Seeff Summer Edition

Property Pages WELCOME HOME FLAMINGO BAY, A LIFESTYLE IN UNSPOILT NATURE BUYERS BEWARE OF THE “SUBJECT TO BOND APPROVAL” CLAUSE LIFE’S A BEACH - YOUR GUIDE TO THE BEST SPOTS

More than 70 exclusive proper es to view

Hermanus | Edition 9 www.seeff.com BENGUELA| FISHERHAVEN| VERMONT | ONRUS | SANDBAAI | HERMANUS |VOëLKLIP

Seeff is honoured that over the past half a century hundreds of thousands of people have trusted us with their stories.

Start your next chapter with one of our local property experts

“With more than half a century of expertise in buying and selling properties, we understand it is more than just a transaction - this is your story - and we are honoured to write this chapter with you.� -Samuel Seeff

SELL WHILE YOU CAN, WEAK ECONOMY FAVOURS BUYERS

F

or those looking to transact over the coming months, it is important to note that we are generally still seeing the outlook for the property market as flat with conditions largely favouring buyers.

With the economic growth outlook remaining well below expectation, the banks have signalled an expectation that the buyer’s market conditions will remain well into the early part of 2019.

Given the continued weak economic outlook and pressure on inflation due to the petrol price and other cost hikes, along with the challenges faced by the rand against major currencies, the expectation is also that the South African Reserve Bank will likely step up an interest rate hiking cycle.

A recent FNB House Price Index shows that house price growth continues to slow, standing at around 3.5% which, when adjusted for inflation, actually shows a mild decline. At the same time, some 93% of sellers have to drop their price to conclude a sale. The average time it takes to sell a property continued to

weaken to almost 18 weeks (over four months).

That said, the arrival of summer always brings renewed hope of a busier selling season, especially in the high-demand areas with good access to schools and business nodes. Summer tends to bring more visitors to show houses, and while mindful of the challenges facing the market, there are always selling opportunities for serious sellers.

Despite the challenges, the banks are still reporting a positive lending landscape, and even at a slightly higher interest rate, it will still be at some of the lowest levels compared to the past three decades. It is a good time to buy and we believe serious buyers will take advantage of the opportunities offered by the current market.

Sellers need to remain mindful of the market challenges and guard against overpricing as this will simply deter buyers. If you are serious about selling, then you need to put your property on the market at a realistic asking price. At the same time, you should

consider all serious offers.

The challenging market conditions have led to a flurry of new market entrants offering various forms of reduced fees and commission aimed at securing business in a tough market.

In reality, these offer nothing new and nothing more than existing real estate brands that have stood the test of time and weathered the many ups and downs of the economy and property market.

called disruptor brands.

Selling property is a significant, stressful and challenging transaction.

Your agent is a skilled and experienced professional and problem-solver who brings vital insight and advice on how to navigate the current market challenges. Regardless of technological advances, people still make the difference.

SAMUEL SEEFF Chairman, Seeff

Real estate agents continue to play a pivotal role in a challenging market and still sell significantly more real estate than any online or so-

“Summer tends to bring renewed enthusiasm for property, and the good news for buyers, is that it is a great time to find good value in the market.” – Samuel Seeff

PUBLISHED FOR SEEFF BY THE VILLAGE NEWS EMAIL: DEWAAL@THEVILLAGENEWS.CO.ZA CELL: +27 (0)83 700 3319

BUYERS BEWARE OF THE “SUBJECT TO BOND APPROVAL” CLAUSE The ins and outs of “subject to bond approval” clauses.

F

or the majority of people, buying a property involves applying for a home loan. As a result, bond approval is catered for within an offer to purchase through a suspensive condition. Once this condition is met, the contract comes into force, but when is such a condition deemed to have been fulfilled?

What constitutes bond approval?

What does bond approval in principle mean? The bond approval process can commence once all the credit and FICA requirements are met. The bank will initially provide Approval in Principle. This means that the bond value has been approved but is still subject to the bank finding value in the property and the loan amount requested.

Since the inception of the National Credit Act however, the suspensive condition is only deemed to have been met once a full quotation has been received from the bank which lays out all the terms and conditions that relate to the loan. Thus, where an application for a loan is financially not viable for an individual, he or she has a statutory right not to accept the quotation.

