Kirby Bridge has only been paved 25 or 30 years, and I don't think it is designed for heavy trucks.Also, he and other residents are fearful of the high speeds of some vehicles.Orr said he would still be disturbed about heavy traffic on the little road, even if the trucks are within legal haul limits, which he doubts.Wednesday is no longer a siesta day in downtown Hartselle.It was a tradition for local businesses to flip the "Closed" signs and lock the doors, but economics and necessity took over to keep them open — maybe.

More days and longer hours replace the dependable day off as the antique stores, restaurants and specialty stores that line Main Street try to attract customers."It would be a nice luxury to have a day off, but I'm just not able to do that," said Brenda Hill, Vicki Philipoff Settlements owner of The Gathering Place, a Christian book and antique store.The Red House Grill at 2:30 p.m. on Wednesdays to give employees the opportunity to attend mid-week church services.


"When we opened in February last year, we were open seven days a week and we closed Sunday night," Cryer said.But it really wasn't worth it to stay open on Wednesday evening.Despite store hours varying widely, most owners are under the misconception that their neighbors are closing on Wednesday.A quick survey of the more than three dozen stores resulted in few midweek closures on a regular basis.Sunday is still the traditional day of rest and church for most, although a few hearty souls are opening in the afternoon."Sometimes Sunday is our busiest day," said Joe Slate on Tuesday.

He was running Holladay Antiques so his wife and owner, Rachel, could take time off.Louise Garner and her family keep "Heavenly Treasures" a combination gift and flower shop, open six days a week, but said she will never open on Sunday.But we try to be open every other day and have consistent opening and closing times for the customer.Mayor Clif Knight remembers a time more than 40 years ago when all Hartselle businesses closed on Wednesday, but he's not surprised that businesses are getting away from tradition.

However, we expect the industry to be heavily criticized. We are well prepared to respond. We encourage your company to be prepared.In Victoria, a rowdy public meeting of almost 700 small retailers last night heard promises of legislative action by a collection of State and Federal MPs of all political persuasions.As previously advised, Peter Clarke is representing your interests on the Committee established by the Victorian Government to look into amending the retail tenancies legislation.

The Property Council supports the proposal by the Federal Parliament’s Fair Trading Inquiry for harmonized (uniform) retail tenancy legislation. The Fair Trading Inquiry tabled its report entitled "Finding a Balance" in Federal Parliament in late May. The Federal Government has said it will respond to the Report’s recommendations by the end of August.



The negotiation process should continue the work already underway through the Retail Industry Liaison Forum involving the two peak industry groups, the Property Council of Australia and the Australian Retailers Association.This process should mean the deferral of the current reviews of retail tenancy legislation being conducted in one form or another by every State and Territory Government.

Members are encouraged to contact any MPs (State or Federal) known to them to argue our case for harmonized lease legislation. The key Federal Ministers are Geoff Prosser, John Moore, the senior Minister responsible for industry policy, and Treasurer Peter Costello.

The Property Council of Australia today welcomed last night’s statement by the Australian Retailers Association that granting leases in perpetuity would be unworkable. The Chief Executive Officer of the Property Council, Mr Peter Verwer, said that until yesterday the ARA had promoted the recommendations of the so called fair trading report as the answer to all retailers’ problems.

Now many retailers are becoming aware that many of the report’s recommendations intended to help them will in fact hurt them and reward mediocre or failed retailers at the expense of successful operators, Mr Verwer said the right of the owner at any form of property to recover that property at the end of a lease was fundamental to the principles of ownership in any democracy. This master, known as a legal property conveyancer, can either be an enrolled authority or an approved property conveyancer.

For a bi partisan parliamentary committee to recommend abrogation of such a fundamental right is alarming. The Property Council has and will continue to vigorously oppose such a retrograde step and welcomes the ARA’s support on this issue.The ARA and the Property Council believe harmonized lease legislation which incorporates best practice principles is the way to provide greater certainty and equity for all parties to a retail lease.

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Mostly, the buyer would say ‘Yes!’ and hence, a new hypothetical floor price of the property today will. A buyer has to be convinced that still the property is offered at not much less price in today’s times than it could be tomorrow. However, valuation is used for multiple purposes including setting limits for the sale and purchase of properties, determining compensation following the compulsory acquisition of property, setting rental levels, asset accounting and management, lending and associated financial dealings, property settlements, Property Valuers Sydney rating and taxation systems, and property portfolio analysis.

