Real Estate

Ensure a smooth transaction with our help.

Important information for our Sale Clients:

• Send us a copy of your contract.
• Send us your strata contact information, if applicable.
• Read the retainer letter we send to you.
• Complete and return your client intake form ASAP.
• Please let us know of any unique adjustments, including: tenants, damage deposits, pet deposits, tenancy agreements and current rents, pre-paid taxes, water or utilities, self-managed stratas, etc.
• Mortgage payout statements are often provided to us only 1-2 days before closing. We will forward these to you as these usually identify reimbursement for pre-paid taxes and any penalties, if applicable.

Congratulations, you have signed a contract to purchase a new home. With our help, make sure the next steps of paperwork are correct.

Important information for our Purchase Clients:

• Send us a copy of your contract.
• Send us any strata documents, if applicable.
• Send us your bank representative or mortgage broker’s phone number and email.
• Read the retainer letter we send to you.
• Complete your client intake form ASAP.
• Sign your mortgage documents ASAP (do not leave this to the last minute as we only receive information after you have signed). A delay in signing can cause a delay for us.
• Organize and pay your home insurance.
• If a strata, obtain contents and improvements insurance. 
• Client funds:
  • When we email your signing documents, you will know how much is due. **If you are ordering funds and you need to know the amount required earlier, please advise us ASAP**
  • Bank drafts are due to the Notary office 7 business days before closing date.
  • Please ensure you order a bank draft with sufficient time for delivery, particularly if you use an online bank (Tangerine, Simplii) or must cash in investments.
• Real estate files take up to another 2 months to complete to allow for things like mortgage discharges. When everything is done, we send a final state of title certificate.

Let us help you navigate selling and purchasing a home at the same time.

Important information for our Purchasing and Selling Clients:

• See above tabs for Purchase information and Sale information.
• Let us know if you are getting a bridge loan.
• Let us know your dates for each the purchase and the sale as soon as possible.
• More coordination is needed between the two files, and it is really important we understand key information as soon as possible to coordinate funds to meet the needs of the purchase, especially if they are coming from the proceeds of the sale of a home.
• We do not recommend having the same-day closing for a purchase and a sale. However, we do see many contracts that still do this. If you have not yet made an offer, please talk to us to discuss your options available around dates to make both the purchase and sale smoother and to eliminate potential issues. Especially with COVID and the increased use of wiring funds, time is a critical factor.

Is it time to mortgage or refinance your home? We can help.

Important Information for our Mortgage Clients:

• Let us know ASAP of a mortgage and dates – it is helpful to know if these dates are firm or flexible.
• Let us know ASAP if there is a person being added as an owner to the property, or if the mortgage is related to a purchase.
• Send us your bank representative or mortgage broker’s phone number and email.
• Send us your insurance broker contact information.
• Provide us contact information for your strata management, if applicable.
• Read the retainer letter we send to you.
• Complete and return your client intake form ASAP.
• Sign your mortgage documents ASAP (do not leave this to the last minute as we only receive information after you have signed). A delay in signing can cause a delay for us.
• We will request payout statements for existing mortgages and if it is a line of credit, the account will be frozen when the lender processes the statement.
• Lenders often require additional payouts or closing of accounts (i.e. credit card(s), personal lines of credit, student loans, car loans, etc.) – be prepared to provide details about these.
• You may be required to provide verbal or written authority to your lender for us to receive a mortgage payout statement.
• A spouse who is not an owner of the property getting the mortgage will be required to obtain Independent Legal Advice regarding this mortgage loan.
• Mortgage files can take up to another 2 months to complete to allow for mortgage discharges. When everything is done, we send a final state of title certificate.

Not all property transfers are the same. Trust us with your unique transfer.

Important information for our Property Transfer Clients:

Contact us immediately to set up a consult, as not all property transfers are the same. The nature of the property transfer is important for us to know as each type of transfer requires different information and work. It may be more complex than you realize.
 

Types of Property Transfers

• Right of Survivorship – when a person dies and property is owned jointly, then a death certificate is required to begin the process of removing a person’s name off the ownership of the property.
• Adding a person or family member as a legal owner.
• Removing a person or family member as a legal owner.
• New mortgage or refinancing.
• Transferring property into Executor’s name once probate is granted.

Information We Need to Know

• Reason for the transfer.
• If you are adding or removing a person from title ownership and there is an existing mortgage, check with your lender as you will need permission from the lender before you can proceed with the transfer.
• Property details – address, size of property, current owner, current mortgage (if any).
• People details – relationship of parties, personal information such as: address, SIN Number, date of birth, contact information.
• Provide us with an assessment or tax notice.
• Provide us with any timelines or urgency to complete the transfer.
• Complete and return client intake form ASAP.
• Read the retainer letter we send to you.

Let us help by drafting a Contract for you.

Important information for our Real Estate Contract clients:

Often people come to us to create private contracts because they are buying from a parent, or a landlord is selling to a tenant. If you want to purchase or sell a property privately and avoid real estate fees, private contracts can be done. We do not take the place of a realtor – our role is strictly related to receiving instructions about what you want in the contract and putting that contract in a form that can be presented for signing by the other side.

Contact us immediately to set up a consult, as not all property is the same. The nature of your role in the contract (buyer or seller) is important for us to know as each role requires different considerations, information, and work.

**Please note, we do not offer services in negotiations, viewing properties, recommending or suggesting a price for the transaction, recommending terms, or taxation advice.**

We are registered with BGRS.

Important information for our Military and RCMP Clients:

• We are registered with BGRS – Brookfield Global Relocation Services to provide real estate services.
• Identify yourself to us as a BGRS client and provide us with your BGRS Number.
• Identify with us dates and availability for signing ASAP.
• See correlating above tab if you are purchasing.
• See correlating above tab if you are selling.
• See correlating above tab if you are both purchasing and selling.

Mobile homes have many unique features in the purchase or sale process.

Important information for our Mobile Homes Clients who are purchasing:

• Let us know if the mobile home is on First Nations land.
• Send us your park management documents and contact information ASAP.
• Provide us with property details – where the mobile home is located, etc.
• Let us know if the mobile home is: trailer, single wide, double wide, manufactured, or modular.
• Complete and return your client intake form ASAP.
• Read the retainer letter we send to you.
• Are you paying for the green grass around you or is there a monthly PAD rental fee?
• Provide us with a copy of the Silver Label issued by Technical Safety of BC. Confirm the Silver Label applies to any renovations or added on sections.
• Provide us with a copy of electrical, gas, and plumbing certificates (if applicable).
• Confirm with us the name of your lender. In our area, there are only about 4 banks/credit unions that are well experienced in mobile home loans. If you are not aware of this and commit to a different lender, it might present some challenges to finalize the loan.
• Let us know your rental fees and if water, utilities, etc. are included or separate from these fees.
• Sign your mortgage loan documents ASAP (do not leave this to the last minute as we only receive information after you have signed). A delay in signing can cause a delay for us to sign final real estate documents with you.
• Send us your bank representative or mortgage broker’s phone number and email.

Important information for our Mobile Homes Clients who are selling:

• Let us know if the mobile home is on First Nations land.
• Provide us with property details – where the mobile home is located, etc.
• Complete and return your client intake form ASAP.
• Read the retainer letter we send to you.
• Send us your bank mortgage loan statement which shows your account number and bank address.
• Please let us know of any unique adjustments, such as: tenants, or water or utilities.

We know how to handle subject conditions.

Many contracts have subject conditions related to a legal review that must be done within a specific time.

Contact us if you would like us to review any of the following:

• Contract
• Title
• Strata Documentation