This statutory right cannot be undermined by a contractual provision in a deed of sale. The court in Basson v Remini and Another 1992(2) SA 322 (N) held that a suspensive condition was only fulfilled once the loan agreement had been accepted. Therefore, it is advisable that a deed of sale provides that a suspensive condition is only fulfilled once the quotation has been

accepted by the purchaser.

An offer to purchase will make provision for this process within a specified timeframe (typically three weeks). Some contracts include the option for this timeframe to be extended and it is important to note whether this is an automatic extension process or whether it is at the discretion of the seller or estate agent.

In theory, it seems simple to identify when a suspensive condition relating to bond approval has been fulfilled, but in practice there are a few additional complications that can arise such as a bond being granted but with an unfavourable interest rate, or not for the full amount requested or required by the buyer.

The bond approval process can begin once all the relevant documents have been submitted to the bank. A property valuation will need to be conducted and all the credit and FICA requirements will need to be met in order for the bank to approve the loan.

Insufficient loan amount In some cases, a bond may be approved but for a lower amount than a buyer needs to proceed with the sale.

The buyer may then be given a timeframe within which to raise the remaining funds. However, if this is not achieved, the suspensive condition is considered not to have been met despite the bond approval and thus, the contract of sale is null and void.

PROPERTY PAGES | 5

Unfavourable interest rate This scenario can cause issues for the buyer as, in principle, the suspensive condition has been fulfilled with the bond required to purchase the property being approved.

Protection against this unfavourable situation can be included in the offer to purchase. For example, an added clause in the contract can stipulate that a particular interest rate needs to be obtained. If this is not the case, the buyer may in any event reject the bank’s loan offer (based on the National Credit Act, this needs to be done within five days of the quotation being received) and cancel the offer to purchase.

Of course, it can be complicated to set an exact interest rate and therefore, in practice, a ballpark interest rate (above prime) will be included to offer guidance in these cases.

Careful consideration of the terms of the contract of sale, and seeking the advice of professionals prior to signing can go a long way to ensuring a smooth and beneficial transfer for buyer and seller.

A LIFESTYLE IN UNSPOILT NATURE

PHOTOS: Hesterki Range - The Shooting Range

I

f you’re looking for turnkey style, comfort and quality, this premium villa with quality finishes is sure to impress. Easy, one-level living in an exceptionally spacious home that offers tranquil country living with a fresh modern twist.

Set in Flamingo Bay Estate on the picturesque Bot River estuary, it’s the best of both worlds – a rural retreat only 15 minutes from Hermanus and less than an hour’s drive from Cape Town.

Enjoy gatherings in the generously-sized living/dining area with sliding doors leading to a spacious undercover patio and built-in braai. These are all spectacular vantage points from which to take in the manicured, irrigated indigenous garden and breath-taking natural landscape. Frequent visitors are multitudes of estuarine bird species that grace the river mouth area.

The home wraps around the expansive enclosed courtyard - an ultra-private oasis complete with soothing water feature and electrical/plumbing points with a future view to an outdoor pub for this space.

The open-plan dream kitchen, with stylish granite countertops, new AEG eyelevel induction oven unit and stove, will inspire your inner chef.

Three spacious, carpeted bedrooms lead to tastefully-finished en-suite bathrooms fitted with wall-heaters and extractors. Spacious study/guest room as well as a separate guest toilet.

Highlights of this property include white powder-coated aluminium doors and windows with security glass and air-conditioning throughout. Fitted curtains/blinds throughout, commercial quality laminate flooring as well as Wifi and an intercom system and the alarm is connected to a security company for peace of mind. This property has a solar geyser (250 litre), kitchen geyser (50 litre – not solar) and an automated double garage with extra-high ceiling to accommodate off-road vehicles.

Flamingo Bay, named for these graceful, elegant birds that wade along the edge of the adjacent lagoon, offers a unique opportunity to escape to nature.

It’s a bird-watchers paradise and water sport enthusiast’s dream. The area also has a large swimming pool, tennis court, clubhouse and children’s play area. A short walk takes you to a secluded beach where, in season, you can watch the incredible sight of whales and their calves at play in the bay.

Two top golf courses, Arabella Golf Estate and Hermanus Golf Club are within a short driving distance. This area has a lot to offer including prestigious wine farms of the Hemel-en-Aarde Valley as well as surrounding areas for some superb wine tasting experience. The renowned Hermanus Cliff Path (also wonderful for whale watching), convenient Whale Coast Shopping Mall and a selection of popular restaurants, art galleries and festivals draw thousands of visitors.