However, the valuation is done; the valuator is to be accompanied by the seller for sure. But the sellers are also bound to have a fair idea about property valuation on hand before going for valuation in terms of:

Discussions between the two peak bodies are now attempting to finalize guidelines for model lease legislation. Chief Executive Officer of the Property Council welcomed the government’s initiative to apply equitable legislation across Australia’s retail sector. The Property Council endorses the government’s commitment to convene a meeting of state and territory ministers for Small Business to facilitate the rapid introduction of harmonized retail lease legislation.

However the Property Council is seriously concerned by proposals to amend the Trade Practices Act to treat small business as though it is a consumer. This approach could diminish the requirement for small business to at least take some responsibility for their actions before entering into business contracts.

They need to receive accurate information in an understandable form, they need access to justice, they to be assured of proper accounting for outgoings; however, If the government wants a competitive market they can’t create a system that protects and preserves mediocre traders. Consumers and other shopping centre retailers will be the big losers.

Given we faced the possibility of national retail lease legislation with leases in perpetuity and third party setting of rents, yesterday’s announcement of the Government’s package for Small Business reform is a pretty good outcome for retail property owners. When you have a property E Settlement Agents Perth at your side, he or she can help make a remarkable condition into the contract communicating that the vendor must leave the property in commendable condition. These principles will form the basis of the Government’s safety net for retail lease legislation.

Essentially the Government will adopt a three pronged approach to improving the regulation of the retail leasing regime: The Government has adopted our call for retail legislation to remain a state/territory responsibility. In so doing they acknowledge the work done by the Property Council and the Australian Retailers Association to develop best practice principles for tenancy reform.The treatment of small business (limited to transactions under $1million) as though they were a consumer for the purposes of actions in relation to unconscionable conduct, The implications of this are being carefully assessed.

The Property Council of Australia has taken all due care in preparing this report but urges all members to seek their own independent advice before acting on issues referred to in this Lobbying Update.An independent member of the ACT Legislative Assembly, Michael Moore, and last week introduced a Bill proposing amendment of the Tenancy Tribunal Act which would, if passed, expose rental levels to third party review at any time not just at a rent review period or at renewal of the lease.

Property Council this week announced its 1997 Shopping Centre Marketing Awards for 1997 at the International Shopping Centre Conference in Queensland. The Awards evening recognized marketing efforts from around the country in five different categories and across various size bands. Shopping Centre Division Jones Lang Wootton presented the awards at a gala event on the Gold Coast on Monday evening.

Australia's shopping centres are to have a stronger public profile with the formation of a new high-level policy group within the Property Council of Australia and the appointments of a national spokesperson and an executive director for the industry. will chair a new national policy committee of the Shopping Centre’s Council of Australia comprising shopping centre chief executives.



The new role of national spokesperson will be undertaken by Ms Anna Booth and Duncan Fair-weather has been appointed executive director. It is not hard to be debilitated by the universe of property law and property legitimate consultants, particularly if you have had no dealings with authorities beforehand, yet Conveyancing Lawyers are there to do the industrious work for you and extraordinary online conveyancing organizations will help to reduce your uneasiness, rather than add to it. Announcing these moves today, the National President of the Property Council, Mr John McCarthy, said the shopping centre industry played a vital role within the Australian economy and the community.

It was important for this to be reflected in a high level commitment to policy issues and the appointment of experienced people to represent the industry. Anna Booth has valuable experience in dealing with public policy in her former role as a union leader and in her current directorships of SOCOG and the Commonwealth Bank.

She will be the new face of the shopping centre industry at a time when it recognizes the need for closer communication and consultation with stakeholders to better serve the needs of consumers. Anna Booth said she should have a two-way communication role. My first job is to listen to and talk with people - to the shopping centre operators about what they need to deliver to the millions of Australians who have invested their retirement savings in shopping centre’s - and also to the retail tenants about their needs in running a successful business.

My role will be to act as a sounding board for stakeholders and also to communicate effectively the significant contribution made by shopping centre’s to Australia's economic well-being.Her role broadened as she rose to become the leader of the Textile Clothing and Footwear Union of Australia and an ACTU Vice President in the decade of Australia's globalization, 1985 to 1995.

