Bidding Wars - Now you have buyer's Remorse

A major issue arising in bidding wars is when a buyer regrets their purchase decision almost immediately afterwards. Or worse, when their lender appraisal says that they paid too much and will not lend the buyer enough to close the deal. Here are five lessons to learn about the consequences of a buyer’s remorse in these situations.


1. Can the buyer simply refuse to pay the deposit, if it has not yet been paid?

In many bidding wars, this is not possible, as sellers are demanding certified cheques or bank drafts to accompany any offer. However, even if a buyer can either stop payment on an uncertified cheque or refuse to pay the deposit, they are still liable for damages. They can be sued by a seller for the difference in price if the seller subsequently sells for less money. In addition, even if the seller subsequently sells for more money, the buyer can be sued for the amount of the deposit that they failed to deliver.

2. Should a buyer agent approach the listing agent for a mutual release immediately?

Be very careful about this. If a buyer agent communicates that the buyer cannot close, then the seller could take the legal position and declare that the buyer has committed an anticipatory breach of contract. This would permit the seller to treat the contract as terminated by breach, and proceed to sue the buyer for the items listed above. It is best for these negotiations to be carried out by lawyers, to make sure that the parties’ legal position is protected at all times, if a settlement is being negotiated.

3. Is there a legal solution to this?

If there is sufficient time before closing, a buyer is permitted to assign their contract to a new buyer, who could take over their position and close with the seller. This is because unlike a contract with a builder, there is nothing preventing a buyer from assigning a re-sale agreement before closing. A buyer must understand that if they are asking their own agent to “sell” the property for them, they will have to pay real estate commission as well. Therefore, a buyer would have to assign their agreement for a price that is equal to the price they paid plus commission, just to break even.

4. Does a seller have to agree to this assignment?

In most cases the answer is no, unless the original offer contained a seller take-back mortgage. However, in practice, many lenders will not recognize the new buyer unless there is an amendment done to the original agreement to change the buyer name to the new buyer. This will require the consent of the seller.

In my opinion, this is unfortunate as lawyers routinely change how a buyer can take title by providing a direction to this effect on closing. Sellers should consent to this anyway, as long as the original buyer remains liable if the new buyer cannot close the agreement for any reason.

5. Can the buyer list the assignment onto the MLS system?

Theoretically, a buyer could list the property on an MLS system because they have a right in the contract that they can sell. However, most real estate board rules require that to list a property on their system, you must be able to show the property and without the seller’s agreement, this will not be possible.

I had a situation where the buyer could not close after winning a bidding war. I negotiated with the seller’s lawyer to permit the buyer to put the property back onto the MLS system and the seller would permit showings. It was also agreed that the buyer could not make any profit on this re-sale and that they could only recover their extra commission cost. The benefit to the seller was that their deal closed and the parties were able to save themselves from very expensive legal proceedings.

Anyone can close a simple real estate deal. When it comes to choosing or recommending a real estate lawyer, make sure you have one that can solve problems that can arise as well.

#Toronto #realestate
#callme

http://SellinginToronto.ca

One in 10 could be behind with their mortgage

The high level of debt carried by Home Owners in Toronto is exceeding their capacity to safe for their rainy day fund.   One singular event, a car accident or if one wage earner is laid off can have serious consequences.

We may qualify at the posted rates and take a mortgage at the variable rates; additional expenses make it harder to save for retirement or that annual vacation.