This package is so much more than a home. It’s a lifestyle in unspoilt nature, while having easy access to the wonderful amenities that Hermanus has to offer.

PRICE: R6 350 000 WWW.SEEFF.COM WEB REF: 3137047 FEATURES: 3 bedrooms | 5 bathrooms | 2 garage PROPERTY: ERF SIZE: 1 185 m² AGENT: Adéle Pretorius | email adres [0] +27 028 316 3310 | 060 044 6733

Local Designer Home

A

LIVING SPACE THAT IS IN PERFECT HARMONY WITH ITS INHABITANTS, HAS A FEELING THAT REACHES BEYOND THE SUM OF ITS PARTS. THE INTERIOR STRIKES THE PERFECT BALANCE OF LIGHT AND DARK.

Ÿ

Niël Stemmet’s home and guest house named De Kelders Private House, near Gansbaai, has a spirit of quiet kindness, thoughtful generosity and a relaxed ease where there’s space for both lively conversation and rejuvenating silence.

Niël, who heads up Koncept Design and Architecture, has a rare gift: he can quickly create interiors that appear long established. For the architecture, Niël drew inspiration from the design principles of Tadao Ando, Frank Lloyd Wright and Mies van der Rohe. It’s as if the house became the owner and dictated its own design and format. And now it’s exactly as it should be,’ says Niël.

He has curated a universe filled with the things that he loves and has acquired over a lifetime. A white floor and ceiling form a pure shell in the open-plan living area within which he has created spaces within spaces. Here, there’s room for doing things and sharing quality time together: preparing food, dining, contemplating the view, playing music, working through the extensive film library and exploring the vast cabinet, the contents of which tell the story of Niël’s passions and journeys.

At the heart of the myriad of books, vessels and sculptures, is a copy of A Cabinet of Natural Curiosities. The title encapsulates the owner’s inquisitive nature and mirrors the home’s natural elements that form a curious thread of contrast in a modern context. An enviable collection of artworks, many his own work, is hung throughout the house, but it is a feature wall consisting of cross-sections of branches and tree trunks, and reminiscent of Gustav Klimt’s ‘the Kiss’, that steals the show.

been poured into this dwelling – and yet some of its rewards are unexpected. ‘by accident rather than design, the acoustics in this house are amazing,’ says Neil. ‘at night we sit outside and the music becomes part of the house and flows out into the darkness of the garden.

An abundance of thought has

Niël Stemmet 082 373 3837

This is the house of music, love and stillness. A true showcase of a very talented local designer.

Local Designer Home

ELLE DECORATION “De Kelders Private House, near Gansbaai, has a spirit of quiet kindness, thoughtful generosity and relaxed ease where there is space for both lively conversation and rejuvenating silence. Designer Niël Stemmet of Koncept Design and Architecture designed the home to complement the laid-back yet incredibly sophisticated style of this beach home in De Kelders.”

Condé Nast HOUSE&GARDEN “Celebrated designer Niël Stemmet’s uncompromising green philosophy makes you sit up and notice. The idea behind the construction of De Kelders Private House was to celebrate creativity, both natural and human. So often amazing things in life is overlooked. It’s about taking time out from modern life and looking at a tree trunk to remind you of the dual functions of beauty and sustainability.”

Life’s a beach - your guide to the best spots

H

ermanus has a long and varied coastline that offers a choice of beaches. From the expansive Blue Flag Grotto Beach to quieter secluded beaches tucked away between the cliffs and dunes, every beach offers a unique experience.

Grotto Beach holds the record for achieving the longest uninterrupted Blue Flag status in the country. Castle Beach (Pearly Beach), Kleinmond and Hawston beaches were also granted Blue Flag ranking which means visitors can expect a clean and well-cared-for environment, changing facilities - and lifeguards.

During peak holiday season, the following beaches will be manned by lifeguards daily from 09:00 to 18:00: Hawston, Grotto East, Grotto West, Voëlklip, Kammabaai, Onrus, Langbaai, Kleinmond, Kleinmond Lagoon, Palmiet, Betty’s Bay Main Beach and Silver Sands, Pringle Bay Main Beach and Castle Beach (Pearly Beach).

