Finding a Realtor is almost like finding a partner—you may need to go on a few dates before finding the one. 

Like in dating, it’s important to know what you’re looking for in a Realtor. There’s a lot riding on your relationship with this person, you don’t want to invest time and energy in someone you won’t be able to trust. 

Regardless of whether you’re looking to buy or sell a property, finding the right Realtor can make a huge difference on your happiness and your finances. 

What Does a Good Realtor Do?

A Real Estate Salesperson, also known as Real Estate Agent or Realtor is a licensed professional who assist people in the buying and selling of properties.

In British Columbia, these professionals are regulated by the Real Estate Council of B.C., an organization that licenses and trains Realtors. 

There are plenty of licensed professionals in the province, but not all of them are good.

Here are traits that you should look for in a Realtor:

• They are always one step ahead of you. You never have to follow them up for next steps, they are on top of it.
• They listen. They understand what you are looking for and your unique situation and they look for solutions.
• They focus on communication. You are never left wondering what is going on, they keep you up to date, even if the update is that nothing has happened yet since the last update.
• They deliver on their promises. They do what they say they are going to do, when they said their were going to do it.

Picking The Right One

British Columbia’s real estate market is saturated with Realtors.

According to the Real Estate Council of B.C., in 2016 there were 23,366 licensed Realtors in the province. This adds up to nearly 1 Realtor every 200 people.

Why should you care about this?

Because it means that Realtors are in intense competition with each other, making BC a buyer’s market when it comes to hiring Realtors.

This means that you have the upper hand when it comes to choosing a Realtor. Much like if you were hiring any other employee, it’s important that you know exactly who you are hiring.

That’s why, if you want to pick the right Realtor for you, you should do the following things…

Research And Ask For Referrals And References

Make a list of the Realtors you may know, you find and are referred to you.  If you have colleagues or friends who have bought a home recently; ask how they liked working with their Realtor and who they were.  

Ask your BC Notary, lawyer or mortgage broker for a referral for people they have worked with.   They should be able to tell you fairly quickly who they know, like and trust.  

You can also search online to find Realtors in your area. Be aware however that just because someone is good at being found online, doesn’t necessarily mean that they are a good Realtor.   

We know a number of Realtors and would be happy to provide some names to help you find the right fit. Before you start talking to potential Realtors, it’s important that you do some preliminary research.

Search online. A quick Google search will give you the names of Realtors in your neighbourhood. More popular Realtors may even have reviews posted online. Read these reviews and come up with a list of six or seven Realtors in your area that may look promising. 

Talk to you neighbours, friends & colleagues. Once you’ve created a shortlist of potential Realtors, talk to people you know. Ask your neighbours if they have worked with anyone on your list, and see if they have anyone else to recommend. If someone has had anything less than a good experience with a Realtor, immediately cross them off the list.

Reach out to the Realtors. Once you have a set list of potential Realtors, it’s time to contact them. See what kind of vibe you get and ask for references from previous clients. If you get a good vibe, keep them on the list, if you don’t cross them off.

Interview, Interview, Interview

Whether you are selling or buying, it’s important to always interview at least three Realtors.

These interviews may seem intimidating at first, but remember. You are in control. They have to impress you, not the other way around. 

These interviews are important to figure out if the Realtor has the perfect balance between credentials and chemistry.  You also need to absolutely trust your Realtor.

During each interview, make sure you ask yourself if this is a person you like and trust–and don’t forget to ask them the following five questions…

Five Key Questions To Ask A Potential Realtor

1. How well do you know the regional market?

Experts recommend that you stick to Realtors who work within a 15 kilometre radius of the listed home. This ensures that they know the area and the market well.

2. How many listings do you have?

Figuring out how many listings a Realtor has will give you an idea of the kind of attention you’ll get from them. 

A Realtor with too many listings will be stretched too thin. This means that they may not be able to help you when you need. At the same time, too few listings may be a sign that there’s something wrong with that person.

What’s the magical number then?

It’s hard to say, but experts suggest that anywhere between 10 and 15 listings will allow your Realtor to pay attention to you. 

3. Will you handle my listing personally?

There’s nothing wrong with hiring a Realtor that has a lot of listings. In fact, sometimes it’s good to get high-profile Realtors that can help sell a property with their own name.

