Articles for Buyers
Lately, more women are buying real estate. Television shows like “Buy Herself” and “Property Virgins” are displaying more and more women independently buying properties . This new emerging trend can be explained through numerous ways; young women wanting to move out and being independent, a high divorce rate, women having better job positions and equally paid positions and also young women who wish to focus on their careers instead of settling down to soon with a family.
At the moment the housing market is healthy within the GTA, especially Mississauga, allowing more people to buy and invest in real estate, including women. RBC Royal Bank predicts that within the next 2 years, women are more likely to become first time home buyers as compared to men. The results of their annual survey on homeownership showed 49% (women) vs. 35% (men). A recent study done by Genworth Financial demonstrates that a quarter of Canadian home purchasers in 2011/2012 were single, and the majority were women. In Mississauga, the single women buyer boom has expanded. Single women buyers represent approximately 15-20% of Mississauga’s condo market, up from barely 1% in the 1990s.
In today’s society, it is not so unusual for single women to invest in condos. Women are more educated than a few decades ago, they hold better paying positions and it is also not uncommon to find women in leading positions (CEOs, political leaders, judges etc). They know that investing in a new condo is a great idea and they know that in today’s society they can be independent. They don’t rely on men, they don’t sit around and think about settling down. They are a new power force and they know that they can take care of themselves financially.
What are women seeking when they purchase a condo?
For women it’s all about location. They want to live within walking distance to transit, the neighbourhood has to be safe. They have to feel safe inside the condo with cameras in the parking areas and they appreciate security personal on a different level as compared to men. They prefer a place that is at least a 1 bedroom plus den as they often desire the additional living space. Storage is of vital importance. Women bachelorettes need storage, space and closet space, whereas men really don’t care about too much storage. Walk-in-closets are also more popular amongst women buyers. From my observations, I also see that the majority of women prefer resale condos over pre-construction condos, as they like to get a feel for their units and to look out the windows and fall in love with the city skyline.
Jim Ritchie, president of Canada’s biggest condo builder, Tridel, (Grand Ovation, Ultra Ovation and Skymark in Mississauga) states that” women are the driving force behind granite and stainless steel designer kitchen, better bathroom storage, and even lighting – especially over the makeup mirror”. What appeals to women, appeals to other buyers as well. They are the driving force of today’s housing industry. I can only agree. Women are known to have higher standards and expectations of their homes than men. They know exactly what they want and it adds a bonus for the industry.
Ultimately, women condo shoppers want to feel safe, independent and financially secure. They wake up in the morning in their new condos to call it their own. It’s the best feeling in the world to know that you have achieved this on your own.
Good luck ladies in finding that perfect Mississauga condo that best suits you!
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Tuesday, September 25th, 2012 and is filed
Are you planning on selling your Mississauga condo yourself within the next 3 months? Do you have a condo listed privately and you are not getting the results you anticipated? Are you a potential condo buyer looking into private condos, because you are hoping to save some money? If so, this article is for you!
Selling Your Condo Privately
I have a lot of respect and admiration for those that are taking on the complex task of selling their home by themselves. These sellers, often referred to as FSBO’s (For sale by owner), choose not to work with a listing agent for perhaps several reasons, but mainly because they want to escape paying high commission fees. Traditionally speaking, most sellers who work with a Realtor in Mississauga can expect to pay anywhere from 1% to 3% to the listing agent and 2.5% to the buyer’s agent (known as the co-operating brokerage). This percentage is common practice rather than a fixed number.
However, selling your condo privately is easier said than done. By selling I do not mean putting up a $15 Kijiji ad, or a $299 listing on MLS and waiting around for a buyer. Selling includes: pricing it correctly, figuring out your target audience, designing a specific marketing plan, booking showings, finding buyers, qualifying buyers, answering detailed legal questions, negotiating your price, understanding all the legal terms and conditions, closing the deal and making sure your best interests are always put first.
Currently over 93% of people who choose to sell their home, do it with the help of a Realtor. For the few who choose to sell privately, their success relies on previous experience, as well as educating themselves about all the pitfalls of private sales. Having said that, it does not come as a surprise that more than 75% of sellers, who decide to list privately, eventually end up listing with a Realtor, considering that they have failed to sell their home on their own. At times they do not end up selling their property at all.