Hawston Beach Hawston boasts one of the best beaches in the area. Children enjoy paddling in the water and adults can laze in the sun while enjoying exceptional views.

Brêkfis Bay This little beach in Vermont is ideal for a relaxed picnic or snorkelling adventures. Thanks to its location between magnificent sand dunes, it offers visitors a protected cove with plenty of space to play, relax and explore. Because of its seclusion, however, it is safer to go there in a group as there have been incidents of women being attacked and robbed when they were alone on the beach.

Onrus Beach Onrus Beach offers a perfect place to swim and enjoy the sunshine. The Onrus River Lagoon mouth is ideally suited to family outings, where

small children can play in the calmer waters of the lagoon and older children and adults can brave the waves. Onrus Beach is also a favourite haunt for local surfers, but more inexperienced swimmers should be aware that the sea bed drops sharply from the beach, making swimming tricky and sometimes dangerous.

Note: Keep an eye out for the information sign that warns about faecal pollution in the lagoon.

The sign has a QR code pointing at a website page with information about the current water status and potential health risks of swimming in the lagoon. The website page can be viewed at http://whalecoastconservation.org.za/goinggreen /eco-community/onrus-river-estuary-lagoon/ Sandbaai Main Beach Surrounded by rocky outcrops, Sandbaai Beach offers countless tidal pools to explore. The shallower pools are perfect for children to swim in - or for a quick cool down. Excellent diving and snorkelling conditions are just beyond the rocky ledge. Changing facilities and parking make it easily accessible and popular with families.

Langbaai A smaller beach protected on either side by low rocky cliffs that have the effect of funnelling good body-surfing waves into the cove. The beach has limited parking and there are quite a few steps to the sandy shore, but it offers a beach experience that is well worth the effort.

Kammabaai Another beach with shallow water, ample parking and excellent facilities makes this ideal for family outings. The beach is linked to the larger Voëlklip and Grotto beaches via the Cliff Path.

Voëlklip Beach An alternative surfers’ favourite. This beach is also ideal for non-sand lovers as it offers levelled

PROPERTY PAGES | 14

grassy lawns to picnic on, as well as a small sandy shoreline. It is popular among younger adults, particularly during peak tourist season.

Grotto Beach The largest beach in the area, it stretches along the coast for more than 18 km. The Blue Flag Beach at Grotto is a small section of this, but it is still the most popular location for beachgoers. There’s plenty of space for any sized crowd and the parking area winds along the road for easy access via several designated pathways. Families can also enjoy the calmer waters of the Klein River Lagoon on the eastern side of Grotto Beach.

Kleinmond Beach This Blue Flag beach is at the mouth of Kleinmond Lagoon in a natural and unspoilt environment. It’s easy to understand the reason tourists flock here throughout the year. Having the option of enjoying the sea - or fresh lagoon water - makes this an ideal location for getting those paddle skis and boats out and it’s an ideal space for children.

Silver Sands Beach Looking for a beach that is the perfect spot for a picnic with the family? Silver Sands Beach, west of Stoney Point in Betty’s Bay - a colony for the African Penguins – is worth visiting. From building sand castles, swimming and collecting shells, to searching through the rock pools, there is plenty for children to do. You can comfortably relax and tan here while enjoying the surrounding beauty.

SAFETY TIPS • The ocean currents can be extremely strong at times and it’s advised that caution be taken when swimming in unknown waters; • Swim only when and where there are lifeguards on duty and where signs indicate that it is safe to swim; • Always swim between the red and yellow flags;

• • •

• •

Never swim alone; If you find yourself in trouble, raise your arm to attract the lifeguards’ attention; If you see someone in trouble in the sea, alert the lifeguards or find help. Don't attempt a rescue and put your own life in danger as well; Don’t consume alcohol and swim; Don’t dive from tidal pool walls. Swim only at low tide when no waves are breaking over the walls.

RIP CURRENTS According to the NSRI, the biggest danger that people face on the beaches this summer is rip currents. Rip currents are the greatest cause of drowning accidents along our coast.

• Don’t panic or try to swim against the current; • As tough as this sounds, let the current take you out to sea; • Raise one arm in the air and wave and scream to alert people on the shore that you’re in trouble; • At the first chance you get, swim parallel to the beach until you’re free of the rip current, then use the incoming waves to aid your progress to get back to shore.