If that’s the case, it’s often likely that the Realtor will not be handling your listing personally. 

Some people are often caught off guard when they hire a Realtor but instead end up working with a member of their team.  Some Realtor teams have designated individuals for working with buyers and some sellers; you get benefits of the knowledge of the team and individual attention of the team member specializing in what you need.

Make sure you know if the Realtor will be handling your listing personally or relying on team members. 

4. What is your commission?

It’s important that you know exactly how much you’ll be paying a Realtor prior to hiring their services.  Most often in British Columbia, the Seller pays the Realtor’s commission.

Here are a few questions you should definitely ask potential Realtors before you hire them.

• What is their commission structure?
• What are marketing costs?
• Are there extra costs for things like home staging?

Figuring these things out will help add to your understanding of the process and choose the right real estate for you.

5. What’s the strategy?

Good Realtors will have a strategy to help you buy or sell a property before meeting with you. Great Realtors are able to explain this strategy to perfection.

When you’re interviewing potential Realtors, make sure to ask them about strategy, and see what they bring to the table.

In the end, you’ll want to choose someone who is prepared and knows exactly what they need to do to help you; and who you think you can trust.

Constantly review your relationship

Once you’ve selected an Realtor, its extremely important to maintain an ongoing review of your working relationship with them.

Sometimes Realtors put in a lot of work initially, but their efforts peter out over time.

Being open about any problems or issues you are facing is crucial to building a successful working relationship with your Realtor.

By reviewing the relationship, you stop your time and energy being wasted with someone who isn’t right for you, allowing you to find the right Realtor.  If find out you are not happy after working with someone, you can find a new Realtor.

While relationships with Realtors can sour, following the steps outlined above steps and asking the right questions before you settle on an Realtor will give you a better chance to find The One in your first attempt!

If you have any questions, or would like a referral for a Realtor in your market; please email or phone me.

In 2016, 57 percent of first-time home buyers in Canada got their mortgages from a broker.

The staggering figure, which was published in a recent survey by the Canada Mortgage and Housing Corporation, is indicative of a broader trend: more and more Canadians are choosing brokers over banks when it comes to purchasing or refinancing their mortgages.

People are choosing brokers over banks because brokers often can give personalized advice on a mortgage and shop around between lenders to find better deals.

This flexibility can really make life easier and help cut costs, but here’s the catch about brokers: it’s tough to find the right person for the job.

The quality of your broker will help make sure funds are ready when the deal needs to complete and determine your financial situation for the next few years, so if you’re looking to buy a new home it’s important that you find a broker who’s both qualified and trustworthy.

What Does a Good Mortgage Broker Do?

A good broker will help you figure out how much you can truly afford, determine what the best mortgage product is for you, and shop around for options that help you save money.

But their job doesn’t end there.

Your broker should also help you after review your mortgage a few times a year to see how you can pay it off faster, whether it’s still the right product for you, and if it’s still competitive.

Here are a few characteristics of good mortgage brokers:

• They’re always one step ahead of you
• They make your interests theirs
• They have good communication skills
• They deliver on their promises
• They have a positive attitude
• They listen to you and can give good advice based on your desires
• They stay in touch with you after you sign a contract

How to Pick the Right Mortage Broker

Choosing the right mortgage broker is easier using these steps:

Phase 1: Make a  List

Write a list with the names of brokers you may know, you find and are referred to you.  If you have co-workers or friends who have bought a home recently; or renewed their mortgage; ask how they liked working with their broker and who they were.  

Ask your BC Notary, lawyer or Realtor for a referral for people they have worked with and they should be able to tell you fairly quickly who they know, like and trust.  

You can also search online to find mortgage brokers in your area.  We know a number of brokers and would be happy to provide some names of competent professionals to help you find the right fit.

Phase 2: Research

Before you even start talking to potential mortgage brokers, it’s important that you do some preliminary research.  

Search online. A quick Google search will give you the names of mortgage brokers that operate in your area. 

Many of these brokers will have websites and online profiles. High profile ones may even have peer-reviews posted websites like Yelp.

Visit their websites, check them out on LinkedIn, and read reviews. Doing this will give you insight into the the broker’s past work and reputation. 

While you’re at it, do a quick search on the Canadian Association of Accredited Mortgage Professionals’ website. The organization also has an online directory that can help you make sure that the broker is accredited.