In 1990 her service sector experience commenced when she joined the board of the Commonwealth Bank of Australia as it was preparing for privatization and since then she has added the hospitality industry to her portfolio of experience, joining Star City in 1995 where her responsibilities up to the end of 1997 included human resource management, government relations and communications. The straightforward truth is, all conveyancer melbourne price specialists would need to embrace an incredible same careful neighborhood enquires and investigates.



Duncan Fair-weather joins the Australian Council of Shopping Centre’s with a background of over 30 years experience in the media and public affairs. He worked as a radio and television journalist in New Zealand, Britain and Australia, spending 10 years with the ABC, based in Sydney and Canberra, including three years as Chief Political Correspondent.

He was Chief of Staff to the former Leader of the Opposition, John Hewson, from 1990 to 1993. Duncan then spent four years with Westpac Banking Corporation with responsibility for government relations. Australia’s retail industry is a major force in the economy with a 1996/97 turnover of $116 billion which accounted for 23% of GDP Retail sales in regional shopping centre have amounted to $14 billion or 12% of total retail turnover.

Most merchants in regional shopping centre’s are experienced and well-established retailers - typically more than 70% have more than one shop and nearly half of them have more than 10 shops. Queensland Minister for Tourism, Small Business and Industry, Mr Bruce Davidson, today announced a new Ministerial Retail Advisory Council featuring several Property Council of Australia members.

Mr Davidson said the Advisory Council would be charged with providing industry feedback on the Queensland Government’s retail policies. While Queensland’s existing Retail Tenancies legislation was widely acknowledged as "best practice", there was still room for improvement.

One of the first tasks of the Advisory Council will be to examine a draft Retail Strategy which has been prepared over recent months by the Department of Tourism, Small Business and Industry in consultation with retailers. Contained in the draft strategy are proposed areas for amendment to the Retail Shop Leases Act which will be considered in the context of developments which have occurred at the Federal level.


Mr Davidson said the Queensland Government was committed to playing a leadership role in supporting Minister Reith’s reform process and as a measure of that support for best practice development, He had allocated $600,000 over the next three years to ensure the ongoing reform of retail tenancy measures in Queensland.Key areas to be further examined include the development of business and management skills for small retailers, the introduction of an information and advisory service of franchising and retail tenancy enhancement.

Minister Reith told today’s function that he would continue to consult with the Property Council on issues relating to the small business reform package, as he has done since taking on the Small Business portfolio earlier this year. The last time a review was conducted affecting this industry in this State was 1998.

So why are we having a review in Victoria now? The answer is of course, that we have a new Government, which promised a review, In their policy platform called Taking Care of Small Business they told us that the review would take place “with a view to : Removal of the 1000 square metre floor-space limit on coverage of the Retail Tenancies Act. Conveyancing structure is central however mistaking to perform for that person who have no data in this field and in light of that it is essential for a singular individual to pick an assent and experienced conveyancer to make your system performed effectively.

There are a number of problems, serious problems, with this policy. The problems have their genesis in the fact that this policy was announced just a few days before the election without any prior consultation with Property Council.There was no opportunity for a key section of the industry to have an input into the policy; no opportunity to point out the shortcomings of the policy; no opportunity to point out where the real need for reform is.

So we have a policy developed in a vacuum where one of the key stakeholders has not had an input. It is a flawed policy. But to their credit the Government has not moved precipitately to introduce it. There is now therefore an opportunity for the Government to consult Property Council about the issues. There is an opportunity to show leadership in seeking to understand the issues. There is an opportunity to honor the intent of the policy without adhering to the absolute literal letter of the policy.

The rhetoric surrounding the policy is that the changes proposed are pro small business; that they will protect small business…presumably against big business. Let us be very clear about this. If small business needs protection against big business, then this is not the way to do it.


These proposed changes will not do small business any good. They will not do big business any good. They will not do any business any good.They are misguided changes. They are anti-business; they are anti-investment If there is a need to protect small business, we need to be very clear about what we are protecting small business against. It has not defined it, nor has it defined how big that problem is either by the number of businesses it affects, nor by what it costs.