SOURCES: www.hermanus.co.za; www.sa-venues.com; xplorio.com; NSRI; Overstrand Municipality

EMERGENCY NUMBERS NSRI Station 17 Hermanus: 082 990 5967 Sea Rescue Emergency: 112 from a cell phone Overstrand Municipality 24-hour Fire & Rescue: 028 312 2400/ 028 313 8980 Law enforcement: 028 313 8111 Hermanus Police: 028 313 5300

PROPERTY PAGES | 15

PROPERTY PAGES | 16

PROPERTY PAGES | 17

PROPERTY PAGES | 18

PROPERTY PAGES | 19

PROPERTY PAGES | 20

PROPERTY PAGES | 21

PROPERTY PAGES | 23

PROPERTY PAGES | 24

PROPERTY PAGES | 25

PROPERTY PAGES | 26

PROPERTY PAGES | 27

PROPERTY PAGES | 28

PROPERTY PAGES | 29

PROPERTY PAGES | 30

PROPERTY PAGES | 31

PROPERTY PAGES | 32

PROPERTY PAGES | 33

PROPERTY PAGES | 34

PROPERTY PAGES | 35

PROPERTY PAGES | 36

PROPERTY PAGES | 37

PROPERTY PAGES | 38

PROPERTY PAGES | 39

PROPERTY PAGES | 43

RECIPE

Xmas berries and white chocolate INGREDIENTS 1 cup frozen berries 1 cup fresh berries 100 g Lindt white chocolate 25 ml cream 1 ml vanilla essence

METHOD 1. Heat in microwave until chocolate is melted 2. Whip well with a fork 3. Place the fruit on individual plates, carefully spoon the melted chocolate over

Recipe by Neil Stemmet – neil@dekeldersprivateretreat.com

december in search of silent night

the words and music of Silent Night are in other languages, and where you miss your mother tongue more than gold, incense and myrrh. Maybe it’s when we grow older that silence around us sounds more familiar, more our own. That Silent Night is also part of your every day.

I long for my Christmas tree alongside the fireplace; the fragrance of ham smothered in pineapple rings and red cherries; the taste of trifle, and the tongue-twisting prod for five-cent pieces.

I miss my grandfathers and grandmothers and the vast family tables; and outside, late at night, the farm workers’ heartfelt rendition of Silent Night, their eyes sparkling in the light of the candles held in their hands, all dressed in new Christmas clothes. I remember how the eyes of everyone at the table misted over at the recognition of that sparse, honest sound: si-ilent night, ho-o-ly night, aaa-all is calm, aaa-all is bright …

I hear the Salvation Army band playing O Come All Ye Faithful outside the gate, then patiently waiting for it to creak open so that a R10 note could be pressed into the palm of the eldest musician.

followed the tale of Christmas to the heart of Austria, where Joseph Mohr composed the loveliest – and probably bestknown – carol more than two hundred years ago. I travelled there to seek the silence of which he wrote. I wandered the streets of Salzburg, looking for his words everywhere, even in the cemetery where blue irises lay wilted in the snow.

I

I long for the Christmas Eve meal with family friends and the way my mother would bring forth the Children’s Bible and read us the tale of the Christ Child as we gaped in fascination at the asses and angels guarding the baby Jesus. I never miss the gifts, but I certainly do miss the silence of the church. That was the one service that was truly heavenly to me, sweetly free of recrimination. It was the service that crowned a year’s sermons, possibly because I always have and always will find my own silence in music.

I took the train to the Abbey of Melk and sat in the silence of the monks’ eternal church, all on my own, sending my thoughts upwards. Outside, the Danube was freezing over. And the golden pulpit gleamed in the light of a myriad candles carrying messages of peace up to heaven.

I wish again for an old-fashioned Christmas, when the message of the celebration is worth more than its monetary worth. When children listen mesmerised to the tale of the Christ Child, and when parents teach their children that today’s celebrations are not what the message of Christmas is all about.

I walked with my hands behind my back, as I do when I’m lost in thought. My ears were pitched to hear the song, the lyrics, the melody, the tune – maybe it would sound different here, I thought.

As you grow older, you page through the years of your life, remembering the smallest moments the best, such as the way you were carried to the car on your father’s shoulder late at night, your head still spinning with the tales of the evening. And how, back at home in your bed, you drifted away again, into deeper dreams of a land of snow, Santa Claus and reindeer, but of the Christ Child too.