Ask around. Once you’ve created a shortlist of potential mortgage brokers based on your research, start asking around for reviews and recommendations.

Talk to friends, colleagues and neighbours, and see if they have worked with anyone on your list, or if they have anyone else to recommend. If someone has had anything less than a good experience with an broker, immediately cross them off the list.

Reach out. Once you have a list of potential mortgage brokers, it’s time to contact them. See what kind of vibe you get and ask if they have references from previous clients. If you get a good vibe, keep them on the list, and coordinate a time to meet them. If you don’t get a good vibe, cross them off immediately.

Phase 3: Interview, Interview, Interview

By the end of the research phase, your list of potential mortgage brokers should have at least three strong candidates. The next step is to meet up with them.

These interviews may seem intimidating at first, but remember: You’re in control. They have to impress you, not the other way around. 

These interviews are important to figure out if the broker has the perfect balance between credentials and chemistry.

During each interview, make sure you ask yourself if this is a person you like and trust–and don’t forget to ask them the following four questions…

Four Key Questions to Ask a Potential Mortgage Broker

1. How long have you been in business?

While experience may not necessarily equate good service, it is important to know how long a mortgage broker has been in business. 

Mortgage brokers with experience will generally have cultivated relationships with more lenders. This means that they will be able to shop around for deals from a wider pool of lenders.

2. How many lenders do you deal with?

Regardless of experience, good brokers deal with many lenders.

High-volume brokers can negotiate better deals, helping you find something that best suits your needs. Low-volume brokers may have less options.

3. What’s the application process like?

Many brokers offer online platforms that help you compare costs and easily apply for loans.

Be sure to ask about average closing times, specific requirements (credit score, down payment, debt-to-income ratio, etc.), and all documents you will need throughout the entire process.  

4. What will my mortgage look like?

Not all mortgages are the same so find the one that works for you.  Make sure to consider things like prepayment privileges, porting, and assuming mortgages as well as whether to go with fixed or variable rates.  Is CMHC Insurance a consideration or can I have my property taxes collected with my mortgage payment?  

Discussing these topics and asking broker’s opinion will help you get to know then; educate you and also show them you know what type of questions to ask regarding your mortgage.

What now?

Now that you know how to choose a mortgage broker, it’s time to go out there and start your search. 

Good luck and have fun!  Let me know if you have any questions or would like a referral.

After the Vancouver City Council passed the controversial Empty Home Tax By-Law, dozens of homeowners and buyers have come to my office asking about the whether it applied to them.

We’ve created this handy infographic that will help explain the Empty Home Tax.

It also details how to overcome the biggest risk to home buyers – getting hit with a $10,000+ tax from before they owned the property.

For a more detailed explanation of the Empty Home Tax, see this post.

If you find this infographic helpful, you can use it on your site. See below for full permission details.

When you have a will you are already the type of person who knows it’s never too early plan for the future.

You know that an accident might happen at any time. You know that unless you’re prepared, your loved ones may be left struggling to deal with your estate.

That’s why you got a will.

However, once a will is created, it’s not necessarily done for good.

Things change.

Your family may have changed. People may have passed away or moved on from your life.

Or your financial situation may have evolved.

We recommend that you review your will every three to five years.  If things in your life have changed, it may be a good time to update your will.

Here are 7 reasons why you should consider updating your will.

1. You’ve Had Children

Becoming a parent is one of the main reasons why people get a will in the first place.

A will can allow you to name a guardian for your children and help you provide for them financially if something happens to you.

If you wrote your will before becoming a parent, or if your family has grown to include more children, you should definitely consider updating your will.

Doing this will ensure that everyone is taken care of and that your estate is divided equally among your children.

2. You’ve Had Grandchildren

The arrival of a new grandchild is rarely met with the thought of immediate succession planning, but it’s important that you update your will whenever this happy event happens.

Many people like help grandchildren with the cost of education or buying a first home. Updating your will allows that each of your family is taken care of when you pass away. 

3. Someone In Your Family Passed Away

When you lose someone, especially an executor or a beneficiary, it’s time to update your will.

If your spouse passes away, you may need to update your will to reflect this. This change will ensure that you control how your estate gets divided among all the other beneficiaries to your will.  You should also review your previous “alternate” plans are now consistent with what you wish to be your primary plan.

