Tenants – lease or buy

Introduction: This article is based on common sense and a lot of experience. When your business requires its own premises a decision must be made as to whether to lease or purchase commercial property. If the answer is not immediately obvious to you, here are some of the considerations:

1. Available finances: Your first consideration will be based on whether you can afford to buy. If you can, but only just, is it worth pushing to own the property to save your money being poured into someone elses hand if you instead, choose to rent. Of course your calculations will be based on interest rates and rates of return on property. Interest rates vary according to the economic cycle and a number of other factors. Rates of return on investment in property vary according to the interest rate cycle, and also to the type of business property. An investor in a substantial shop property in NSW for example, might expect a return of 5%, whereas an investor in industrial property in say, Newcastle, may seek a return of 10% or even 12%. This difference reflects the market’s perception of risk.

On a pure comparative cost calculation, you should therefore set out the figures comparing the total cost of being your own landlord, as against the total cost of someone else being your landlord. If you are looking at a rent of, say, $30,000 per year against a purchase at $300,000, then you need to be able to borrow at less than 10% for the cash flow effect of your purchase to be better than the cash flow effect of a lease (ignoring capital repayments).

2. Capital appreciation: In the long term the capital value of your purchased property will increase at least in line with inflation. For property, the “”long term”” can be said to be the life of an average building, so we are talking “”really, long term””. Even this however, is subject to other influences and trends. Over the last ten years the changing structure of the workforce has reduced the demand for industrial and older business property. Your motor repair workshop may only be worth the same number of dollars today as it was worth ten years ago. In real terms you have probably lost half its value. Even if you use a professional surveyor to advice on today’s values, you will still need to take your own view on future values. In a property lease the risk is taken by your landlord. The rent is likely to be fixed for a number of years, and will then be increased in line with the general level of rents for similar properties.

3. Property is always a strong asset in the long term: In the cash flow calculation above, no account has been taken of repayments on any borrowing you took out to fund the purchase. If a large proportion of the purchase price was borrowed from a specialist property lender, with repayments of capital and interest (like your house mortgage), then you may still be able to find a deal which provides a total payment to your lender which is no greater than the sum that you would have been paying in rent. In that scenario, you end up owning your property. That is obviously more attractive than a property lease situation. But if you need to sell your property in bad times, you may not achieve the price you thought it was worth.

Harry J. Anslinger and the Campaign against Marijuana

Cannabis is the most commonly used illegal drug in the world. Despite its current legal status it only became criminalised within the last century, before which it was both a regularly used recreational drug as well as a medically prescribed drug for dealing with a wide range of ailments from glaucoma to cancer and multiple sclerosis. So if merely a century ago Marijuana was a widely used and medically acknowledged drug how did it manage to reach the criminalised status that it now holds?

In America the criminalisation of cannabis began as a relatively slow and understated process with certain states outlawing its use starting in the District of Columbia in 1906. A couple of states followed this example and outlawed the use of cannabis throughout the 1910s and 20s but it wasn’t until the 1930’s that the criminalization of cannabis became a major issue.

The reason that cannabis became such a huge issue was the launch of a massive smear campaign against marijuana lead by Harry J Anslinger from 1930 to 1937. Harry J Anslinger started his career as the Assistant Prohibition Commissioner in the Bureau of Prohibition before he was promoted to the position of Commissioner in the newly created Federal Bureau of Narcotics in 1930. Anslinger held this position for 32 years, but it is his campaign against marijuana, which dominated the first 7 years of his tenure, that he is most widely remembered for.

Anslinger made heavy use of the mass media in order to spread his anti-cannabis message. Anslinger notoriously fabricated a number of stories tenuously linked to police reports that he published in his “Gore File” and used to turn the public against the drug and gain backing for its criminalisation. Among the accusations he levied were “There are 100,000 total marijuana smokers in the US, and most are Negroes, Hispanics, Filipinos and entertainers. Their Satanic music, jazz and swing, result from marijuana usage. This marijuana causes white women to seek sexual relations with Negroes, entertainers and any others.”; “Reefer makes darkies think they’re as good as white men.”; “You smoke a joint and you’re likely to kill your brother.” These accusations were designed to pray on the worries that many American’s had about the number of immigrants entering the country.