Who says so?   CD Howe Institute.  December of 2015

 The portion of mortgage indebted households with a primary mortgage debt-to-disposable income ratio in excess of 500 percent has climbed from 3 percent in 1999 to 11 percent in 2012.December 9, 2015 – The federal government should pay close attention to several pockets of risk in the Canadian housing market, according to a new C.D. Howe Institute report. In “Mortgaged to the Hilt: Risks From The Distribution of Household Mortgage Debt,” authors Craig Alexander and Paul Jacobson expose pockets of vulnerability by going beyond national averages and focusing on the distribution of house mortgage debt by income, age and region, all of which matter most when assessing risk.
“Household mortgage debt has risen dramatically and traditional economy-wide averages understate the degree of financial risk for those that carried mortgages because they typically divide the value of mortgages across the income of households with and without mortgages”, remarks Alexander.
Using the data from the Survey of Financial Security, the authors find that the ratio of the value of mortgages on primary dwellings have jumped from 144 percent of after-tax income in 1999 to 204 percent in 2012.  However, this also understates the degree of financial risk for a significant minority of households.
The author’s analysis suggests that a significant minority of Canadians having taken on a high degree of financial risk. The portion of mortgage indebted households with a primary mortgage debt-to-disposable income ratio in excess of 500 percent has climbed from 3 percent in 1999 to 11 percent in 2012. Their analysis of the distribution of mortgage debt is as follows:

1. Income: The increase in highly mortgage-indebted households has been in all income groups, but more so in lower-income quintiles.

1. Age: The increase in financial risk is also evident across all age groups, but more so for younger Canadians who have entered the market most recently.

1. Region: As one might expect, there has been greater concentration of mortgage debt in the provinces with the strongest housing booms.

Additionally, the authors find that roughly 1-in-5 of mortgage indebted households have less than $5,000 in financial assets to draw upon in response to a loss of income or to higher debt service costs. 1-in-10 mortgage-indebted households have less than $1,500 in financial assets to address any shock. This represents an inadequate financial buffer, as average mortgage payments are more than $1,000 a month, before taxes and operating costs.
The federal government may want to consider further policy actions to lean against the shift towards significantly higher mortgage burdens. However, such policy measures should not be unduly heavy handed and should be targeted to address the distributional nature of the risks.
For example, potential targeted measures would be to tighten underwriting requirements by lifting required credit scores, capping total debt-service ratios at lower levels, lifting qualifying interest rates when doing income testing, or varying the minimum downpayment by the size of mortgage to target higher-priced markets. Such measures would build on the regulatory tightening already done to date without posing a material threat to Canadian real estate markets. https://www.cdhowe.org/sites/default/files/attachments/research_papers/mixed/Commentary_441_0.pdf    Click here for the full report. 

Getting the correct Mortgage Advice; living with your means and eliminating HIGH Interest rate credit card debt all count towards securing your long term comfort.  I recommend a debt check up with http://RenewyourMortgage.ca

Because the best mortgage is NO mortgage at all.

David Pylyp

TXT 647 218 2414 or Email

When the square footage is wrong

Agent takes the square footage of the condo floor plan and rounds up!   Then ROLLS the square footage of the balcony into the square footage of the condo unit.  [balcony is a common element that is exclusive use]  Next year the agent uses that as the Square Footage.   You move in and find the unit SMALLER than advertised.

What are the rules?