Why Your Condo Is Not Selling Privately
As I have mentioned numerous times on this Mississauga condo blog, the number one reason why a property is not selling is because of its price. Sellers (for sale by owners) price their properties based on a perceived value on what they feel their property is worth, as well as how it compares against other similar properties currently on the market. However, pricing a condo correctly is a bit more intricate than that. When a Realtor prices a property, they not only compare the subject property to the similar active listings in the area, but also to the comparable listings which have sold in the past and properties which have expired. A list of recently sold properties should provide a rough idea of what a seller should be expecting to get as a final figure for their property. A list of expired properties should guide the seller to ensure that they do not overprice the property. Thus, establishing the correct listing price, should be the number one priority of any seller looking for a successful private sale.
I would argue that the co-operating broker commission is almost as important as the listing price. The co-operating broker’s commission is the amount paid to an agent who brings a buyer to your property. Since most potential buyers have their own Realtor, it only makes sense to pay fair compensation to the Realtor who brings you a potential buyer. For this reason, well over 95% of the Mississauga condo properties listed on www.Realtor.ca pay a co-operating broker commission of 2.5%. Once again, this percentage is common practice rather than a fixed number. Based on my observation, properties which are listed on www.Realtor.ca and do not pay the appropriate co-operating broker commission are known to have less showings, less exposure and ultimately sell for a lower price, than those who compensate the buying agent.
The third reason which prevents your condo from being sold is your marketing plan. In today’s market, an MLS listing and professional photos are the bare minimal. A good Realtor will have a detailed marketing plan which he can show you on paper. Every property has a specific audience which they should be targeting. A condo which is promoted better will get more exposure and ultimately can sell for a higher price.
Buying A Condo Privately
Many Mississauga condo shoppers believe that private sales are the best deals since the seller is not paying the commission to a Realtor. However, this is only a myth. FSBOs list properties privately, because they want to avoid paying commission fees and are known to nickel and time to the last penny. Therefore, negotiation of price can be challenging since both seller and buyer are looking for an extreme deal. Also, as explained above, private deals are often overpriced as the seller is unaware of the correct pricing of the property. Explaining the correct price and finding common ground to meet can be next to impossible. For this reason, many Realtors simply refuse to work with private deals altogether.
By using a Realtor to buy a condo in Mississauga, 99.9% of the time it does not cost a penny to buyers. On the contrary, the buyer gets free qualified real estate advice, access to all the listings before they appear on MLS and most importantly a party which ensures that the buyer’s interest are always put first. To check out more advantages for my buyers click here.
Tried to sell your Square One condo privately with no luck? Contact me and I can help you out.
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Monday, June 11th, 2012 and is filed
Shopping around for a condo can be an exciting time, especially for first time home buyers. Mixed emotions are present and sometimes significant decisions are made on the spot. During this time, there are numerous things to keep in mind, yet it is easy to get sidetracked and forget what is most important.
In this blog post, I want to cover the three biggest mistakes I see first time home buyers make, when purchasing a Square One condo. I will outline each mistake, identify the common false belief which is then followed by the true fact.
1. Shopping For A Condo Using Only MLS – MLS (Multiple Listing Service) also known as www.realtor.ca is a great starting point for anyone interested in a Mississauga condo. In fact, over 92% of all properties that sell are listed on MLS. However, before any condo is placed on the MLS system and is accessible to the public, it is first placed on www.torontomls.net- a database only accessible to Realtors. Through this internal system, a good portion of real estate properties are sold before the public has a chance to place any offers on them.
False belief: “I do not want to hire a real estate agent when looking for a Mississauga condo because it’s going to cost me a lot of money”
Fact: Almost 99% of the time real estate agents do not charge their clients who are buying a property through them. The real estate agent’s commission is paid out by the seller of the property, which the buyer is purchasing. The other 1% (of the time) were commission is due by the buyer, is when they are under a BRA (buyer representation agreement) contract and the real estate agent introduces them to a property which does not pay the specified commission in the BRA. Most commonly this applies to private sales known as FSBOs.
2. Not Hiring A Real Estate Agent Who Knows The Area – Anybody who has a real estate license in Ontario, is permitted to trade real estate anywhere in Ontario. RECO and REBBA actually prohibit real estate agents from calling themselves “experts” in any particular field or area. However, a lot of the top performing agents like to focus their resources and time on one particular area and by doing so inevitably become the “community experts” . Having a focused approach translates into having a Realtor who understands the community at question. For those seeking a Square One condo, hiring a Realtor familiar with the City Center area, can make the new condo searching more pleasant, educational and save you time and money.
False belief: “My uncle, who is a real estate agent in Toronto, will help me find the best possible deal on a Mississauga condo.”
Fact: Having a distant Realtor in the family is great when you’re selling, but not so good when you’re buying. Any agent can take any property, do a CMA (comparative market analysis) and put it up on MLS for it to sell. However, it takes a lot more skill and practice to answer specific questions a buyer may have about a certain neighborhood. For example, here are some questions you may want to ask your Realtor when seeking a new Mississauga condo: “When was the building built?”, “Who was the builder?”, “How does this condo compare against other condos in the area?” In my opinion, hiring an agent who focuses on one particular area results in a great customer service experience and it saves the client time and money.
3. Not Knowing The Terms Of Your Mortgage – A lot of people get obsessed with finding the lowest possible interest rate on a mortgage. I have seen deals fall apart because clients were upset that the interest rate was 0.10-0.20% more than what they have anticipated. This type of difference in percentage translates only to a few dollars a month. Instead of being solely focused on your interest rate, talk to a mortgage specialist and inquire about the conditions placed on your mortgage. Do you have an option for pre-payment? Can you pay more if you want to? What is the penalty to terminate the mortgage term early? By no means am I a qualified mortgage personal, however, all of these are vital questions you should be asking.
False belief: “I’m going with the cheapest mortgage rate on the market, because that is going to save me the most money in the long run.”
Fact: As stated above, YES, mortgage interest rates are important when buying a Mississauga condo. However, what if you get a 5 year mortgage term and after only 3 years of living in your condo you are forced to sell? Do you know what kind of early termination fees you are faced with? These fees can go up to $20,000 or more! Do your homework.
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Thursday, May 24th, 2012 and is filed
Over the past few weeks, I had several clients inquire about investing in Square One condos. One question that seems to arise is whether pre-construction condos or resale condos are the better buy. Clients, regardless if buying for principle residence or investment purposes, want to make sure that their real estate purchases appreciate accordingly with the market, and that when they wish to cash out on their condos they have the option to do so.
In this blog article, I hope to give some insight into buying both new and resale condos in Mississauga. I want to cover new and resale condos from both a primary residence and investment perspective.
Prices of pre-construction condos in downtown Mississauga are currently between $420-470 a square foot. To put into perspective, a one bedroom plus den condo that is 650 square foot goes for roughly $270k-$310k. These prices may seem high to some people, but keep in mind that places like Toronto are currently selling between $600-800 a square foot for pre-construction condos. Although, Toronto and Mississauga differ in many ways, this does suggest that the prices of Mississauga condos still have room to grow.
Some people are under the impression that pre-construction condos are cheaper than similar existing condos. This however is not the case. According to my recent observations and market analysis, prices for pre-construction condos are in fact the same or even slightly more (roughly 2-8%) than resale condos. There are numerous reasons behind this. I would argue that the main reason, why pre-construction condos are not cheaper than resale condos, is because of the phenomenon which I like to call “Buying tomorrow’s real estate at today’s prices.” – Meaning, when you buy a pre built condo today, you are more or less paying the market price of today’s resale condos, but you are getting possession of the condo unit in 2-3 years. Hence, the speculation is that by the time you are ready to move in, the real estate market will have appreciated and the condo unit you have bought a few years back will be worth more.
I find that the way pre-construction condos are set up, that they mainly target investors. Not many people are in a financial position where they can afford to dish out $50,000+ on a down payment for their new pre-constructed home, wait 2-3 years until it’s complete and still be 100% confident that the condo they bought today will work for them 2-3 years down the road.
One of the biggest advantages of buying a new condo in Mississauga is that it’s a near worry free investment. Over the past decade people have been buying pre-built condos in Mississauga and capitalizing $30k, $40K and even $50k. With the help of a real estate agent, the process is very simple and straight forward. With most builders, only a 15% down payment is required within the first year and there is no need for mortgage approvals until the date of occupancy.
For those thinking of buying a pre-construction condominium as a principle residence, they should know about some of the perks that come along with this decision. One such perk is that you can choose the layout, floor and finishes according to your personal taste and life style. Another advantage might be that you get a brand new never before lived-in unit.
Although the purchases of resale condos in Mississauga are often similar to pre built condos, the entire process of buying and the strategy behind investing is what sets them apart.
Most people, who buy resale condos, purchase them as a primary residence and not as an investment. As mentioned above, newer resale condos are similarly priced to pre construction condos. Sometimes they are even cheaper than similar pre-construction condos that are offered a block away.
Unlike pre built condos, resale condos offer the option to qualified buyers to be purchased with as little as 5% down. On top of the low down payment structures, advocates of resale condos point out that the buyer has a chance to view the actual condo there are buying and not just a floor plan. Having a flexible move in day is also an advantage worth pointing out.
However, there are certain limitations to buying resale condos. Those who consider buying a resale condo as an investment purpose should consider the challenges they could face with tenants. Also, it is imperative to keep in mind that (historically speaking) resale condos simply do not appreciate as much in value as pre-construction condos. The end result of this is a lower return on investment for the person buying a resale condominium.
In conclusion, every client’s situation is unique and different. There is no universal fit-all answer to what is considered better, pre-construction condos or resale condos in Mississauga.
While the possibility of having higher financial gains over a specified period of time is greater with pre-construction condos, critiques point out that the possibility of gain is dependent on having a strong positive real estate market like we had in the past decade. At the same time, pre-construction condos offer a potential effortless path to making a substantial amount of money in a short period of time.
Resale condos on the other hand, are primarily attractive to those who want to minimize the consequences should the real estate market crash. However, by doing so, those who invest in resale condos often have to deal with tenant issues. Finally, the income produced with resale condos is substantially less than the potential income that could be gained with pre-construction condominiums.
If you are still unsure which direction you want to head in, I would advise that you contact me, so that we can go over all your options and find out which is best suited to you and your life-style.
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Sunday, April 29th, 2012 and is filed
1. Buying a Condo Based On Its Interior/Décor – When you are purchasing a Mississauga condo, you are not buying what is inside the unit but the unit itself. You need to look past the furniture, wall colours and décor and focus on square footage, as well as measuring the unit to make sure that your possessions fit how you envision your unit to look like at the end.
2. Waiting Until Spring To Sell Your Condo – Sure, spring is a very busy season in real estate, however, your condo will sell for its value the rest of the 365 days. It is simply a myth that it will sell quicker in the spring time. People purchase all year round. Just ask yourself – Do people move to Mississauga in the winter? Of course.
3. Not Having A Real Estate Agent – A real estate agent will make sure that your property is listed on MLS. Otherwise, other agents will not know that you are selling your property. At the same time, a realtor can explain everything to you and ensure that you get a fair value for your property. I often see Square One condos listed for sale privately for long periods of time without success. Not surprisingly, the moment the seller lists their condo with an agent, the property ends up selling quick.
4. Purchasing What You Want, And Not What You Need – Before you purchase your next Mississauga condo, you should ask yourself – “What do I need?” This could be, for example, a bigger closet, a larger master bedroom, maybe a balcony etc. It is a good idea to write some options down and tell your real estate agent what you are looking for.
5. Looking At The Perfect Kitchen/But Forgetting Your Finances – Sometimes, we like a property and it’s perfect. Perfect kitchen, big balcony and a spacious master bedroom. Yet, what we should really do first is get pre-approved for a mortgage. Keeping in mind how much we can spend, we can hunt for the perfect property that fits the budget.
6. Believing That Your First Offer Will Get Accepted – The Square One condo market is hot and you cannot expect to make an offer and immediately get the property. This should not discourage you.
7. Being Indecisive – It’s the first property, you like it, but you do not put on an offer because you believe you will find something even better. This way of thinking will make you lose your dream home. It’s never going to be perfect, a 100%. If you like everything but the kitchen cabinets, then you should definitely go for the unit. The cabinets can be upgraded.
8. Trying To Time The Market – Waiting for the best prices in order to buy, or sell. One may be able to predict the market at the minute, or a few months down the road but not in the future. If a financial crisis hits the country or a tornado hits, anything can happen. If the market was predictable a lot of us would be millionaires.
9. We Have To See The Condo To Buy It – This applies to Mississauga pre-construction condos. Developers sell units before the project is complete. Some people say that they cannot use their imagination when looking at floor plans, and that they would rather wait until the condo is built and ready to move in. However, one should keep in mind that prices of units are higher once the condo is complete and ready to move in, as opposed to, when it’s in its first stages.