A more interesting point relating to this is that Anslinger wanted the growth of all marijuana plants outlawed; including those that yield no intoxicating chemicals and can only be used to produce the extremely versatile textile hemp and cannabis oil which can form a cheap and effective base for fuels, paints and plastics. Anslinger and his primary supporter, William Randolph Hearst, both had considerable interest in the petrochemical industry and it has been suggested that the anti-cannabis campaign was primarily designed to eliminate hemp as a competitor.

No matter the reasons it is clear that Harry J Anslinger and his anti-cannabis activism played an enormous role in the national criminalisation of the drug, something which is still strongly debated to this day.

Choose Best Immigration Consultants

UK attracts people from all over the world to settle and work. It is renowned for having one of the world”s recognised financial centres resulting in skilled workers in large numbers migrating every year to UK. UK follow a points based system to assess their eligibility to obtain a visa to work and settle. This system comprises a series of formalities to be taken care of and presentation of various documents. The process can be very complex hence; it is beneficial to take services of some Immigration Consultants UK while thinking of migrating to UK.

Opulentus Overseas Careers is one such Immigration Consultants UK which assists clients in getting visa to UK. The consultant is expert in processing varied visas like study, work, and dependent visas for UK. Opulentus never had a rejection from British High Commission, UK hence; is regarded as number 1 UK Immigration Services It is the only Immigration Consultants UK which first determines eligibility of client and then takes the case. In case a client is found non eligible for UK visa, the case is not taken by Opulentus.

The consultant has all the required resources which can be useful for a client when going through the visa process. Its counsellors are experts in handling immigration process of UK. This is mainly because these consultants have themselves lived in UK and hence know every knick knacks about the UK visa process. Opulentus makes sure that a right visa is guided to client for UK. For this, its counsellors study the profile of client thoroughly and then suggest a visa, keeping client”s preference in consideration. Opulentus is rare Immigration Consultants UK which keeps client”s preference above all other factors.

In addition to basic visa processing services Opulentus is also renowned for providing other value added services like airport pick-up, accommodation assistance etc which make relocating to UK easier for client. So a client need not worry about aspects like where to live, how to reach etc. Also, the job assistance services of Opulentus market the client”s resume to job consultants all over UK, helping the client get a job easily and early. It is the only Immigration Consultants UK whose job assistance services have proven useful to many people and today they are happily working in UK.

Register for Opulentus Overseas Careers” free evaluation and know whether you are eligible to migrate to UK or not. Your points will be calculated and based upon your eligibility a visa will be suggested to you. Opulentus is World”s Super Visa Specialist and most trusted Immigration Consultants UK. It has presence in US, UK and India.

Citizenship and Immigration

For many Americans, their U.S. citizenship issued at birth is something they dont think twice about. But for applying immigrants, citizenship is a serious goal.

Hopefully most American natural born citizens understand that citizenship is one of the most greatly desired gifts this countrys government can bestow on its citizens. For those of us who have not had to go through the process of becoming a U.S Citizen apart from being naturally born here, there is only one other way to become U.S. citizens and that is by the often times-lengthy process of what is known as “naturalization”.

Naturalization can often times be a complicated process so you should consult with an immigration lawyer rather than attempting this yourself. Even something as simple as travel within the country or state is something that a person needs to know the rules about and this is where an Immigration lawyer is needed so that you have someone to ask questions such as “How long does it take for USCIS to issue work permission and travel permission?” or “When should I renew my work and travel permission?”

Learning about your new country and its rights and the responsibilities that accompany citizenship is an important part of being a good citizen and at the USCIS and the Office of Citizenship they have developed a great amount of resources and a variety of educational materials that allow immigrants to learn more about U.S. history and government as they prepare for the naturalization test.