5 Things to know about square footage I have received calls from buyers and real estate agents complaining about finding out that their home or condominium had less square footage than was represented on their original MLS® listing.   My immediate thought was "did the home shrink after closing?" In other words, if the square footage was really important to you, why didn't you measure it yourself before you bought the home? Here are 5 lessons to remember about square footage: 1.    When you buy from builder plans, nothing is guaranteed Some builders attach plans with square footage to their agreements, other don't. Even if the plan is attached, The Tarion Warranty Programme permits registered builders to make errors up to 2% and unfortunately, there are no penalties if the error exceeds 2%. While buyers can request a price adjustment if the error exceeds 2%, in my experience, most builders will not agree with this. In addition, there is confusion as to whether the measurements are just for interior living space or whether it goes to the exterior walls, and it may not account for pillars or other obstructions inside the unit. So even if you are relying on builder plans when figuring out the square footage, there may be errors in them. 2.    Buyers may be able to sue if the difference is substantial The case law has gone both ways as to whether a buyer can successfully sue if they find that the seller misrepresented the square footage and the difference was substantial, say over 10%. In some cases the listing brokerage was held responsible for not properly verifying the information. But it is not guaranteed. 3.    Will disclaimer clauses protect sellers and real estate salespeople A disclaimer clause will likely protect a seller from liability, unless they knew the information was false and gave it out anyways. However, a real estate salesperson is required to do their due diligence. That does not mean that you can just copy the square footage from an expired listing. If you do not do any due diligence, you may still have violated the Real Estate Council of Ontario Code of Ethics, even with a disclaimer clause. 4.    If you are acting for the buyer, ask how the seller came up with the square footage While buyer salesperson can normally rely on a listing salesperson to conduct due diligence, it is a good idea to always ask where the number for the square footage came from. Was it on plans, through MPAC or just from a prior MLS® listing when they bought in the first place? In addition, if you see a disclaimer clause, explain this to the buyer and consider having the property measured by the buyer themselves for verification. 5.    If you are not sure, just measure it yourself It is easy to be fooled when it comes to square footage. Professional home stagers are experts at making rooms appear larger than they are by the furniture that is used. If you are acting for a seller, discuss with the seller the advantages of hiring a professional to verify the square footage before putting the home on the market. If you are acting for a buyer, ask them if the square footage is important to them, and if necessary, take the time to do some of the measurements with the buyer to make sure the area is close to what is being represented. By asking the right questions both before listing and during the offer negotiations, there should be no complaints or claims about square footage after closing.If you have any stories to share about the GTA housing market or just need some advice, please contact me at mark@realestatelawyers.ca   Same rules apply when your two car garage has an interior hall closet protruding into the garage space or a staircase and landing added inside the garage to deal with the elevation [height] of the garage that renders your two car into a single car garage. The plan and elevation drawings [and municipal tax department] now indicate you have a two car garage where two cars cannot fit. Good advice from Mark Weisleder

Borrow for the Estate to make needed repairs

We can lend you the money to fix Mom's house BEFORE you sell.

There are resources available, from my team of professions, to make repairs to your parents house; repair and repaint. Drywall if needed. Make cosmetic updates to help sell the property for the highest dollar. This is preferred to selling a property that might be tagged Handy Man Special or Needs some TLC.

We can contract these services directly to completely freshen the paint colours, declutter and empty out the property, dispose and donate unneeded furnishings.

Carpeting can be removed or replaced and updated, changed out for hardwood floors for maximum  impact with first impressions.

All these expenses can be termed into the services provided in addition to listing the home for sale.  Contractors can add their construction liens to the title to secure payment at a future date ie 90- 120 days. 

An outright mortgage can be advanced from a PRIVATE MONEY mortgage lender, as a FIRST Mortgage, against the property should the repairs and updates require something more substantial. Things like wiring updates to eliminate Knob and Tube or Chimney Repairs/ Roofing are worthwhile added values as they assist the future owners with repair they would be making in the future. *BEAR IN MIND that the interest rates will be more like a VISA card, still secured by the property, will require a lawyer to secure the mortgage, plus mortgage brokerage, appraisal and application fees.  Your credit is not an issue as this is against an estate asset.  The Estate Trustee must have the authority to encumber the estate's assets.

With Warranties up to date and Bills of Work done in hand, Buyers can satisfy themselves with the changes they would like to make further.  Properties with updated wiring are easier to insure.

If you need to make repair and update systems give us a call to see if we can help you bring the property to market at a higher net value to you.

David Pylyp

Sales Representative

RE/MAX realty specialists inc., brokerage

 416 233 9000 or direct at 647 218 2414

Real Estate Commissions Revealed

The Big Elephant in the Room about Commissions in Toronto Real Estate.
Everyone wants the lowest commission. We all want to save.

Real Estate Fees are negotiable but there are so many service levels available.

So, What's different?



I provide an unmatched marketing plan and put this in writing.

There is a video library of Testimonials; My Reviews Just click here 

Ask How much the agent will spend on marketing, Printing Brochures and related Marketing Costs;

Video Tours and Hi Res Photo's 

Do they have Visible Online Advertising and use Social Media 

Do they keep up to date with legislation and rapidly changing technology.