4. You’re Separating And/Or Getting A Divorce

Without changing your will, you can subject your family to legal battles with an old spouse who is still your executor or beneficiary. This can make an already difficult time very stressful.

If you are in this situation, update your will immediately.

5. Changes To Your Executor

Wills usually name an executor who is responsible for carrying out the instructions laid out in the will.

This person is in charge of completing an inventory and valuation of all assets and debts. They also gather the names and addresses of all beneficiaries and next-of-kin, and wrap up your personal matters (among many others).

This person plays a central role in ensuring that your wishes are respected once you pass away. It’s important to make sure that they are still up for the task.

There are a number of reasons why you may need to update your will executor, including:

• They have passed away.
• They moved to a different country.
• Your relationship has changed and it’s no longer appropriate.
• Someone else is a better choice.

6. Your Financial Situation Has Changed

Changes in your financial situation are another good reason to update your will.

Regardless of whether these changes are positive or negative, they affect the way in which you want to divide your estate.

Positive changes may motivate you to include more people in your will, while negative changes may push you to prioritize.  

7. A Law Has Changed

Laws change all the time, and they may affect the validity of your will.

For example, a few ago the B.C. legislature amended the B.C. Wills, Estates and Succession Act (WESA), creating major changes in the ways in which wills were drafted and executed.

These changes may render your will invalid or alter the way it is interpreted. If your will is over two years old, you may need to have it updated.

Do You Need to Update Your Will?

If you think that it is time to update your will or want to find out how to proceed, speak to a BC Notary or a lawyer.

As you revise your succession plans, it’s important to get the right help to make sure that your new will meets all legal requirements.

BC Notaries and lawyers can also help you make sure that the will reflects exactly what you want to happen if something happens to you.

Get in touch if you have questions or need help with your will.

Finding the right person to grant power of attorney to isn’t always easy.

This person will manage your financial and legal interests and will hold significant power over your future.

They’ll also be there to take on a lot of responsibilities, and will need to navigate complex bureaucracy to effectively manage your affairs.

That’s why it’s important that you grant power of attorney to someone who you trust deeply. They need the skills and experience represent your interests if you can no longer do so yourself.

While some people choose family members or friends to act as their attorneys, that’s not always the best option.

You might not have anyone you trust or that has the right qualities and skills needed to do the job.

In those cases, choosing a family member or friend to act as an attorney isn’t the best option – the best power of attorney is a neutral third party.

What is exactly is a power of attorney?

A power of attorney document is extremely important.

It allows you to authorize someone else to sign documents and act on your behalf. The power applies to financial or legal issues, and can also be used to buy and sell assets and sign tax returns if you are out of town or incapacitated.

It doesn’t, however, apply to health care decisions (you’ll need a Representation Agreement for that).

The power granted can take one of two forms:

• Specific power of attorney: This type of power of attorney allows you to choose someone to manage your affairs for a specific purpose and time period (to authorize someone to sign documents when selling a specific asset, for instance).
• Enduring general power of attorney: This type of power of attorney allows you to choose an attorney who will take control of all your legal and financial matters if something were to happen to you.

A power of attorney agreement can be cancelled at any time and can be customized to your specific needs and desires.

Why do you need a power of attorney?

A power of attorney guarantees that someone you trust will control your finances if you were to become suddenly incapacitated, or suffer from a disease such as Alzheimer’s.

You should seriously consider granting a power of attorney if you:

• Want to make sure that someone you trust takes care of paying bills and managing your finances if you are incapacitated or out of town.
• Are getting older and want to put a safeguard in place should something unexpected happen.
• Believe that you may need help managing your daily finances now or in the future.
• Are planning to sell a property or asset while living overseas or traveling.
• Are in the early stages of Alzheimer’s, other forms of dementia, or degenerative diseases.

Who can you appoint as your attorney?

The only people who can’t be appointed as your power of attorney are people who you pay to be your caregivers.

Otherwise, anyone over the age of 19 who is able to understand the responsibilities involved can do it.

When acting on your behalf, your attorney must act honestly, in good faith and in your best interest. They must also make sure to keep records of any financial activity done on your behalf.

Because your power of attorney will have significant power, it is important to choose somebody you trust and who is comfortable with financial matters.