A final thought on the naturalization process; in addition to finding good counsel and being represented by an immigration lawyer, there are general requirements that the USCIS will look for by those who look to make our great country their home, to name just a few: good moral character, a knowledge and understanding of U.S. history and government, and favorable disposition toward the United States.

Australia Immigration Services For Building And Engineering Technicians Nec

The occupation of a Building and Engineering Technicians nec requires you to show you expertise with Building and Engineering projects. In capacity of a technician you must be able to apply the latest of building technology and Engineering ability.

The occupation gets a mention on CSOL Consolidated Skilled Occupation List under code name 312999 and Registration / Licensing comes as requirement for the job. Australia Immigration Services for Building and Engineering Technicians nec necessitates compliance on a select criterion. The criterion includes skills, eligibility and a detailed skills assessment.

1.Skills required for Building & Engineering Technicians nec:

On the skills part, the immigrant needs to at least have a Bachelors Degree on education. However, for applicants who fall short on a formal education, the experience can be mentioned to match the skills. A rich and relevant experience should make up for a formal education. ANZSCO Australian and New Zealand Standard Classification of Occupations has classified the occupation under Skill Level II.

The skills for a Building and Engineering technician should commensurate with an Associate Degree on the area of work. An Advanced Diploma or a Diploma should make you more worthy of the job. Your skills get better with an on-the-job training.

2.Eligibility

The immigrant needs to apply for any 3 of the skilled migration programs to become eligible for the job. The visa programs listed are Regional Sponsored Migration Scheme (subclass 187), Employer Nomination Scheme (subclass 186) and Standard Business Sponsorship (subclass 457). A professional piece of advice from Australia Immigration Services for Building and Engineering Technicians nec would come on utilizing Regional Sponsored Migration Scheme as the preferred option. The State Nomination would get you a faster processing on Skillselect, addition of 5 bonus points and preferred allocation of job. The Employer Nominated Scheme can be utilized if you fail to score more than 60 on Skillselect.

The eligibility is also shown with the Points based Migration scheme. Skillselect would evaluate you on your abilities on age, professional expertise, education, adaptability, skills, language skills and a prior stay in Australia. A meritorious ranking would mean that you get a reserved seat for the occupation.

3.Skills Assessment

While making an application for the said occupation, you must also focus on two things:

Skills Assessment by VETASSESS
Registration and Licensing

Having your skills assessed by a competent authority would secure you a recommendation to DIAC Department of Immigration and Citizenship. A positive assessment of your documents and qualification by VETASSESS Vocational Education and Training Assessment Services should add more points to your total points scored on Skillselect. ASRI Australian Skills Recognition Information also requires you to meet certain Licensing or Registration requirements to comply with the job obligations. A registration can be procured from the local or state agencies and the licence on draining / plumbing / air conditioning / refrigeration / electricity needs to be procured for work over value AUD 1100.

Migration For Canada By Immigration Overseas Experts

If you are a migrant and have done a bit of research by now, then you would be aware of the fact that migration is tangled process which involves myriad formalities that are to be followed for a proper migration. Also the whole process takes a very long duration to be completed. It can even take years for the authorities to properly process your application. Migration for Canada is also a very lengthy process and it also involves such complications. However these complications can be simplified if you are under the guidance of immigration consultants. Immigration consultant expertise in the department of handling complex migration laws with ease. They provide guidance to their customers for a hassle free migration. Apart from handling the immigration laws, they provide effectual services to their clients like medical insurance, pre-arranged accommodation and such others. These services facilitate the whole process of immigration.
Immigration consultants can really make a big difference in the way of your migration by saving your time and money. Still there is a thing you need to take caution of before taking assistance from this migration for Canada firms. There are many firms who will try to steal of your money without giving you proper services and by not carrying out your process even after charging you for those services. First they exorbitantly charge you then not provide you with satisfying results. For not to become a victim of such firms what you can do is check for the accreditation that the particular firm has received. Accreditations are a very important factor in deciding the reputation of any firm as they testify that the firm is a legally accepted enterprise. Then you can see for the experience they have in the migration domain. Experience means that they have handled many cases in that department and have the relevant expertise in tackling any complex situation which might arise.
Immigration Overseas is the firm which can be the end to your migration for Canada search. Here you will find some of the best and exclusive services that will make your migration experience memorable. This firm is affiliated from several government agencies like Migrants Agents Registration Authority (MARA), Migration Institute of Australia (MIA) & ICCRC. They have the experience of more than a decade, in which Immigration Overseas have handled complex migration cases.