REBATES dont matter when 10's of thousands are lost at the negotiation table or the promised buyers never appear.

And Not all real estate agents provide the same service.

I have observed mistakes that cost people money and STUDY how to avoid them. If, I prepare for potential problems and practice those solutions, I will make you money.


Our group has written guidelines on how multiple offers will be handled so that everything is fair, transparent and above board.  You know you have made the right decision.

Real Estate Services are about providing Value and being available. Communication and Trust are critical. When you call, I will answer my own phone. YOU WILL HAVE WEEKLY PROGRESS REPORTS

I KNOW YOU are not just looking for a house; YOU are looking for where you will spend your life.

I would like to meet with you to demonstrate my value; HOW I walk with you through the entire home buying and selling experience. 

I can be reached at 647 218 2414

Self Represented House Purchase

I go to Sobey's and select my grocery purchase.   I fill my cart; wait in the self checkout line, bag my own groceries, pay by card and leave.  Where was my discount?

Who started this SELF REPRESENTED Nonsense... I filled my own shopping cart at STAPLES. Now you do the paperwork but I want CASH BACK?

Try that at your Bank for a mortgage! You're doing your own appraisal? How about the dentist? Your own fillings?  When you are closing a real estate transaction; tell your lawyer you will handling FAXING and Delivering documents yourself to save on courier fees.  No, I don't want anything explained; because "We know it all! We read it online."

The people with the highest interest in the outcome of the checkout process are the very same people that self-checkout puts in charge: me! How could it not work? It's the perfect alignment of self-interest.  Of course you will be fair and want to pay market value.  Its the Perfect Storm

#BREAKING NEWS FLASH
The Seller pays the Buyers Agent for procuring an offer. Thats COMMON LAW. Sellers clear all charges and debts related to the sale of the property. That's COMMON LAW.  If you are trading in real estate and think you are capable of receiving NO service from me, whatsoever, thats fine.  

BUT...

Are you biblical?  You cannot serve two masters  - Matthew 6:24

I have a contractual obligation and agency relationship with a home owner to procure offers for sale on their property.   NOT switch sides and work to get you the best deal.

It costs you [The Buyer] nothing ... To Give me a try. Call me or http://Bit.Ly/GetDave

Search House History for Previous Water Damage

Photo Cred Tom Ryaboi

You thought you took your time and asked all the right questions...  Everything looked so freshly painted and well finished.   It wasn't finished, It was masked and hidden.

We have had two major floods in Toronto in the last few years. Storm Damage has been swift and indiscriminate.

They sweep out the water.   The broadloom has dried and dehumidified for weeks / months.  Now, that house is up for sale.     How will you find out what happened in the past.    I do.

Home Verified Reports are available to real estate agents through Geo Warehouse. This provides a documented 5 year claims history of that property's activity including if its been a GROW HOUSE.

   

HomeVerified Brochure by David Pylyp

The Home Verified Report allows you access to the exclusive database for property insurance claims.  Any claim by any insurer in Canada is recorded here incl; fire, flood, sewer back up, hail etc., going back a five year period.  Grow OPS Records are also included.

This  means that our team is able to provide you more details about the home you are considering as a resale home purchase and give you clarity and confidence to move forward.

Is this the type of information you need?

Lets get started buying your next home.

Who Gets "IT" when you re marry? Toronto Houses

The Situations captioned below are happening every day in Toronto and Etobicoke with families going to war over who inherits the FAMILY HOMESTEAD. Planning and Communication are the key.

For instance, stick with the old standard of a joint tenancy agreement where the surviving spouse gets the house, where does that leave your kids if that’s your second spouse? “In joint tenancy, you own an equal undivided tenancy and the survivor gets the full title,” says Mr. Leclair. “You have to think where this is going.”
For a couple on their second marriage, a better option may be a tenancy-in-common ownership solution where the couple choose the ownership split on a property. Each parent can then have their share of the property go to whoever they want, including children from a previous marriage.
“There is nothing that obligates you to keep a will forever,” says Mr. Leclair, about agreements spouses may make to pass on wealth to children from another marriage. A surviving spouse who got the whole house can update their will later on, he notes. “All of the sudden, the second person’s children are disinherited from their natural father or mother’s assets.” http://business.financialpost.com/2012/10/27/estate-planning-who-gets-the-house/

These situations become very complicated with multiple families having a perspective. The legal fight is never about whether who gets the heirloom or dining room but who received the bicycle or red wagon in 1963.