That’s why you’ll want to ask yourself the following questions before settling on an attorney:

• Are they knowledgeable about taxes and the responsibilities?
• Are they organized and meet deadlines?
• Will they be willing to devote their time to manage your affairs?
• Can they set their emotions apart and get the job done?
• Do you want to burden them with the responsibility of managing your financial and legal interests?

A lot of people fail to ask these questions and choose their spouse, a family member or a friend to act as their attorney. While on paper this may sound like a good decision, loved ones aren’t always the best choice for power of attorney.

They may not have the experience or expertise required to do the job, or may not be able to handle the many responsibilities that go with being an attorney.

That’s why a trusted professional or company is a great alternative.

Experienced professionals who act in your best interests may be a great option to consider. Since they fully understand the rules and responsibilities of being an attorney, they are your best choice to make sure that all your affairs are handled in a timely and efficient manner.

At David Watts Notary Public, we can act on your behalf as your power of attorney; or find someone who is appropriate for you.

Why You Should Grant Power Of Attorney To A Neutral Third Party

1. They have the right skills

Professionals that have the skills and knowledge to be great attorneys may be notary publics, lawyers, and accountants who work together to make sure all aspects of your affairs are dealt with.

2. They understand their responsibilities

Choosing a loved one as your attorney means burdening them with a number of new responsibilities that they may not understand or want.

Neutral third party attorneys are well aware of their responsibilities and know how to navigate legal and financial bureaucracy.

3. Efficiency

Having the rights skill set and understanding the responsibilities of being an attorney allow professionals to act effectively on your behalf, making sure your legal and financial affairs are dealt with in a timely and cost-effective manner.

4. They’re familiar with your financial situation and obligations

Being familiar with the person’s overall financial picture and obligations make it much easier for a third party attorney to make correct decisions on your behalf.

5. They aren’t clouded by emotions

Making financial decisions is never easy, but it gets even harder when emotions are involved. That’s why choosing a choosing a loved one to be your attorney may actually cause more pain than you intend.

Settling on a professional to act as your attorney will help balance emotions in the way in which your money is administered.

How do I grant power of attorney?

In British Columbia, granting a power of attorney to someone is not a difficult process and information is readily available.

Getting professional help from a BC Notary or lawyer will allow you to get good advice on how to successfully grant a power, and who to grant it to.

Get in touch if you have questions or need help with deciding who should be your Power of Attorney.

Representation Agreements let you decide in advance who can make health decisions for you in the event you can’t make them yourself.

The golden years offer very different opportunities then they have in the past.

Many Boomers live long lives and are very active. And while the spirit may still feel young, the body, unfortunately, doesn’t always get the memo.

As people grow older, the chances of having accidents or suffering serious health issues grow significantly.

According to a report by the Canadian Medical Association, nearly three-quarters of Canadians over 65 have at least one chronic health condition. The report also states that 62% of hospitalizations for Boomers are due to unexpected falls.

As you get older you need to be ready for the very real possibility that something could happen. A situation may arise leaving you incapacitated and unable to make health decisions for yourself. 

What is a Representation Agreement?

A Representation Agreement is a legal document that allows a person (or a group of people) to make personal care and health decisions for someone else.

This allows someone you trust to manage your affairs if you are incapacitated and unable to make your own decisions due to illness, injury, or disability.

If you aren’t sure whether or not you need a Representation Agreement, here’s 3 great reasons…

1. You Choose The Person (Or People) To Represent You

Without a Representation Agreement, a doctor or healthcare provider will choose your Temporary Substitute Decision Maker (TSDM) if you can’t make your own decisions.

This person is selected based on the Health Care Consent Act. Your spouse would be the first choice, followed by one of your children.

Your TSDM is required by law to make decisions based on your best interests. However, this person may not necessarily be the person you want, or may not know what type of care or treatment you would prefer.

A Representation Agreement allows you to choose in advance who you want to represent you. The only people who can’t be appointed as representatives are paid caregivers.

Most people chose a spouse, partner, friend or family member in their representation agreement. 

The representative’s main responsibility is to assist a person to make a decision for themselves. This means that before making any decision, the representative is legally obligated to try to determine your current wishes.

If you are completely incapacitated and your current wishes cannot be determined, then your representative will follow what has been outlined in your Representation Agreement.

As a last resort, the representative will make a decision based on what they think is in your best interest while consistent with your values.

