I KNOW IT.  I LIVE IT.  I SELL IT. 

97% OF MY BUYERS PURCHASE FOR UNDER LIST PRICE. 

THE ART OF LISTENING, MY STANDARD OF EXCELLENCE

 

AGENCY RELATIONSHIP

When working with a REALTOR, it is important to understand who the REALTOR works for, and to whom is the REALTOR legally obligated. The Canadian Real Estate Association (CREA) requires REALTORS to disclose Agency Relationship to a potential client at the earliest time possible.

Buyer’s Relationship to Realtors

A Buyer has a choice of two relationships with a REALTOR.


As a Client, a real estate company acting as a “Buyer’s Agent” must do what is best for the buyer. A written contract, called a Buyer Agency Agreement, establishes buyer agency. It also explains services the company will provide, establishes a fee arrangement for the REALTOR’s services and specifies what obligations a buyer may have. Under such agency, a buyer will be obliged to work with that company for a period of time. In return, confidence a buyer shares with that company will be kept confidential. The REALTOR is also required to offer professional advice, negotiate the best price for the buyer and provide the buyer with as much information required to make the right decision.

As a Customer the buyer can expect to be treated fairly and honestly. It is important for the buyer to realize that under such a relationship the REALTOR is technically a sub-agent of the seller so that duties are owed to that seller. However, the buyer can expect the REALTOR to disclose all pertinent information about a property, not to misrepresent any facts, and to honestly answer all questions about the property. Under such relationship with the buyer, the REALTOR must not imply that they shall negotiate a price for the buyer as that would be a direct conflict with the REALTOR’s sub-agency relationship with the seller and a violation of our rules and regulations.

Dual Agent

Occasionally a real estate company will be the agent for both the buyer and the seller. The buyer and seller must consent to this arrangement in their listing and buyer agency agreements. Under this “dual agency” arrangement, the company must do what is best for both the buyer and seller.

Since the company’s loyalty is divided between the buyer and seller who have conflicting interest, it is absolutely essential that a dual agency relationship be established in a written agency agreement. This agreement specifically describes the rights and duties of everyone involved and any limitations to those rights and duties.

HOME INSPECTIONS

Buying a home is one of the most important investment decisions you will make in your lifetime. As such, it makes sound financial sense to enlist the services of a qualified home inspection company to ensure your home is as solid and secure on the inside as it is on the outside.

A home inspection will determine the structural and mechanical soundness of your home. Your home inspector will identify existing and potential problem areas, suggest practical low-cost solutions, and provide estimates regarding costs for any work required. Shortly after the inspection has taken place, a report summarizing the findings is generally provided to the potential purchaser.

By commissioning a home inspection prior to purchase, you're protecting both yourself and your investment, as well as buying a little peace-of-mind.

Home inspection costs often range according to size, age, and location of the home. Your sales representative can recommend a reputable home inspection service or arrange for a home inspector to visit your property.

LAND TRANSFER TAX

The following numbers are for a reference guide only. Your individual land transfer tax calculation should be calculated and verified by your solicitor.

Purchase Price Tax Applied Purchase Price Tax Applied
$55,000
$275
$550,000
$7,475
$75,000
$475
$600,000
$8,475
$100,000
$725
$650,000
$9,475
$125,000
$975
$700,000
$10,475
$150,000
$1,225
$750,000
$11,475
$175,000
$1,475
$800,000
$12,475
$200,000
$1,725
$850,000
$13,475
$225,000
$1,975
$900,000
$14,475
$250,000
$2,225
$950,000
$15,475
$275,000
$2,600
$1,000,000
$16,475
$300,000
$2,975
$1,100,000
$18,475
$325,000
$3,350
$1,200,000
$20,475
$350,000
$3,725
$1,300,000
$22,475
$375,000
$4,100
$1,400,000
$24,475
$400,000
$4,475
$1,500,000
$26,475
$425,000
$4,975
$1,750,000
$31,475
$450,000
$5,475
$2,000,000
$36,475
$475,000
$5,975
$2,500,000
$46,475
$500,000
$6,475
$3,000,000
$56,475

The formula for calculating the total land transfer tax is as follows:
0.5% on the first $55,000
Plus 1% of the amount from $55,001 to $250,000
Plus 1.5% of the amount in excess of $250,001 to $400,000
Plus 2% of the amount in excess of $400,001

MOVING COSTS

Purchasing a home involves one-time costs and monthly expenses.

The largest one-time cost is the down payment.  It usually represents between 5-25% of the total price of the property.

In addition to the actual purchase price, there are a number of other expenses that you might be expected to pay for.  These are listed below:

Legal Fees

Can be as much as 1/2 to 1% of the sale price of the property. Shop around if you do not have a lawyer who specializes in Real Estate.

Disbursements

Includes obtaining City Tax Certificate, City Zoning Reports, City Engineering Report, Sheriff's Certificate, Registry Office searches, registering deed, registering mortgage, copies, postage, long distance calls, etc.

Land Transfer Tax

See chart above.

Survey

If no recent survey is available, a new one will cost about $700 - $1000. Fees for larger and recreational properties will vary and could exceed average prices. Individual quotes will be required on these.

Adjustments

This could be monies owing or owed for things such as pre-payment of taxes, hydro, gas, fuel oil, etc.

Home Inspection

If you elect to have one, it will cost between $250 and $400.

Arranging the Mortgage

Usually an appraisal fee of about $200 plus an administration fee of about $200 - $300. An up-to-date survey may also be necessary.

The Move

Can vary greatly depending on the method you use (i.e. renting your own truck, packing yourself, having professional movers do the whole move, etc).

Typical monthly costs incurred with home ownership are mortgage payments, maintenance, insurance, condo fees, property taxes and utilities.

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