All of these create life long rifts. Have a family meeting. Ask the kids who gets what; Who wants what.... It will saves thousands in legal fees.

Best advice? Spend the money on a proper will now. I've seen too many that cheap out on a will only to have it rendered invalid by lack of proper signatures, details or remarriage. Govern yourself accordingly has never been more appropriate.

David Pylyp
An Etobicoke Real Estate Agent
Accredited Senior Specialist

VOW Virtual Office Website

Now!  You can view every listing on the Toronto Real Estate Board by Map. 

The listings are arranged in Price Order but you can create individual searches.

Ready to try?

Sit back with your iPad and search for listings in those communities and neighbourhoods where you would like to live.

You can further search the demographics of the neighbourhood with Hood Reports;  http://Bit.Ly/HoodReports

Ready?

Let's Go!

http://homeswesttoronto.tumblr.com/mobile

Yes, Of Course!   You will need to sign in....

Plays well on my laptop and iPad,  Tell me about your experience using the search functions and different browsers

Its never about the money!

Oh please! Its always about the money.


I'm David Pylyp 
A Realtor here in Toronto, Canada.

This year will be my best year in 25 years of real estate.

Here's how I'm going to do it.

I work with mostly higher end clients and luxury homes, located in Etobicoke, that's west Toronto, in the Kingsway, Princess Manor, Bloor west and High Park, Markland Wood and the Humber Bay Shores.  Also, a little bit into Mississauga,

The David Pylyp Team is built on being ethical. We really believe in our clients. They appreciate our Integrity and ethics. When I worked on Bay Street, a wise man told me that there was the ROB principle.  Results or Bullshit. We believe in the no Bullshit rule, as we share information and deliver great service.

In order to put clients interests first,  there needs to be collaboration and trust among agents. We don't do drama which distracts us from the goal of client service. Real Estate agents for some reason are generally thought to be very cut throat. We're trying to create a culture where collaboration among the agents exist.

The information that is Shared becomes very important; 
this creates Good energy and that parlays into referral business and great Word of Mouth Advertising.

I think clients today, are much more sophisticated than they ever were, because of the WEB. They have a much better understanding of all the details of the property, the structure & the overalltransaction. So therefore they are much more sophisticated than they were, even 5 years ago,  Making us, the real estate agent, a specialist at a much higher level. In order for you to have confidence in us, to be able to show you that we are experts at what we do.

The clients trust us to market their house effectively, expose it to as many people as possible, and doing so professionally, ethically and you are actually going to deliver! Do it. Not just lying to them.

I cannot tell you how many clients call and say Well I had the house listed and I was told by my agent that they would do all of these gazzillion things and they did nothing.  Acting on your words is so important. If you are not going to do it...   Don't say it. Its that Simple.

I love using the sites like MLS.ca, now Realtor.ca I specifically like Google, Youtube and Jugnoo. There are other sites also and I find we need every method possible to get the properties out there. 

I find that educating the client is not harmful. Its a question of our expertise and our being able to service the client from offer to purchase, finance, inspections through to completion. Total Transaction management.

Facebook we just use to put up photography, topics of interest and to keep in touch, Pinterest draws viewers to our other web pages.  Twitter is more Engagement and up to the minute events. You cannot be afraid to spend money on marketing, Social Media and Technology.

Time and marketing can give you a very high return on your investment. Thats return on Investment. Not return on EGO. 

Technology has allowed us to be in a lot more places, in less time. If you are not keeping up with technology you are not going to survive in this world.  We need to Go after the business...  

So, you want someone who can handle things for you in a competent fashion.