2. You Have Control Of The Important Decisions

A Representation Agreement will allow you to dictate your specific wishes regarding your physical, emotional and personal needs. These include:

• Advocating for you
• Giving or withholding consent for medical treatments
• Where you will live (and with whom)
• Whether to admit or discharge you from a care facility
• Planning of support and services
• Who has visitation rights
• Care staff management
• Spiritual matters
• Whether you want to refuse CPR or have a Do Not Resuscitate (DNR)
• End of life decision making
• Diet and grooming
• Care of pets
• Participation in activities and exercise

Without a Representation Agreement, your TSDM is unable to make any of these decisions on your behalf. Their power is limited to immediate minor and major healthcare decisions such as surgeries and routine treatments.

With a Representation Agreement, you have the peace of mind that your wishes and beliefs will be carried out if you are incapacitated.

3. It’s Less Stress For Loved Ones

When someone you love experiences a serious health issue it’s stressful, and depending on the severity, often heartbreaking. The last thing anyone needs is additional stress during this time.

The benefit in organizing a Representation Agreement in advance is that you have made a plan, selected the right person (or people) for the task and discussed it with them prior to the document being signed.

In the unfortunate event that something does happen that requires the Representation Agreement to take effect, your loved ones are adequately prepared.

Types of Representation Agreements

There are two types of Representation Agreements:

Standard Powers (Section 7)

A Section 7 Representation Agreement allows a chosen representative to take control over minor and major health care, personal care, legal affairs and routine financial affairs.

Someone can sign this type of Representation Agreement even if they cannot manage their own affairs or make decisions independently, which is why it’s purposefully limited.

It does not hand over responsibility for larger decisions regarding finance and end of life options.

A Section 7 Agreement requires a lesser degree of mental capacity when signing and may be appropriate for people with diminished capacity who need day to day help.

Enhanced Powers (Section 9)

Section 9 Representation Agreements are much broader in scope and are signed before there is any question regarding a person’s mental capability or competency.

These agreements are comprehensive and grant representative powers regarding all health matters, including end of life decision making.

Next Steps

The important things to consider in moving forward are who you would want to name as your decision maker(s).  You may name an alternate should the person you choose be unable to act when called upon.  Your Notary can help guide you, discuss the process and answer questions when we meet.

To find out more including information about our process and receiving a quote for us to provide this service; please call or email us.  We are happy to assist you directly or to provide a referral for a notary or lawyer in your area.

Buying your first house is an exciting (and sometimes nerve-wracking) time.

When you’ve never purchased property before, you might be surprised when you find out about some of the costs associated with closing a deal.

Budgeting for these costs is important because you’ll be required to show proof you have the funds to cover your downpayment and closing costs to secure your mortgage.

This guide will help save you from being surprised by unexpected closing costs.

1. Mortgage Costs

Mortgage Application Fee

If you’re applying for a mortgage, your bank or lender may also charge a mortgage application fee, though usually only with private rather than institutional lenders.  Keep this in mind when you are shopping around for mortgages.

BC HOME Partnership Program

When you are borrowing a portion of your down payment through the BC Home Owner Mortgage and Equity (HOME) Partnership Program, there will be additional fees of $560  for their lawyer fees to complete the loan.

Thankfully this isn’t something that you have to pay upfront, it is added to your loan.

Mortgage Default Insurance

If you’re taking out a mortgage for over 80% of the appraised value of the house, you will also have to take out a mortgage default insurance. Here is a link to the premium calculator for Canada Mortgage Housing Corporation (CMHC).

This ensures that the bank will not lose any money if you cannot make your mortgage payments and the value of your home is not sufficient to repay your debt.

Appraisal Fee

If the bank requires an appraisal of the home before approving your loan, you will probably have to pay the appraiser’s fee.

Survey Fee

Property boundaries and compliance cannot usually be determined without an up to date Survey Certificate.  A survey is prepared by a Land Surveyor and the cost varies depending on the region.  Your bank may also require that you present a survey certificate that shows exactly where the boundaries of the property are and where the buildings fall within them.

If the previous owners can’t provide this certificate, you’ll have to pay for the surveyor’s fee.

Title Insurance

Many lenders require title insurance before they will advance mortgage funds.

Title Insurance may insure the Lender and the Owner in the event of defects in title that are not readily apparent.  If you wish to have further information on Title Insurance, please contact my office and I will give you the information to contact a title insurance provider so that you may discuss the limits of coverage with them.

