. You could be going to the beach, to the mountains or plainly to the middle of nowhere, but always pack a swimsuit. You may want to go swimming or just do some sunbathing, either way you will regret not bringing that swimsuit if it turns out that you do nothing else but need it.
Toiletries- Toiletries are always required when you go on a summer weekend get-away, or any get-away for that matter. I always end up running off and forgetting something so I always have to make myself a list weeks in strengthen so that I can keep adding to it when I think of something else to take along. You will want to bring things like haircare products (shampoo, conditioner, mousse, hairspray, etc.), personal care products (deodorant, cologne, toothpaste & toothbrushes), feel lens or eyeglasses case and anything else are you usual toiletries. Try to only take things that you know you will need for the weekend or else you will be taking along far too much luggage for a straightforward weekend get-away.
Sunglasses/Sunhat- Have you ever arrived somewhere only to perceive that you have forgotten your sunglasses? I have, and I can tell you that it is highly unenjoyable. Normally when you go away for the weekend you will plan to be exterior in the gorgeous sunshine, therefore, you will by all means; of course want to bring along a pair of sunglasses or at least your beloved hat. The sun can be very consuming and your eyes need the protection.
Sunscreen- When you resolve to take a weekend get-away it is very leading to bring along a bottle of your beloved sunscreen. The sun's rays can cause a lot of damage to your skin so always try to protect your skin as much as you possibly can. Nothing can ruin a great weekend get-away worse than spending all weekend as red as a fully cooked lobster and in so much pain that you just don't want to move. So bring along that sunscreen and lather yourself with it often while you are exterior enjoying your weekend get-away.
Camera- I am a major camera-carrier when I go somewhere interesting. By bringing along a camera I am always assured that I will not miss one of those memorable moments when my children are doing something funny or just plain cute. Even if you aren't taking children with you on your weekend get-away you should bring along your beloved camera. You never know when something interesting, gorgeous or just plain funny will draw your attention and make you want to catch it on camera for posterity.
The destination of your weekend get-away isn't nearly as leading as the person you will be enjoying the weekend with. By manufacture sure that you pack everything that you will need, you are ensuring a smoother and more enjoyable weekend get-away. Have fun and you will be sure to come home rested and relaxed at the end of your weekend get-away.
Cap rate or capitalization rate or just cap is the ratio of yearly rental earnings of the asset over the buy price. This estimate is often shown on industrial asset listings. So you must know this jargon if you want to spend in industrial real estate. It's ordinarily a estimate between 3% to 10%.
For those who spend in the stock market, cap rate is the equivalence of the inverse of P/E ratio. So a cap of 5% is equivalent to P/E ratio of 20. The main contrast is in real estate the earning is real while it's accounting earning in the stock shop where earning can be reinstated years down the road!
The higher the cap the higher rental earnings the asset produces and thus the less money you need for down payment. Experienced investors often look at the cap to screen out properties with low rental income. Some investors prefer properties with the cap that is higher than the interest rate they pay for the loan. That way they know they secure more from the tenants than they pay the bank.
When the asset has high vacancy rate, listing brokers often show proforma (or potential) cap instead to catch investors' attention. Let's use the following example to illustrate the point. A asset is listed for M and is 90% leased. It has gross leases with an actual gross earnings of K/year and K of yearly expense. Assuming the proforma earnings is 0K/year when it's 100% leased at higher shop rent. So 3 distinct listing brokers could display 3 distinct cap rates for the same property:
o The first broker may use Noi (Net Operating Income) of K/year (K of gross earnings less K of expenses) and thus the net Cap rate is 6%. This broker calculates the cap the way it should be.
o The second broker may use the gross earnings of K and so the gross Cap rate is 9%.
o The third broker may want to use the proforma earnings of 0K to get investors' attentiveness and thus the proforma Cap rate is 11%!
So as an investor, you need to know what cap, e.g. Net, gross or proforma the broker uses. Otherwise you may offer too much for the property. At the same time, when you tell your broker to look for properties with a unavoidable cap rate, make sure the broker knows what cap rate you have in mind.
The returns of a industrial asset venture come from 4 sources: appreciation, cash flow, i.e. Cap rate, depreciation (tax writeoffs), and necessary discount from your mortgage payments. If you spend in the "right" property, the biggest chunk of your venture return should come from appreciation. There is often a disagreement between cap rate and possible for strong appreciation. Properties that offer possible for strong appreciation, e.g. Newer properties or ones in good location tend to have lower cap rate. On the other hand, properties that are in poor condition, or have ground lease are much harder to sell. As a result, seeder will try to attract the buyers with a higher cap rate. If you see a asset with unusually high cap rate in California, e.g. More than 7%, you should ask yourself "what's wrong with this property?" Chances are you will find a compelling theorize why it is so high.