Do you feel confident I can get you those results?

One of three things are going to happen;

• List the house today
• Decide Not to list with me
• or Maybe I won't take the listing

Call me 416 233 9000 or directly at 647 218 2414

David Pylyp
Accredited Senior Agent
RE/MAX realty specialists inc., brokerage

http://www.DavidPylyp.com
http://www.Facebook.com/dpylyp
http://www.Twitter.com/davidpylyp

http://www.SellinginToronto.ca

https://plus.google.com/u/0/109283965469179719942/about/

Get a Mortgage while on Mat Leave

Looking for a house in Toronto's competitive real estate market does not always time itself perfectly for your life's circumstances. Here is how you can get a Mortgage while on Maternity Leave.





I’m Nathalie Ng. I am the Money Chick- A mortgage agent who is licensed 2 give unbiased Mortgage advice.


I've heard  new-Moms,  now with a bigger family, cannot get a mortgage.


It all depends which lender they approach & whom they are talking to. Not all lenders will approve a mortgage to someone who is on maternity leave.


I know of a lady who is looking to move up to a bigger house, what she can do?


One of my clients  just gave birth to twins. They were looking to buy a property before she got pregnant, but the pregnancy came first. A month after giving birth, they informed me that they now have twins; that they really, had to move from their condo.


So I have good news for women who are on MAT LEAVE; worried that they could not get a mortgage.
We were able to determine their level of income and debts. As a licensed mortgage agent, I was able to identify a lender who would be willing to consider her situation.
Now, many months later, they have moved into a new house where the twins have their own room.


 Its Good to help families in need…. How can Clients Reach you?
They can reach me at 416-629-1818

We can meet for coffee

It is informal; close to your location of choice. An informal, casual and non threatening meeting place.

In this digital day and age, Forms and PDF's we can read are on my iPAD, or on my laptops, Digital Signatures and rocket sticks for instant online access. Will I register you into the Buyers Registration 

System with your Home Selection Criteria?

We will discussing your financial capacity, employment and urgency for being located into the new property. Your credit score, down payment sources and when funds will be available with the offer.

I will need to print for you a sample of available properties for sale that meet your availability and timing. This is then packaged for you into a Buyers Agency folder with; 

• Buyers Agency Acknowledgement
• Buyers Agency Agreement
• Buyers Agreement PLAIN TEXT 
• Buyers Registration
• Cash flow and Expense Sheet 
• Toronto and Ontario Land Transfer Tax and Rebates
• A logical Workflow process

Or we could meet at my Office.

Yes, I keep an office because we still need the PRIVACY.

We need a location where you can look at an offer, read the information, digest the content and context, ponder and consider the negotiation at hand and formulate a decision, WITHOUT ambient noise and over your shoulder Looky Lou's....

Yes even in this day and age with the work from home concept; I still like my office.    Where would you like to meet?

Shopping this summer?  Lets get started...

+David Pylyp

My Dream Place in Toronto

https://twitter.com/DavidPylyp/statuses/204607704197644289

Where would you like to be this summer?

What will you say in 2015?

Could have? Should Have?

Toronto real estate prices for detached properties show no sign of any price abatement.

Will today's prices for a single family detached home be viewed as a bargain in the future?

Can you ever time the market?

Canada Mortgage and Housing issued some insightful graphs.

http://www.scribd.com/doc/87231766/March-Outlook-2012

Have a look and consider the details and source of information.

While condo's are becoming over abundant in the next few years they are holding an average of $425 to 495 per square foot in recently built product.

However the detached single family homes in West Toronto continue to astound us all with their values. $600 to $800 K. Interestingly enough the higher priced homes [1.0MM to 1.750 MM] by value are also selling with confidance.

I came across a few gems this week in upscale Etobicoke neighbourhoods, Reach out and say hello.

The continuing lack of inventory makes selling a home right now, the highest continuing price increases since 1995.

Are you ready to sell? Call me!

Living with MOM

If you are 35 and Your Mom lives with you...

Thats OK . If you are 35 and still live with your Mom... we need to get you out..