Ways to Stay Cool in the Summer

Summer is the perfect time for everyone to take off their clothes and go to the beach. It is the time where everyone feels hot and dry due to humid weather. Summer is also the best time to wear summer clothes like dresses and shorts. But even if summer spells vacation for a lot of us, summer can also be a tad bit annoying. These are times when staying out in the sun without sun block is a no-no. Everyone just wants to shake off the heat during summer. At this time, people find their own ways to stay cool in the summer. The following are some of the steps that people can do in staying cool in the heat.

One of the easiest ways to stay cool in the summer is to use air conditioners and fans. Let your fans at home do the work. Turn on your desk fans and ceiling fans in order to cool down the temperature. Although fans can eat up electricity, its alright to use them just for a short period of time. It is advisable that you use the fans at the hottest time of the day, like the early afternoons. If you have an AC at home, you can turn it on instead to cool the room or house faster. While staying in your cool room, you can have freezer goodies or cold drinks to further lower the temperature. This is a perfect way to spend the afternoons especially with the family.

Another way is to have some splash of fun outside, like literal splash. Unfortunately, there are some neighborhoods that have rules against water outside the house. But if your place doesnt, then grab the opportunity to play outside. You can set your own inflatable pool in the yard. You can also use water hose and even your sprinklers just to spice up the fun. There are no rules as long as you get wet and have fun with friends or your family. You can also have a water balloon fight. This wont be a problem as long as you dont get your neighbors wet.

Creating freezer goodies is also a famous way in staying cool in the heat. This can be a fun activity with the family. One can create homemade popsicles and lemonade. This can surely bring down the temperature even for just short time. Keeping yourself hydrated is also important during summer.

Obtaining Employment Immigration Visas To Work In The United States

If you are moving to America from a different country, you will need an employment immigration visa in order to work legally in the country. People who are not American citizens or legally permanent residents must obtain these visas, to work here. The process can be quite complicated if you are not already familiar with it. Hiring an employment immigration attorney can help greatly throughout this process if you want to work in the US on a temporary basis.

If you want to work temporarily in America, you will need a visa that is specific to your line or work and the purpose for your travel to the United States. To obtain this necessary document, you must meet a number of requirements within employment immigration law in the United States. Your employer is also required to file a petition to the U.S. Citizen and Immigration Services on your behalf. If you are seeking permanent residency in the U.S., you will need to obtain a green card. This document will authorize you to work and live permanently in the country.

Obtaining an Employment Authorization Document (EAD) is necessary to prove that you are eligible to work in America. This card is valuable for one year, and it can be renewable. Students and exchange visitors may also be allowed to work in the United States under certain circumstances. These people must obtain permission from a person who is authorized to do so, typically a Designated School Official. Employers are obligated to verify that any individual they hire is authorized to be employed in the United States.

There are a variety of work visas. Exchange visitor visas are available to individuals who are approved to participate in study or work based exchange programs. Temporary work visas are available for foreign workers who are working in specific fields in the U.S. There are also temporary documents for skilled, educated individuals in specialized fields. Green cards are available for foreign individuals who wish to become permanent residents of the United States.

Because this process can be quite convoluted to go through on your own, you may want to consider hiring an attorney who specializes in this field of the law. A legal professional can help you to get through the process easily. Whether you are interested in a permanent or temporary stay in the U.S., it is essential that you get the documents necessary to work legally.

Looking for more information regarding employment immigration? You should visit: .