Is the asset with highest cap the "best" property? The short respond is no. If venture was that simple, you would not need an venture advisor. Cap rate should be one of the assorted other factors you think whether you should spend in a property. It should not be the only factor. Besides, you can enhance the cap by
o Increase the occupancy rate.
o Raise the rent when the current leases expire.
o Negotiate for leases with yearly rent increase.
o Improve the asset to attract more upscale tenants.
o Reduce the expenses not reimbursed by the tenants.
By doing so, you can growth the cap rate and consequently the value of your investment.
If you love hot and spicy food, then on your next trip to Sarawak, especially to the capital city of Kuching, you must not miss the paramount Sarawak Laksa. What food is it actually?
Well, it is absolutely rice vermicelli mixed with prawn or shrimp paste, topped with fried eggs that are cut into thin slices, blanched bean sprouts, steamed soft chicken slices and juicy tender prawns. Once all the ingredients are mixed together with thick Laksa gravy poured over it and ready to be served, you may want to squeeze a puny lime over it and garnished with coriander leaves. You may also want to add in some "belachan" (spicy shrimp paste) before you consume it.
Belachan is a favorite ingredient in South East Asia. It is ordinarily used in South East Asia and Southern Chinese cuisines as a shrimp paste or shrimp sauce. In Indonesia, belachan is known as terasi, ngapi in Burma, kapi in Thailand and mam tom in Vietnam.
A bowl of Sarawak laksa depending on whether it is a large bowl or a small bowl costs nearby rm4 to rm6 . (rm3.6=usd1). This Laksa is so delicious that after eating it, it may even send you licking the bowl too. You may even order a second bowl thereafter. This dish will by all means; of course warms up your stomach for the whole day.
When you are in Kuching, you can absolutely find Laksa being sold in many coffee shops. However, the well known coffee shops that sent population waiting and queuing up for hours are the coffee shops at Tabuan Laru, other stall at Bormill third mile and in the city centre located beside Grand Continental hotel. My favourite Sarawak Laksa stall is at Foody Goody coffee shop at Tabuan Laru vicinity. I would patiently wait for at least half an hour on Sundays as there were just too many customers waiting for their bowl of Laksa.
The Sarawak Laksa is available only on mornings as they would be sold out by lunch time. The best and most delicious Sarawak Laksa in the whole region of Sarawak is still in Kuching city.
You should go check it out if you are in Kuching for work, business or leisure.
Phuket has plenty to offer its visitors including some superior shopping venues. Phuket is well known for its gorgeous white sandy beaches and exiting nightlife any way while the last decade a large estimate of world class shopping venues have opened in Phuket.
When people think about going shopping in Phuket they will often think about counterfeit software, Dvd movies and fake brand name clothing. If this is the type of goods that you want to purchase while your holiday on Phuket then there are plenty of small market where you can find these types of products.
If any way you would like to purchase high ability products and designer clothing then there are a estimate of world class Phuket shopping malls where you can go buy these items.
Travelers planning a trip to Phuket and who would like to do some shopping while their holiday should right on plan a visit to some of the superior Phuket shopping venues listed down below.
Jungceylon Shopping Mall
The Jungceylon shopping mall is the latest shopping mall on Phuket and is settled in the Patong beach resort area. There are hundreds of market at this mall as well as plenty of restaurants and other types of entertainment venues. If you feel like catching a movie then you should right on check out the multi screen movie theatre which is settled on the top floor.
Phuket Central Festival
The Phuket Central Festival mall is settled along the bypass road of Phuket and is home to some of the finest shops and boutiques found in any place on the island. If you plan to do some shopping in Phuket then be sure to visit the exquisite Central division store which is settled inside of this large and contemporary shopping mall. The Phuket Central Festival mall is also home to a multi screen cinema and there are plenty of food and beverage outlets from which shoppers can choose.
Big C Mall
The Big C mall in Phuket is where most of the local Thai residents seem to enjoy doing their shopping. The main retailer at this Phuket shopping mall is the Thai Big C division store any way there are also a estimate of other restaurants and market at this shopping venue. The Big C mall is settled close by to the Phuket Central Festival shopping mall and is as well settled along the Phuket Bypass road.
Ocean Plaza Patong
Another favorite shopping destination in Patong is the Ocean Plaza mall. There are dozens of small boutiques which together form the Ocean division store. There is also an exquisite supermarket settled in the basement of this Phuket shopping mall. If you enjoy bowling then be sure to visit the contemporary bowling alley which is settled on the top floor of the Ocean Plaza mall in Patong.