There is a difference. Lets Talk!

Lets find that perfect place of your own...

We are all afraid of...

Yes the neighbour from Hell!

Who lives next door; How do they keep their place? How will we get along? This is a fun although sad vignette that I found in MacLeans

The builder tells a different story: “[The client] spent more than he intended; he asked for things that weren’t part of the contract, and he manufactured deficiencies.” The matter went to court, resulting in suits and countersuits; issues remain before the courts, which is why none of the parties agreed to be named. A few months into the fight, witnesses report, the businessman turned into a neighbourhood building-code vigilante, calling in inspectors to check other houses the builder had constructed in the area, even reporting hedges that were mere inches higher than code allowed. “He would get up at 6 a.m. every morning to move his car three houses to block access to a building site,” the builder claims. The businessman counters that the builder blocked his car and spewed obscenities one morning when he was driving his children to school.

When the businessman saw the builder’s name associated with the annual fair for the local school, which his children attended, he threatened to pull his own sponsorship. “He told the principal, ‘I’ll bury you in policy,’ ” says a neighbour. The businessman says he reviewed the school bylaws and noticed the school was in flagrant violation of many of them. One casualty was a lottery for the daycare centre, which was shut down for lack of a proper licence. “They lost 40 per cent of their funding,” says his neighbour. He even tried to ban cotton candy at the fair because it didn’t comply with the school’s healthy-eating policy. “The nitpicking was unbelievable,” says one resident. “He could have cured cancer with the time he put into creating problems in the community.” The businessman’s vigilance “created total paranoia,” says a neighbour, so much so residents were afraid he’d report their annual Canada Day fireworks display, which didn’t have a licence.

http://www2.macleans.ca/2011/01/21/the-next-door-neighbour-from-hell/

You really need to read the rest of the story to find the dedication and effort this neighbour placed in Getting the other Guy!

Do you have a neighbour from hell story?

Tell me about it....

Year end Wrap up Toronto 2009

At this time, we would like to send each and everyone, our very best wishes for abundant health, wealth, and success for 2010. It's hard to believe that another year has come and gone so quickly and now here we are now in facing a brand new decade and a fresh start for 2010. The theme for the overall energy of this year is to be one of self-empowerment.

In case you haven’t seen it Re/Max is predicting a 2 % price increase nationally for 2010 Click Here

The serious lack of homes and condos for sale will continue to stress purchasers and push prices up. I can only offer these suggestions to soften your fears, Lock in the mortgage rate with a lender. We will need to wait or canvass the location you desire, but eventually someone will list a unit or house you want.

The websites and video’s are creating a following of their own; If you know someone local to Etobicoke Mississauga and Oakville that wants to promote THEIR business online I would be pleased to help out. Click Here

Are you dealing with Aging Parent Issues There are resources and Questionnaires available for FAQ’s Click Here

Year End real estate news and wrap up Click here.

In the mean time, obviously I have buyers looking for houses and condos. If you know someone who is considering a sale please pass along my contact information or slip me an email on where I should be knocking and walking.

It’s going to be a very exciting year; Just do it before the HST hits the FAN. Everyone will at that point be paying more for everything.

Unsolicited Real Estate Advice Toronto

of⋅fi⋅cious  [uh-fish-uhs] – adjective

1.	objectionably aggressive in offering one's unrequested and unwanted services, help, or advice; meddlesome: an officious person.

2.	marked by or proceeding from such forwardness: officious interference.

It is Not anyone's business;

• If you spend more than you need to
• If you are unprepared for Land Transfer Taxes
• If your lawyer explains you need an extra $12,000 to close
• If you are uninformed about Development and Levy Charges
• If you are unaware of rebates from First Time Buyer Programs
• If you didn't research the history of a house
• If you selected 5 year fixed funding on a 180 day renovation
• if you neglected to understand that CMHC fee was prepaid and portable
• If you did not look at the recent sales values of a complex
• If you rejected a home inspection on a condo and the ceilings leaked
• If you didn't consider your view could be obliterated by the new building
• If you decide to Buy a Condo next door to the Island Airport Approach Runway
• if you decide to Buy a Suite beside the 60' by 40' LCD Billboard on the 4th floor
• If you want the view overlooking the garbage bins
• If you want to be lied to about the super prices You can get for your place...