Applying New Zealand Visa With Immigration Expert Consultants

Every migrant who seek to migrate to a new country has varying prospects in hand and thus the governing bodies have created various types of visa subclasses that are satisfying the demands and needs of the migrants in an often customized way.

In this regard, there are several types of New Zealand visa subclasses that are largely offering very broad migration gateway to the migrants at every step. Some of the very well known and often popular visa classes include:
Temporary visa
Work to residence visa
Resident visa
Student visa
Spouse/Partner visa

Every visa subclass has varying rules and regulations and offering varying period of stay in the country. If we talk about the temporary visa, it is often availed by the migrants who are looking to migrate to New Zealand in order to work in the country on part time basis as skilled worker. Under this visa class the holder can not only work but can avail other benefits and opportunities as well but on temporary basis. Work to residence visa allows the migrant to work in the country as well as sty in the country seeking all the citizen benefits of the country. The next visa class is the resident visa which is often availed by the aspiring migrants who are looking forward to live permanently in the country with their family availing all the short term as well long term citizen benefits of the country.

The next New Zealand visa class is the student visa offered to the students looking to migrate and study in the country seeking great professional benefits in the near future. Lastly, the spouse or partner visa is offered to the migrant who wants to migrate and settle with his/her partner who is already a permanent resident of New Zealand. All these visa subclasses hold varying time of stay in the country allowing the migrants to satisfy their migration dream in a planned way.

Under Immigration overseas New Zealand visa process the clients are getting a very diligent service horizon that is offering a very responsive service approach at every step. We are an immigration law firm offering online New Zealand visa services to clients globally along with migration assistance that is strengthening the migration dreams of our clients. We have a very hard-working team of expert and immigration lawyers who are dealing towards providing very responsive services at every step creating a hassle free migration path for the clients at an often affordable cost. Immigration overseas through its clear and honest service approach is reaching out globally as top and reputed immigration law firm.

Colours that add a splash to your wedding day

Choosing a colour scheme for your wedding can be a tough decision, and is often the source of great worry for brides to be. The colour you pick will set the tone and style for the entire day, and while the majority of brides will stick with white or cream for their own dresses, choosing a colour for the bridesmaids, flowers, ties for the groom and ushers and even tableware is not as easy as it seems.

There are many things to consider when deciding on the colour theme, and the time of year will play a big role. Yellows and pinks are great for spring weddings, while traditionally dark green and reds are often better suited to a winter wedding.

The wedding venue should also be taken into consideration, and you should always choose colours that complement the setting, the carpet, walls and decoration. Also, think about what mood you want to create. Soft colours can evoke a traditional, romantic atmosphere, while bold colours can add a modern, dramatic twist.

Brides should also think about the colour they want their bridesmaids to wear as this will influence the rest of the theme. While you may have your heart set on a pink wedding, if your bridesmaids arent happy wearing this, or if it doesnt suit them, then you may have to reconsider.

When you have decided on the colour of your wedding, whats the best way of working this into your big day? This is normally done through your choice of flowers and in your bridesmaids dresses, but you should also consider your table decorations, chair covers and favours. Think about the colour of your wedding cake, or dress up a plain white cake with flowers or a ribbon in your chosen colour. You could swap plain white napkins with coloured versions, or go even further by choosing table cloths to match your scheme.

Wedding colours are like all fashions – what is hot one year may not be the following. In 2011 royal and cobalt blue were trending and this continued into last year with bright and deep blues popular and navy growing in popularity. Purple and red were also top trends in 2012, and black and white were favourable with brides.

So what about for 2013? Last year experts predicted grey and silver would be big in 2013, but when one of the leading wedding venues in Essex, asked its 2013/2014 brides what colour their bridesmaids will be wearing, the overwhelming majority said pink and purple were the colours of choice. Blue was still popular, and neutral colours such as champagne, mink and cream were also trending.

Whatever scheme it is you choose, pick wisely. The colour you decide on will influence your bridesmaids dresses, napkins and even your wedding favours go with what you feel comfortable with and use subtle splashes throughout your entire day.