2. Government Taxes

Property Transfer Tax

In B.C., the provincial government collects a property transfer tax that must be paid before any home can be legally transferred to a new owner.

The Property Transfer Tax (PTT) is a tax of 1% on the first $200,000, 2% on the value up to $2,000,000 and 3% of the remaining value of the purchase price.

Some buyers (including qualified first-time buyers) may be exempt from this tax.

Property Tax and Municipal Utilities

This cost catches many people by surprise.

If the current owners have already paid the city in full for the house’s yearly property tax (and utilities if billed separately), then you will have to reimburse them for your share of the year’s taxes.

GST

If the home you are purchasing is newly constructed or substantially renovated, you may have to pay 5% of the purchasing price on GST. However, there are some rebates available, depending on the value of the home.

Foreign Buyer’s Property Tax

In B.C., the government has introduced an additional 15% property transfer tax on foreign nationals, corporations, and trusts that are buying in Metro Vancouver.

The tax does not apply to Canadian citizens or permanent residents or foreigners living in Canada on a work permit.

3. Other Fees

Home Inspection Fees

While it’s not necessary to have a home inspection, it’s a good investment to make sure you don’t unknowingly become responsible for any major defects of the property.

Legal Closing Fees

During the purchase process, you will need to hire notary public or a lawyer that will review the contract and title; prepare documentation necessary for the transaction, handle the exchange of funds and register the application to transfer ownership of the property as well as secure the new mortgage. They will charge a fee for their services and disbursements for due diligence requirements.  Fees vary from office to office, but are fairly consistent as there is competition is providing this service.  You will hear the term “Conveyance” or “Conveyancing” which refers to this process and loosely means to convey legal title of the property from Seller to Buyer.

Land Title Registration Fee

Whenever a title is registered with B.C. Land and Survey, a small fee must be paid. Normally (but not always) this fee is paid for by the lawyer or notary public and included as a disbursement on their accounts.

Utility Bills

You may be required to reimburse the seller for any utilities (water, sewerage, garbage, recycling, drainage) paid to the city in advance.

Strata Fees

Check with the Strata to find out when your fees are due as you may have to pay them soon after you move in.

General moving costs and “Move In” Fees.

Moving house costs money. Whether you hire a moving company, or hire a truck and move yourself, you are going to have out of pocket expenses.  Many Condominiums in Vancouver also have “Move In” fees.  Your notary or lawyer will generally pay these on your behalf.

You may also be required to pay for connecting your new utilities in your new home.

Got more questions?

If you have any questions regarding closing costs or need assistance with your Real Estate transfer, we can help.

Contact our office for further information, for a quote on your transaction and to make an appointment for your real estate closing.

As a parent, one of the most enriching gifts you can give your kids is the gift of travel.

Travel is a fun and exciting time for children. Visiting new places and seeing different cultures opens their eyes to experience the world in a new way. 

Studies have shown that travelling provides social and neurological benefits for children, and teaches them positive life lessons that can stay with them for the rest of their lives. 

But before you pack their bags and take them to the airport, you might need to take care of a little extra paperwork.

Unless a child travels with both parents, a travel consent letter ensures your child will get to their destination and back without delays from authorities.

What Is A Travel Consent Letter?

Travel consent letters are documents designed to protect children from abduction and trafficking.

They demonstrate that children who travel alone, with only one parent/guardian, with friends, relatives, or groups (e.g. sports, school, musical, religious) have been given permission to travel by all of their parents (or guardians).

While Canada does not legally require that children carry a travel consent letter when travelling, it’s an asset, especially on international trips where it may be requested by:

• Immigration authorities when entering or leaving a foreign country.
• Airline agents.
• Canadian officials when re-entering Canada.

Failure to produce a letter upon request may result in delays or refusal to enter or exit a country.

When Do You Need A Travel Consent Letter?

Travel consent letters aren’t only for minors travelling alone or with people other than their parents. If a child is travelling with only one of their parents, they should have a travel consent letter.

At any given time, Canada deals with an estimated 300 cases of parental abductions. The letter proves the legitimacy of the travel and protects the travelling parent from further investigation.