Other wise I am pleased to help you. I can point out the lessons that a 20 year career of looking at properties has provided, have someone in your corner, or go it alone. If your home is worth $325K I will tell you. Not brag and embellish that I can get you $399K only to grind you for 6 months of emotional energy to [pretend] tell you that the market does not support your price but if we wait till 2012.... I will also tell you about the fish/tobacco/hockey gym bag smells and the rooms that need paint and broadloom. We will discuss if you want a stager to come in and help you organize and present your home. Do we want a PRE - Inspection report?

Price it on the dollar because Buyers shopping on line are looking at $350 to $400k. Your "clever" retail concept of $349,995, Could have been the best price for a fast sale but no body SAW you because you missed half the Buying eyes.

If you have time for Coffee; I have a magic Tim's Card, but my office has internet access, dual screens and printers for immediate handouts and takeaways. Oh, I also make house calls.

Ask a few people how I did?

What is it that I actually do?

Your comments are always invited. 2010 will be very exciting.

Sellers Market, Buyers Market, Real Estate Market

What does an agent do for you?

When you are buying there are considerations that may be very different from those that are important when you are selling. Has the concept of the "local neighbourhood specialist" changed with the advent of the internet and specialized search engines like Google Yahoo and Bing?
What does an agent do for you?

When you are ready to sell, a Top agent in the Toronto west market will...

1. Provide a Comparative Market Evaluation for your property to determine an appropriate asking price.
   
2. Discuss and explain the Current Market Trends and Conditions that effect your selling price.
   
3. Market your home to the most qualified buyers who will find your listing postedonline with video and dedicated web pages and websites, promoted locally and to millions online at RE/MAX.ca, MLS.ca & REALTOR.com
   
4. Sell your home as quickly as possible for the best available dollars.
   
5. Negotiate offers and guide you through inspections; conditions fullfilment in the contract and there related deadlines, prepare a timetable for closing and net Seller's Worksheet.
   
6. Provide you with written and Video references
   

When you are ready to buy, a Top agent in the Toronto west market will...

1. Help you select a home and community that's just right for you, ensuring a good environment for your family and sound financial investment.
   
2. Determine an appropriate sales offer strategy and present your bid.
   
3. Negotiate the final contract.
   
4. Attend to all inspections and contract conditions.
   
5. Guide you through inspections; conditions that need to be filfilled in the contract and their related deadlines, prepare a timetable for closing and net Buyer's Worksheet; prepare you for
6. Land Transfer Tax, Appraisal and Mortgage costs.
   
7. Ensure you have all available Rebates.
   
8. Provide you a Satisfaction Guarantee
   

Think all Real Estate Agents Are the Same?


10 or 15 years ago when you had something to say you took out an ad in a newspaper and broadcast that message to your target audience. Now with First Time Buyers, Tech Savvy Buyers and even Seniors embracing internet searches, we are able to connect with Buyers who are from different cities, even different countries, that are looking for your specific home. These Buyers are very targeted in their investigation online and look for key areas in the marketplace.

With targeted advertising through various internet portals, numerous real estate directories and websites, your listing will be found by Inquiring Minds that want your property. This will drive pre qualified, financially capable people in for showings rather than the old school method of splaying out some open house signs and praying that they will walk or drive by.

Internet advertising combined with video is an absolute must.

If your agent cannot deliver there things to you.... well, Its like Yellow Page Advertising that was highly effective 10 or 15 years ago, but now when the book is delivered, we don't even unwrap the plastic cover. Would doubling the Yellow Page Advertising help you to be seen?

Decide for yourself.
Ask me over for a conversation at your kitchen table or across the coffee table so that I can explain what I can do for you.
Experience is not Expensive... It is priceless