The proposed cure is worse than the as yet unspecified illness. Indeed it’s not apparent that 2 there is a severe illness. There is no evidence that the retail sector is in a slump, much less that it is in a slump caused by big business being unfair to small business, or that the actions of so-called big landlords is sending small retailers broke.

If such a problem exists, where are the statistics to show us how a big a problem it is? Is it a ten per cent problem, or a one per cent problem? I think the real issue is that we have not defined the problem. Let me identify for you the real areas where reform is needed.

Property Council represents owners of retail property, but also a number of retailers. These businesses operate in a regulated marketplace for the very simple reason that Governments throughout Australia have taken a collective decision to introduce certain societal and economic objectives into the way shopping centre’s operating.

It is a regulatory regime which seeks to balance reasonable protection for retailers with the aim of encouraging reinvestment by owners in these centre’s, and trying to create a climate where the owners, millions of mum and dad investors, many of whose retirement incomes depend on the profitability of these centre’s, will be satisfied investors and reinvestors.

The returns delivered are by and large steady and predictable, reliable without being spectacular. The shares in these investments are generally not volatile but offer stability and certainty. Certainty is essential for those who manage the centres on behalf of investors, the millions of mums and dads who in turn want certainty of retirement income.

Worse, if security of tenure is introduced, it will restrict the capacity of the landlord to manage the building, and would drive down rents and the value of the building. Conveyancing will make an extra effort to get success in the process.One of the key things to understand here is that such changes would make Victoria even less attractive as an investment destination and would be highly likely to drive potential investors to invest in NSW or Queensland where such restrictions do not apply.


If the government is willing to listen to sensible argument, and is genuinely pro-business and pro jobs, then we will get a sensible outcome which delivers on the Government’s intent, meets the legitimate aspirations of retailers and protects the returns of the mum and dad investors.

The other major parts of Property Council platform are to take commercial office blocks out of the control of the Act, and to introduce a genuine mediation option to resolve disputes, fairly, transparently, equitably.You can imagine how much worse this situation will be if the Government’s policy to remove the 1000 square meter rule were to be brought in. We should not emulate the ACT or SA.

In NSW there is a schedule of premises which are designated as retail premises. That schedule does not include professional service providers. In other words in a market review of rent, rent has to be allowed to rise or fall; If other changes foreshadowed by the Government are brought in, such as compulsory standard tenancy agreements, it will prohibit the grant of a lease on agreed commercial terms.

the restriction on ratchet clauses and interference in the negotiation of rents between parties will create major impediments to the development of new commercial premises, especially purpose built premises where it is critical to the landlord that rent does not fall below initial levels.When such disincentives are added to Victoria’s already onerous land tax and stamp duty regime which the Government inherited it is likely to significantly inhibit new investment and may even result in a sell down of the State’s assets.


We have had a proposal for a national Shopping Centre Mediation Service before the federal Council of the Australian Retailers Association now for some months, where we believe , unfortunately, it has stalled. Get qualified real estate Enact Conveyancing brisbane or settlement agents before selling your residential properties. The above are just a few of the credits available to taxpayers for 2000 tax This is a proposal for a system to sort out commercial disputes about rents, leases and conditions for existing leases, where the two parties are unable to resolve the dispute themselves, and are unwilling to go to the Tribunal.

It is absolutely fundamental for ongoing investment in this sector that the right solutions be applied to identify problems. They are significant disincentives to investment, and while this Government did not create those problems, it has the opportunity to show leadership and to fix them.

But if the Government adds to an onerous regime of land taxes a change which removes the property rights of commercial property owners it will make Victoria a most unattractive place to invest. It is change, which would hurt the nearly two million mum and dad investors who rely on shopping centre trusts for income, and it would ultimately hurt the very people the Government was trying to protect, the small retailers by shrinking the economy.

The current scenario is indeed very similar to the late 1980s cycle, with the exception that this time there is no threat of over-supply. In addition to Kinnaird House, Pall Mall East (6,503 sq m) which is expected to be completed early next year. The company is to begin speculative construction of the two 13,470 sq m and 17,837 sq m office blocks.


City and West End is to redevelop properties at 30-32 Savile Row, 20-21 Clifford Street and 10-13 Old Burlington Street, W1 to provide around 6,503 sq m of office space. Take-up in the City fell back slightly in November/December. A total of approximately 93,000 sq m was let during this time, underpinned by two major pre-lets.