When the child is travelling with both birth parents, a travel consent letter is not necessarily needed. One should be carried following circumstances:

• They are travelling with only one parent as that parent is single, separated or divorced.
• They are travelling with parents who have different last names.
• The parents are travelling together but will travel separately with the child for a portion of the trip.
• The children are travelling alone or with a school, tour groups, sports team or social group.
• The children are travelling with grandparents, other family members or friends who are accompanying children without their parents present.

What Ages Require A Travel Consent Letter?

The age requirement for a travel consent letter depends on your country of destination. 

In most cases, anyone considered a minor may need a travel consent letter to enter or exit a country on their own, or with only one parent/guardian.

In some cases, that may mean anyone under the age of 21, 19 or 18. 

What Destinations Require A Travel Consent Letter?

While it is common for Canadian authorities to ask for a travel consent letter to begin travel, some countries may also require one to enter or leave. Some countries are stricter than others when dealing with letters of consent.

Countries requiring travel consent letter include (but are not limited to):

• Australia
• Costa Rica
• Germany
• Italy
• Malta
• Mexico
• Netherlands
• South Africa
• Spain
• Poland
• Portugal
• USA

It’s also smart to have your travel consent letter notarized as some countries require it.

Always check with the consulate of the countries you are visiting before your child begins their journey.

What To Include On A Travel Consent Letter

According to the Government of Canada, a travel consent letter should include the following information:

• Names of the children with their passport number, country of issue, place and date of birth, birth certificate number and country of birth.  
• Full names and contact information for each parent.
• Name, passport number and relationship to the child of the adult responsible for travelling with the child.
• Travel dates and details of the trip including contact information for where the child will be staying.
• Signatures of the parent(s) providing consent signed in the presence of a notary public.

In general, travel consent letter are only valid for the trip in which they are used; however, they may be tailored if you take frequent short tips across the border and would still indicate a travel period, such as being valid for 1 year.  

Most times a child travels without both of their parents, they will need a new travel consent letter.

Additional Travel Documentation May Be Required

It’s always important to check regulations with the consulates of countries you are visiting, as there may be stricter travel requirements.

For example, depending on the parental situation, the following documents may be required:

• The long form birth certificates showing both parent’s full names.
• A death certificate in the case where one parent is deceased.
• The court order in the case where one parent has been denied access rights.
• A court order stating the accompanying person is the child’s guardian or custodian.
• An original travel consent letter translated into the language of the country being visited.

Travelling With Children Checklist

1. Determine who your children are travelling with

If it’s both their parents (or guardians) on every leg of the journey, bring birth certificates to show you are both their parents. Otherwise…

2. Contact the Consultant of the countries being visited

Find out the different types of travel documents you may be required to provide.

3. Make sure everyone travelling have their passports and appropriate visas

For peace of mind, passports should have an expiry date over 6 months away. Take photocopies that are stored in separate luggage in case they are lost or stolen.

4. Have both parents complete travel consent letters

You can download templates here:

• One parent giving consent
• Both parents giving consent

5. For travel with adults other than the parent, consider a representation agreement

Representation agreements allow the adult to make emergency health decisions for your child on your behalf.

6. Contact Us

Most countries require the travel consent letter (and representation agreements) to be notarized.  BC Notaries can help you to draft and/or sign your travel consent letter.  Phone or email and we can provide a template, draft a letter and/or schedule your signing appointment.

Now that the important paperwork is taken care of, your kids can have a great trip!

BC Notary Magazine “The Scrivener” – this issue all about Condos and Strata Rules – Great Resource!

My article is on page 40 http://www.notaries.bc.ca/resources/showContent.rails?resourceItemId=521

As a BC Notary office – we perform Real Estate Transfers, prepare Wills and Power of Attorney planning documents and provide general notary services. (including documents for the US and International purposes)

It’s that time of year again.  For the 7^th time in the last 7 years; we have been voted by readers of the Georgia Straight as the Best in Vancouver – Winner – in the category of Lawyer or Notary to Use when Buying or Selling Real Estate.  Thank you to all who voted.  An even bigger thank you to Natashia, Adrienne and Simer in my office for your excellent work!!!  You each helped to make this possible.

July 2013 Housing Market Update video podcast with British Columbia Real Estate Association’s Chief Economist: Cameron Muir

Here’s a quick video that describes what we are talking about when we refer to Estate and Personal Planning documents: