Posts Tagged ‘spruce grove real estate’

No Permits or RPR? How to Sell Your Spruce Grove Home When Something’s Missing

Friday, October 10th, 2014

No Permits or RPR?  How to Sell Your Spruce Grove Home When Something’s Missing | Spruce Grove Stony Plain Parkland County Real Estate | Barry TwynamSelling your home in Spruce Grove, Stony Plain, Parkland County, the Edmonton area or elsewhere is stressful enough, but what happens if you’re missing some critical documentation about the property?

“What documents should I have for my property?”

• If you own your home with or without a mortgage, you’ll have a Title Certificate showing this information. Service Alberta is the source for information about land titles in Alberta. Your REALTOR® will order your property title certificate as part of the process to list your property for sale.
• Most municipalities require building and development permits for a wide variety of activities on a piece of property. Please read my post entitled “Just Because You Own Your Spruce Grove House Doesn’t Mean You Can Do Whatever You Want!” for information about permits in the City of Spruce Grove.
• Another document you’ll need is a Real Property Report, or RPR, which is basically a survey of your property showing the property boundaries and the location of all the structures built upon it. Purchase Contracts in Alberta have a clause requiring a seller to provide a current Real Property Report showing the current state of improvements with evidence of compliance or non-compliance with municipal guidelines. Please read the City of Spruce Grove’s webpage on Compliance Requests.  Here you’ll find the procedure for applying for a new Real Property Report, followed by seeking compliance from the City.

“I’m planning to sell my home and I know I don’t have permits for my basement development, my garden shed or hot tub. Why would this be a problem?”

From a buyer’s perspective, missing permits might indicate something defective about the property. This could mean your property takes longer to sell and for a lower price. Even worse is that the City could force homeowners who are missing permits to tear out the development and start over with the proper permits in place. (This rarely happens, unless the situation is a clear public safety issue or an overt violation of city bylaws impacting properties beyond yours.)

If you know you’re missing permits, it might be in your best interest to contact the City and apply for new permits before you apply for a new Real Property Report. That way, you’re much more likely to receive full compliance from the City. Full compliance means that everything on your property meets current standards – and potential buyers may be more willing to offer the best price.

***HOWEVERThere may be times when applying for missing permits is not a good idea!*** Let’s say you own an older home in Spruce Grove. You had your basement professionally developed 25 years ago and you’re pretty sure no permits were issued. If you were to apply for permits now, the building inspectors might need to tear into your walls to see that the gas, electrical and plumbing installations were done correctly. If that isn’t bad enough, the work must conform to today’s building and safety codes, not those of 25 years ago, in order for it to pass inspection.

Applying for a new RPR and then getting a letter from the City indicating some issues of non-conformance to current standards do not necessarily mean a big problem. Most of the time those issues won’t require you to take any action unless you decide to upgrade. For example, it may be that your deck is too close to the property line. You will likely be allowed to live with this situation until or unless you (or subsequent owners) decide to rebuild or modify the deck. Any renovations will have to comply with current standards. (A more serious situation occurs when the letter states that deficiencies must be corrected within a certain time frame, meaning expense and inconvenience for you as the owner.) The real problem for sellers is that many buyers see non-conformance as a red flag.

“Okay, this isn’t looking good! Am I going to be unable to sell my property?”

Luckily, not having the proper permits or compliance doesn’t mean you won’t be able to sell your home; it just means greater cooperation may be needed among all parties involved in the sale, and your REALTOR® can help with that!

  • No permits?

Consider the situation. Would new permits be an easy fix, or would this mean greater disruption, hassle, time and expense than anyone cares to deal with? It might be best to admit the error to potential buyers and request that they accept an existing RPR with compliance (or non-compliance). In addition, you would offer to fund Title Insurance for the buyers. (Please see my blog article entitled “RPR or Title Insurance?”)  Be aware that it may be difficult to get some buyers to agree to this arrangement, and that may mean a longer wait to find buyers for your property. Your REALTOR® can advise you.

  • No up-to-date RPR?

Again, get advice from your REALTOR®. The best action may be to follow the procedures as per the City’s webpage on Compliance Requests: order and pay for a new RPR. Or, your REALTOR® may suggest other options, especially if you know your property will not conform to the standards. (For example, you could offer to supply an old survey of the property together with Title Insurance).

  • Received a letter from the City of Spruce Grove indicating some level of non-conformance?

• If the letter says things must be fixed, fix them!
• If the letter simply points out the issues but doesn’t require repairs, you might want to correct them anyway, if the problems are easy fixes, because your house is likely to be an easier sell, and at a better price.
• “Non-conforming” items on your property that aren’t easy fixes? One solution to the problem of lack of compliance that your REALTOR® might be able to provide is to “write around” an issue. For example, if a garden shed is too close to the edge of the property and it would be more trouble than it’s worth to move it (and the City has indicated the non-conformance can stay as is), a clause can be inserted into the Purchase Contract stating that the buyer agrees to accept the shed in its current location. Your REALTOR® may also recommend that you offer to fund Title Insurance for the buyer.

Of course, these solutions require potential buyers to agree to a situation that may be less than ideal or optimal, but at least you won’t be stuck unable to sell your property.

Questions about RPRs, compliance, title insurance, or building permits? Call or text me at 780-910-9669, email me at barry@barryt.ca, or contact me here.

Housing Market Boom or Bust in Alberta?

Thursday, April 4th, 2013

 | Spruce Grove Stony Plain Parkland County Real Estate | Barry TwynamHousing Market Boom or Bust in Alberta?My clients in the Spruce Grove, Stony Plain, Parkland County and Edmonton area often ask me if “now” is a good time to buy a new home.  My answer to that question usually involves telling them that the best time to buy is when they feel ready to do so, no matter what the market is doing.  That may sound like a weasel answer but I believe people’s own finances and their needs and wants in housing are better for decision-making than any attempts to time or predict the market.

But “now” is an interesting time to be dealing in real estate in Alberta.  You’ve probably seen the gloomy news reports that the Canadian housing market is due for a major correction with house prices set to fall by about 20%.  That is not the case here!

In a recent article in the Edmonton Journal entitled “Alberta’s housing market still hot, whatever the media say”, Gary Lamphier reports on a conversation with Don Campbell, senior analyst and founding partner with the Real Estate Investment Network (REIN).  Mr. Campbell advises would-be sellers and buyers to “chill out”, suggesting that there is no such thing as a Canadian real estate market, but rather that each locality has its own unique market and conditions.  He goes even further when commenting about the Alberta market, saying that economic and demographic factors here are ripe for another housing boom, not bust.  He notes Alberta’s population continues to grow as workers come into the province while apartment vacancy rates shrink.  Many of these workers will decide to make Alberta their permanent home and that means they’ll be buying houses sometime in the next 2 to 7 years, fueling demand for houses and the subsequent rise in prices.

You may have heard or read that prices in Alberta have flat-lined so how can the dream of a new housing boom be true?  Mr. Campbell says Alberta’s boom-bust economy and the accompanying anxiety in people’s minds is to blame for this skepticism, along with tougher mortgage qualification rules and the negative national news.  He points out that Alberta’s population growth in 2012 was nearly triple the national average, putting a strain on housing capacity.  This situation tends to cause prices to rise.  While the average price of a house in Edmonton (about $401,000 in February) is still not as high as the peak prices in 2007, prices are definitely on the rise, according to another article entitled “Home prices flirt with record highs of ‘07”.

All of this suggests to me that now is indeed a good time to buy!

Let me help you find the home that’s just right for you.  Call or text me at 780-910-9669, email me at barry@barryt.ca, or contact me here.

The Home Rental Market in Spruce Grove and Stony Plain

Tuesday, November 8th, 2011

The Home Rental Market in Spruce Grove and Stony Plain | Spruce Grove Stony Plain Parkland County Real Estate | Barry TwynamThe reasons for renting a home, rather than buying one, are as varied as the people looking for a place to live so it’s probably no surprise that there is always a market for such properties.  People moving into an area may choose to rent while they get a feel for the local real estate market.  If you are a renter, here are a few things to know about houses for rent in Spruce Grove and Stony Plain for Fall 2011.

“What can I expect to pay for rent these days?”

At the moment, a standard 3-bedroom house in Spruce Grove or Stony Plain rents for $1300 to $2000 per month.  As with purchased real estate, factors such as location, age of the home, and features like a garage will determine price.  A newer half duplex or townhouse may rent for $1300 to $1600, while an apartment-style condo may run $1200 to $1600.  A 2 or 3 bedroom apartment may cost upwards of $950 per month, while a basement suite may run around $700 per month.  In general, rents are comparable to those in Edmonton, or possibly a little cheaper.

“What will be included in my rent?”

If you’re renting a detached house, expect to pay for all services yourself.  If you’re looking for an apartment, usually water/sewer services and heat will be included in your rent; you’ll be responsible for power, phone, TV, internet services, and the like.  This applies to condos as well, with the landlord usually picking up the tab for condo fees.  Basement suite rentals may come with some kind of shared utility arrangement.  Of course, in a rental market where there are lots of properties for rent and fewer renters, landlords may offer various incentives, such as free cable and internet.  At the present time, we are experiencing a tight rental market with plenty of competition among renters so don’t expect to find too many of these deals.  Note that no matter what you rent, your landlord will pay the property taxes and insurance on his property, but it’s a very good idea for you to have your own renter’s insurance.

“What conditions can a landlord impose on the rental?”

Landlords can ask for first month’s rent up front, along with a returnable security deposit of up to one month’s rent.  They are allowed to set conditions such as no pets or no smoking inside the residence, and can designate the premises as “adults only”, or “no overnight guests”.  The landlord will likely have you sign a rental agreement outlining details about the rent and security deposit, inspections, termination notices, and other responsibilities of both parties.  This rental agreement will also specify who is legally allowed to live in the premises.  You will probably be asked to provide references and a credit report (obtainable online from agencies such as Equifax and TransUnion).  Expect to complete and sign move in/move out inspection reports.  For more information on this topic visit the following websites:

Laws for Tenants in Alberta – Laws for Landlords in Alberta

Renting in Alberta – CMHC

“How do I find out what’s available to rent in Spruce Grove and Stony Plain?”

A good place to start looking is in the Classified Ads, both print and online, found in the local newspapers, the Grove Examiner and the Stony Plain Reporter.  Both communities are also home to a number of property management companies, such as TRC Management and Gateway Property Management.  Kijiji online ads are another good source.

“Where can I get more information about the communities of Spruce Grove and Stony Plain?”

Check out the official websites for Spruce Grove  and Stony Plain.  Browse my Business Directory, Community Connections, to get a taste for what the local area has to offer.

If you’ve been renting for a while and are now ready to buy a home in Spruce Grove, Stony Plain or Parkland County, I’d be happy to help!  Call me at 780-910-9669, email me at barry@barryt.ca, or contact me here

Spruce Grove’s Jubilee Park

Wednesday, August 31st, 2011

Something very special is being created on the east side of Spruce Grove.  You may not have heard about it because it’s not quite finished, and the City of Spruce Grove isn’t promoting it yet, but Jubilee Park in Spruce Grove is now open for public use and well worth a visit.

Spruce Grove's Jubilee Park | Spruce Grove Stony Plain Parkland County Real Estate | Barry TwynamIf you are a citizen of Spruce Grove, Stony Plain, or Parkland County, you know that one of the things that makes Spruce Grove so memorable and family-friendly is the large number of neighborhood parks and playgrounds, sports parks and facilities (such as the Fuhr Sports Park west of the Tri-Leisure Centre and the Henry Singer ball park south of the railroad tracks), and the gem running right through the centre of town in the form of ParticiPark, that huge stand of trees and nature trails.  But all of these are about to look almost ordinary compared to what will be officially open to the public in 2012. 

Jubilee Park is a 60-acre parcel of land located at 510 Grove Drive, east of Spruce Village.  This land is being transformed into a wonderland of urban recreational and cultural opportunities.  The City of Spruce Grove website  says that the park “will offer the community the best passive and unstructured recreational opportunities in the city.  From paved walking and bike trails, to picnic areas, an open air performance area, sliding hill and playground, Jubilee Park will provide families with a multitude of outdoor pleasures.”

Features of the park, most of which are now in place, include

  • Picnic areas
  • Picnic shelter
  • Plaza
  • Open games area
  • Fire pit
  • Multi-purpose paved walking and biking trails
  • Play structure and “tot lot”
  • Disk golf
  • Recreational skating
  • Sliding and tobogganing hill
  • Multi-purpose building
  • Amphitheatre and open air performance area
  • Formal gardens
  • Wetlands
  • Natural woodlands
  • Paved parking

See the map of the proposed development. 

The City of Spruce Grove suggests several benefits of this park:

  • Community gathering place
  • Promotes social well-being and health
  • Family-oriented spaces
  • Connects to Heritage Grove trail system
  • Natural interpretive education opportunities
  • Preserves natural woodlands

Spruce Grove has not had a place for the community to gather in large numbers for special events, especially those focused on culture.  The sports fields at Spruce Grove Composite High School have been the venue for Canada Day celebrations for a few years, but without adequate amenities such as parking, seating and the like.  Imagine the uses of this incredible new facility.  Imagine a place for open air summer concerts and other performances, winter and summer games, community picnics and celebrations, festivals to rival those of neighboring communities, family play, get-togethers and reunions, wedding photos, block parties, and just hanging out and enjoying nature with your family and neighbors…. 

From a real estate perspective, this park is very good news for current and future residents of the nearby neighborhoods of Spruce Village and Grove Meadows.  Green space of any type tends to increase the desirability and perhaps value of properties located in the vicinity.  Expect only positive outcomes from this wonderful new facility!

Your comments and questions are always welcome!  Call me at 780-910-9669, email me at barry@barryt.ca, or contact me here. 

 

Who’s Who in a Real Estate Transaction

Wednesday, May 11th, 2011

Who's Who in a Real Estate Transaction | Spruce Grove Stony Plain Parkland County Real Estate | Barry TwynamBuying or selling your Parkland County acreage or your Spruce Grove, Stony Plain, or Edmonton area home is likely to be the biggest financial transaction of your life.  Many different professionals may be involved, and it can be confusing to you, the client, as to what the roles of all these people are and how they can be helpful to you.

A short but very useful and informative video on YouTube entitled “The People to Know in a Real Estate Transaction” explains such things as:

  • the difference between a listing agent and a selling agent (and to whom they owe loyalty);
  • the difference between a mortgage broker and a mortgage banker;
  • what things a home inspector looks for, and how the role of a home inspector differs from that of a home appraiser;
  • why it pays to use a real estate attorney to complete your sale (required in Alberta when REALTORS® are involved).

Although the video is aimed at an American audience, the information is still mostly applicable to our situation in Alberta.

Need more information?  I’ll do what I can to find the answers to any of your questions.  Call me at 780-910-9669, email me barry@barryt.ca, or contact me here.

 

Smartphone Apps for Home Buyers

Thursday, April 14th, 2011

Smartphone Apps for Home Buyers |Spruce Grove Stony Plain Parkland County Real Estate | Barry TwynamTechnology has changed the way we do almost everything, including home buying, whether in Spruce Grove, Stony Plain, Parkland County, the Edmonton area or elsewhere.  Here are a few smartphone apps home buyers and investors might find useful.  (Many are available free for all types of smartphones; check with your app store.)

SHOPPING FOR HOMES

Google Maps and Google Earth for mobile can show you where homes are located, but you can learn much more about a property, giving you a feel for the neighborhood, the quality of other housing, accessibility, distance from busy streets and more.

Yelp Mobilewith its reviews of businesses can give you some idea about what a neighborhood has to offer (shopping, restaurants, gas stations, etc.).

Realtor.cais the official mobile app of the Canadian Real Estate Association (CREA) with access to about 350,000 Canadian properties for sale on the Realtor.ca website.  Search using your smartphone’s built-in GPS for properties near your location or a specific address; receive listing details, photos and agent contact info.

Zoocasa[iPhone; free].  Similar to Realtor.ca.  Search for properties based on your current location and receive full descriptions of properties.  This app also allows users to email listings from within the app.

Home Tracker [iPhone; $3.99].  Keep track of all the details of the homes you visit with your REALTOR®.  “HomeTracker allows you to document each property in detail as you visit it. Properties are grouped into a Tour, which is a set of homes you visited with your real estate agent, or homes in a specific area. In addition to storing property information, HomeTracker can easily take Photos, Map a property, E-mail property information, and perform a Google search!”

MORTGAGE APPS

There are plenty of mortgage calculator apps out there but most are not Canadian.  One with some limited application to Canadian situations is Canadian Mortgage Calculator.

CIBC Home Advisor app provides mobile access to mortgage tools, advice, neighborhood information.

The CIBC Home Advisor App for iPhone and BlackBerry lets home buyers:

* Track and compare properties visited by taking and storing photos and completing a home buyer’s checklist for each home

* View neighborhood maps and get immediate access to average property valuations and trends

* Request detailed neighborhood reports for properties of specific interest

* Post, tweet, text or email details of the properties and neighborhoods you are considering to share them with family and friends in real-time

* Access four different built-in calculators to help determine what the customer can afford, if they should rent vs. buy, the equity in their home, or mortgage payment options

* Request a CIBC pre-approved mortgage certificate for financing to lock in an interest rate

* Contact the nearest CIBC Mortgage Advisor and arrange to meet to get advice on mortgage options.”

RECalc – Real Estate Mortgage Loan Calculator [iPhone; free]  “RECalc is a Real Estate Mortgage Loan Calculator that is also a traditional Mathematical Calculator.  You can use RECalc to calculate the Monthly Payment, Term, Interest Rate or Loan Amount for a loan, as well as standard mathematical calculations as you would in any other calculator. Once you modify any of the Calculation variables you can re-calculate any of the other values. You can also figure in Annual Property Tax, Homeowner’s Insurance and Mortgage Insurance, as well as a Down Payment amount/percentage.  RECalc supports semi-annual compounding (Canadian Amortization) in addition to normal monthly compounding.”

MISCELLANEOUS

Flashlight [iPhone; 99¢].  Turn your iPhone into a flashlight!   This app allows you to choose from a variety of styles and colors.  For even more features, try Flashlight+ [also 99¢]

Evernote [free; available for all smartphones and computers].  This handy app allows you to create and save all kinds of documents:  text notes, web pages, video clips, your digital photo scrapbook, and much more.  Text-recognition software makes for easy searching.

Awesome Note (+ToDo) [iPhone; $3.99].  Get organized with this versatile and customizable app that allows you to create regular notes, notes with photo attachments, To Do notes, Post-It style Quick Memo for quick jotting, daily diary, travel diary checklists, shopping lists, schedules, and more.  You can send notes as email and even synchronize your notes with Google Docs and Evernote.

Do you know of a great app that should be added to this list?  I’d love to hear from you.  Call me at 780-910-9669, email me at btwynam@telusplanet.net, or contact me here.

Free WiFi in Spruce Grove and Stony Plain

Wednesday, March 30th, 2011

Free WiFi in Spruce Grove and Stony Plain |Spruce Grove Stony Plain Parkland County Real Estate | Barry TwynamAway from home or your office and need to access the internet?  More and more places in Spruce Grove and Stony Plain offer free wifi.

City of Spruce Grove

Access free wifi from 6 am to midnight at four City facilities:  the Agrena, Central Park, Rotary Playscape and Fuhr Sports Park.  Click here for more information.

Spruce Grove Public Library:  420 King Street, Spruce Grove, AB T7X 2C6; 780-962-4423 ‎

From the SGPL website:  “Wireless tickets can be picked up at the circulation desk. Each ticket lasts for one hour and there is no limit to the number of tickets you can use.”

Second Cup (Spruce Grove):  100 Campsite Rd, Spruce Grove AB; 780-960-3721 ‎

Not many plug-ins, but check out the “secret” one under the fireplace!

Café Simone:  505 Queen Street, Spruce Grove AB; 780-948-0056 ‎

Located in the Queen Street Medical Centre.  Café is open till 5 pm.

Starbucks in Safeway (Spruce Grove and Stony Plain)

Open till 11 pm most days.

Town of Stony Plain

Beginning mid-June 2011:

  • Shikaoi Park: 8:00 a.m. – 5:00 p.m., Monday to Friday
  • Stony Plain Golf Course: one hour prior to morning tee-offs to two hours after close
  • Stony Plain Outdoor Public Pool:  8:00 a.m. – 9:00 p.m. daily (seasonal only)
  • Rotary Park: 8:00 a.m. to 10:00 p.m. daily (closed in winter)

Stony Plain Library:  4613 52 Avenue, Stony Plain AB T7Z 2W5; 780-963-5440 ‎

Best Western Sunrise Inn & Suites Stony Plain:  3101-43 Ave, Stony Plain AB; 780-968-1716

 

Looking for more information about businesses and services in Spruce Grove, Stony Plain or Parkland County?  Check out my Community Connections Business Directory.

Your comments and questions are always welcome!  Email me at barry@barryt.ca, phone me at 780-910-9669, or contact me here.

A Useful Website for Home Buyers

Thursday, February 17th, 2011

When it’s time to buy a house or acreage in Alberta, whether in Spruce Grove, Stony Plain, Parkland County or elsewhere, do you choose a pre-owned home, or do you work with a builder to create a brand new model, modified to your custom specifications?  Whichever way you go, a great resource for all buyers, not just those thinking about building a home, is the Alberta New Home Warranty Program .

If you are looking to build a new home, this website can guide you through the entire process.   Click on sections entitled:

  • Choose the Right Builder
  • Understanding the Building Process (with emphasis on the building inspection)
  • Your Warranty Coverage (explains the various consumer protections for new home buyers) and
  • Finding Solutions & Settling Issues.

A Useful Website for Home Buyers |Spruce Grove Stony Plain Parkland County Real Estate | Barry Twynam

 

While the primary focus of this website is on brand new homes, all buyers can benefit from several of the publications:

  • Clicking on Single Family Guidebook takes you to a publication entitled Your Purchase to Possession Guidebook.   This guidebook is loaded with details and answers every question a new home purchaser might have.
  •  If your new home is a condo, click on The Way Home Condominium Guide for a road map to the purchase process from first notion, through construction, possession, and after you move in.
  • The Care and Maintenance Guidebook provides a very comprehensive tour of the physical structure of a residence and what you can do to keep your home looking like new.
  • For information on every aspect of the acceptable standards for “bricks and mortar” of home construction, click on the Workmanship & Material Reference Guide – great for new home buyers, but also an excellent resource for home renovators.

Questions or comments about this article, or about any aspect of purchasing a home?  I’d be happy to help.  Contact me here, phone me at 780-910-9669, or email me at barry@barryt.ca

Things That Could Go Wrong With a Real Estate Sale

Friday, January 28th, 2011

Things That Could Go Wrong With a Real Estate Sale |Spruce Grove Stony Plain Parkland County Real Estate | Barry Twynam

 

You’ve just sold your house or acreage in Spruce Grove, Stony Plain or Parkland County.  That is, you’ve accepted the Offer to Purchase, and now all you have to do is wait for the proceeds to be deposited into your account, right?  Not so fast!  There are many things that could undo a sale.

 

Buyers’ Circumstances:

  • Buyers not pre-approved for a mortgage.  After making an offer, they discover they can’t get a loan for the amount they need.  (Mortgage approval is influenced by
    • buyers’ source, size and stability of income;
    • their debt load, or “debt to income ratio”;
    • credit history;
    • size and source of down payment;
    • value of the property being purchased, and so on.  Watch for a future blog entry on this topic.)
  • Interest rates increase; buyers no longer qualify for a mortgage
  • New government legislation.  Ottawa has just announced a decrease in the length of time a mortgage can be amortized, from 35 to 30 years, making monthly payments higher and therefore out of reach for some buyers
  • At closing, buyers are short of cash for the down payment and closing costs
  • Change in life circumstances:  job loss, illness, injury, divorce, death, anything that affects the desire and means to purchase the property
  • Buyers change their minds about the property:  family members don’t like it; buyers are unhappy with home inspection report; on “final walk-through” they discover damaged or missing property or agreed-upon repairs not made; etc.
  • Buyers’ conditions, such as sale of their current home, cannot be met