What am I saying? I seek words, my words, the language of my birth, the language of my heart that Stef Bos sings about so beautifully. I went and sat in my room at the pension, surrounded by silence. Yet outside, the sounds of Christmas: church bells pealing, the jingling of carriage bells as horses forged forwards through the snow. The scent of cloves and hot chocolate hung in the air as the small window panes frosted over. And later the silence was broken only by the muted chiming of the bells marking each hour’s march into the night.

Have a blessed Christmas, dear Readers. And may we all aim to return Christmas to the days of yore, when our eyes still sparkled in anticipation of the message.

I now know what it must feel like for anyone far from their motherland, those who are alone at Christmas in places where

Niël Stemmet from the book back+page

That is and remains far more important than what we try to buy with money today

Neighbourhood ‘dop and chop’ Even at a Friday night’s ‘bring and braai’ between friendly neighbours, there is some braai etiquette to stick to. – By ANNA CELLIERS (The Gardener/Die Tuinier)

B

efore leaving your house, have a substantial snack to sustain you for at least three hours. Most folks have no sense of time and will only start the fire when you actually arrive. It is thus logical to accept (if all goes well), that the actual cooking will only proceed three hours hence!

It is extremely bad manners to down a few double whiskeys or brandies and cokes belonging to somebody else, when you have only brought along cheap ‘plonk’ (which you have already uncorked at home for a small pre-braai drink). Pour your poor wife a drink too...

Secondly, never answer the phone just before leaving your house as it can only be the host on the other end, asking you to bring extra ice, wood and fire lighters (which he/she has forgotten to buy). Some friends do not understand that the concept of inviting others for a ‘bring and braai’ means that they should at least supply the heat. (Unless it’s the day before payday, in which case it is completely understandable!). They don’t consider the fact that you now have to go to the cafe first, instead of just walking down the street with your packed cool bag.

Never interfere with your host’s fire - even if you reckon that it does not have the potential to cook a small garden bird. I repeat…Do not interfere!

Thirdly, defrost your meat at home before you go. Some people think it is quite okay to toss a bag of frozen rump steak into a sink filled with boiling water to make it soft fast – eish! In most cases, I would even advise you to spice your chops or whatever you are going to braai beforehand – some folk in charge of a braai have absolutely no idea how to enhance the flavour of meat in a subtle manner, resulting in a gravelly piece of very salty, blackened sinew which you will have to digest.

On arriving at your host’s house, pour and drink your own “dop”.

A tip for the host: If you have a gut feel that your fire is not going to make it during the cooking of all the meat, call your wife quietly into the kitchen and ask her to fire up her oven so long. By the time that the meat is half-done, most of the guests will be a bit ‘cooked’ too, and won’t notice when the braai-ing has been completed in the kitchen.

(If you have a bad-tempered and threatening wife who might smack your head off because you can’t make a proper braai fire in the first place, you had better embark on a training course, as it might save your life!).

While standing around the fire waiting for the hot coals to appear, do not start a discussion about the following topics, as it will create conflict: Politics, crime, municipal rates, religion, schooling, rugby, sex, or women. Also, do not separate yourselves from the spouses – they will only drink faster

and become more demanding.

Although “Baby choclits” or “Impi” are very nice South African songs, I have often seen that pulsating rhythms at a braai seem to wind us up a bit too much. You should rather invest in a sound track of natural noises, like garden crickets chirping, or sweet bird song as background sound. Those with loud kids should feed them early, and ply them with educational toys in a spare bedroom with a lockable door. Also, do not let the dogs out.

Some last comments about a ‘bring and braai’: • If you are fussy about different grades of cooking like; ‘rare’ (which is basically cut its tale and wipe its arse), medium to rare, medium to well-done, or well-done to cremated, stay at home and cook it yourself or visit a steakhouse.

• If you could only afford a tough old chop, except it and eat it – you were invited for your company and not what you eat. Leave the other guests’ more expensive cuts alone…

Lastly, never throw caution to the wind when you are at a neighboorhood ‘bring and braai’.

These occasions always start peacefully, but have the potential to stretch way past pumpkin-time, ending in raucous orgies – especially if the host discovers that bottle of mampoer lurking in the back of his drinks cabinet and starts offering some shots around...