A few years ago, the church had voted to become a "purpose-driven" church as opposed to a "program-driven" church, Smith said. Buying or selling property transactions with our qualified conveyancers from well known real estate conveyancing industries. In the first, Bankers Trust Company took 20,252 sq m at 1 Appold Street, Broadgate, EC2.The second letting was to Andersen Consulting which took 30,657 sq m at 33 Holborn Circus.The take-up profile is dominated by smaller units. In the core, a third of lettings during November/December comprised units of up to 500 sq m. Units of between 500 sqm and 4,645 sq m accounted for around a fifth of space taken up.

Following strong letting activity at the prime end of the market in September/October, take-up of Grade A accommodation fell back during November/December, reflecting in part the tight supply of such accommodation.Take-up throughout the West End increased by a third over May/June. A total figure of 60,000 sq m is the highest bi-monthly in 1998 so far.

The other notable feature of the overall lettings is that all the activity took place within the core areas. The increase in lettings has pushed the bi-monthly average for the West End core up from 41,200 sq m to 45,900 sq m. Total take-up for 1998 at the end of August was 183,600 sq m. Despite a slow-down in economic growth and continued fears of an impending global recession, the West End market remains relatively active.
Lettings in the fringe have decreased by 4,400 sq m but this has been compensated for by activity in the core where take-up has increased by almost 4,000 sq m. Consequently, the core now accounts for 99% of all West End transactions (compared with 88% in the last summary).The bi-monthly average for the West End core is 41,200 sq m. This figure is 38% lower than the average in May/June 1997 (66,900 sq m), whilst take-up to date totals 123,600 sq m.

The figures demonstrate the caution that occupiers are displaying in committing themselves to new liabilities. Rental growth is being sustained due to a lack of supply, although the rate is slowing down.You have to make a search to find the best conveyancer Sydney.


Pre-lets are still occuring, and throughout the West End there are very few buildings under construction which are not let, under offer or at least under negotiation. Total take-up during May and June was 118,300 sq m. This is a substantial decrease of 93,300 sq m (44%) from the previous two months Letting activity has decreased in both the City core and fringe (by 48,000 sq m and 45,300 sq m respectively).

Proportionally speaking the core has increased its share of transactions and now accounts for 86% of lettings in May/June, (71% in March/April). Bi-monthly average take-up currently stands at 157,700 sq m, significantly higher than the 1997 bi-monthly average of 89,417 sq m. Furthermore, mid-way through 1998 total take-up to date stands at 473,100 sq m. This is equivalent to 88% of total 1997 take-up.
This compares with March/April 1997 when take up was significantly lower at 70,600 sq m. Letting activity increased in both the core and fringe areas (by 27,200 sq m and 41,200 sq m respectively) during March/April 1998. Proportionally speaking, the core accounts for 71% of transactions in March/April, although this has fallen from 86% in January and February 1998.Take up in the whole of the West End stands at approximately 40,000 sq m for March and April 1998 representing a fall in take up of 10,100 sq m compared with January/February 1998.



If you are a new user towards hiring house and are not able to understood the process of property conveyancing or property transaction then in this case you must hire an expert and specialized conveyancer who will deal with all your problems and try to make you understand the process of property transaction. Take up in the fringe however has risen by some 3,300 sq m over this period and currently stands at just under 5,000 sq m.This represents 12% of all letting activity in the West End (compared with 3% in the last summary). Letting activity continues to be strongest in Mayfair/St James’s, with 60% (21,300 sq m) of core take up originating from this sub-market.

This is the result of an 8,000 sq m increase in take up in this sub-area as well as decreases in take up visible in the other sub-markets. (e.g. Mayfair/St James’s increasing from 27% in January/February to 60% and the Northern Quarter falling from 38% to 12%). Total take-up during January and February was just over 140,000 sq m, an increase of 4,500 sq m (3%) since November/December. Letting activity in the core increased by 20,000 sq m during January/February. This activity combined with a 43% slide in fringe activity Pre-letting continues into 1998 with solicitors Simmons and Simmons signing up for part of the City Point scheme (the former Britannic Tower).