Sellers’ Circumstances:

  • Sellers change minds about selling:  job transfer falls through; marriage reconciles; suitable replacement home cannot be found; etc.
  • Financial concerns:  proceeds from the sale will be less than anticipated; sellers discover they owe more than they will net from the sale; sellers learn their mortgage differential or penalties are much higher than expected; etc.  (Not sure what mortgage differential means?  See my blog entry entitled “Interest Rate Differentials”, August 2010).
  • Unable to meet contract terms such as move-out date
  • Problems with the property:  title not held free and clear; sellers short on cash and unable to clear up liens on property; sellers unable to complete agreed-upon repairs; undisclosed defects come to light; etc.  (Sometimes property problems are even more severe.  It’s rare, but occasionally an inspection reveals that a property is uninsurable or even unsaleable due to being structurally unsound, infected with mold, and the like.  And the ultimate problem affecting a sale:  destruction of the property before the final sale goes through!)

Circumstances Involving Other Parties:

  • Buying and selling real estate is a complex business involving not just buyers and sellers and their REALTORS®, but also lawyers for each side of the transaction, mortgage specialists, appraisers, home inspectors and others.  If any one of the individuals is unavailable when needed, misses a deadline, or fails to complete accurately all the required paperwork, this could be enough to cause a sale to fall through.

A REALTOR® can often salvage a negative situation.  For example, if the buyer complains that the home is not in the condition in which he viewed it, the first step is for the REALTORS® on both sides to confer about how to make things right.  And – don’t tell anyone – I admit that I’ve taken it upon myself on occasion to personally make required repairs so that a sale will not be lost.  I also recently dealt with a situation where I knew that a buyer’s home was not going to be sold by the specified date or for the price required to get the buyer into the home he’d made an offer on.  Negotiating a later possession date for my client (the buyer) was easy.  Getting the sellers and their REALTOR® to recognize that the sale would be lost unless they were willing to renegotiate the selling price and accept less for their property was much harder, but ultimately, this allowed both buyer and sellers to reach their goals.

While it’s impossible to prepare for every eventuality, it is possible to minimize the potential for problems.  My best advice is to choose your REALTOR® carefully and leave the lines of communication open.  A successful end to a real estate transaction almost always occurs when everyone involved proceeds with good faith, patience and good will.

I would be pleased to help you achieve the  successful sale of your property.  Contact me here, email me at barry@barryt.ca, or phone me at 780-910-9669.

Moving Guides

Tuesday, January 18th, 2011

Moving Guides |Spruce Grove Stony Plain Parkland County Real Estate | Barry TwynamIt is always my goal to provide the best service and the utmost in value for my clients.  If you are moving, especially if you are moving into a home or acreage in the Spruce Grove, Stony Plain and Parkland County region, these guides are for you.  I hope you will find them useful.

The Moving Guide:  A comprehensive package of information to guide you through every step of your move.  This guide consists of 3 sections.  The introduction provides links to websites of moving companies and others with a wealth of tips to make your move as free of stress as possible.  The second section is a checklist of all the tasks that need to be completed from 2 months before the move right through the phase of settling in to your new home.  The final and longest section, the Moving Tip Sheet, expands on the Moving Checklist with explanations, suggestions and tips of all kinds.

The Welcome Home Moving In Package is a list of helpful resources for home and acreage buyers in the Spruce Grove / Stony Plain / Parkland County area.  Here you will find the names of mortgage specialists, home inspectors and lawyers I frequently recommend to my clients, as well as a list of insurance companies in Spruce Grove and Stony Plain, plus all the information you need to get connected to utilities and services such as water, sewer, garbage collection and recycling, power, natural gas, telephone, television and internet.  (Look for even more community information in my Community Connections Business Directory.)

If you have any comments or questions about these guides, or if you have suggestions for other guides, I’d love to hear from you.  Contact me here, phone me at 780-910-9669, or email me at barry@barryt.ca.

Barry Twynam, Realty Executives Leading
#1 14 McLeod Avenue, Spruce Grove, Alberta, T7X 3X3
Tel: 780-962-9696 Cell: 780-910-9669 Fax: 780-962-9699
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