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Sunday, April 15th, 2012 and is filed
With new condo sale records broken once again this year, Mississauga is once again in the spotlight of many who seek a good return on their real estate investment. According to a report by the Toronto Real Estate Board, Mississauga condos experienced a healthy 7.21% price increase from February 2011 to February 2012.
This is more than double of the 3.31% price increase found in Toronto, between February 2011 and February 2012. Not surprisingly, condos in the Mississauga area are considered more affordable with the average price at $241,900 as compared to Toronto; where prices on average hovered around the $320,000 mark.
In this blog post I hope to share some of my personal client experiences, and how investors; both local and distant are choosing Mississauga condos as their number one real estate investments in 2012.
I will start off with the local people who invest in Mississauga. By local I mean anyone from the GTA (Toronto, North York, Oakville, Hamilton and of course those already living in Mississauga). Most of these clients witnessed the start of the Mississauga condo boom which commenced roughly in 2004. They have seen one condo building being constructed after another, and over a period of less than 8 years the Mississauga skyline has evolved beyond their recognition. After hearing countless stories of friends and family, who bought property and seen it rise in price over a short period of time, it only made sense for many of the local investors to get involved. This could explain the sharp increase of 7.21% over a short time period of one year. In addition, they recognize Mississauga as a young city with plenty of real estate investment opportunities and room to grow.
Most of my local investing clients are word of mouth referrals. Once they contact me, I met with them in person, go over their specific needs and begin working on their file. Some of them are only interested in pre-construction condos and others prefer to go with resale condos. The majority of these clients are familiar with such aspects as local property taxes, condo maintenance fees and mortgage conditions. Interesting enough, Toronto downtown condos almost always get brought up during my face to face meetings with local investors and more often than not, my clients share similar views as myself, regarding investing in Toronto condos.
Once we decide on which condo would make the most sense from an investment perspective, I provide my local clients with the number breakdown of how much return on investment they should expect to make. From there we together make a decision which condo property would be the best investment for their needs.
My clients who are overseas investors (From Dubai, India and different parts of the Middle East and Europe), have very similar stories on why they have decided to invest in Mississauga condos. Most of them, never heard of Mississauga prior to being interested in investing in real estate. However, they did hear of the ever so popular Toronto condo market and how many profited huge amounts of money in a very short period of time. Upon further investigation into the Toronto condo market, the overseas investors soon realize that these condos are by no means cheap. The second dilemma that they are faced with is the size of the condos that are in question. Toronto condos are known to be very compact and sometimes referred to as “shoe box” size. Both the price and the size of the Toronto condos, gets many of the overseas investors worried and thus they begin to seek alternative options. They soon discover the city of Mississauga, which is less than 20 Km away and offers one of the most prosperous condo markets in the country. After doing some basic research about Mississauga, they find that the city is clean, debt-free and still in the process of growing. This could also be a factor of why the 7.21% healthy increase has occurred in Mississauga as compared to Toronto. Seeing as how, foreign investors see it better fit to invest in Mississauga condos than Toronto condos.
Right now, I would say that half of my international investors are referrals and the other half found me over the internet. Given the vast distances between us, some of my international clients who purchased pre-construction condos through me, I have never met in person, but stayed in tight contact with them over the phone and via e-mail.
What does the condo real estate market look like for Mississauga in 2012? My predictions lead me to believe that we will continue to see the same 3-7% rise in condo prices that we have seen in the past decade. Both local and international investors see Mississauga as a great opportunity to capitalize. Any active real estate agent in Mississauga will agree that it is difficult to find good condo properties, that are reasonably priced and that do not sell within 10 days.
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Tuesday, March 27th, 2012 and is filed
Here is a birds-eye-view snapshot from yesterday of the Pinnacle Grand Park construction site, located at Burnhamthorpe and Grand Park road. This 24 story condo in downtown Mississauga is expected to be completed by 2014.
The builder Pinnacle International will be launching a second condo project called Pinnacle Uptown at Hurontario and Eglinton. This project will consist of several condos, the first one being named “Crystal”. Pinnacle Uptown will be launching in a few weeks. If you are interested in either one of the pre-construction condominium projects or any other Square One condo please do contact me.
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Sunday, March 11th, 2012 and is filed
UPDATE May 31st: VIP agent Prices and floor plans have been released for PSV 2 condos in downtown Mississauga. Please call us or email us to have them sent to your email. The sale will end only in a few weeks at which point the prices will increase.
Starting June 9th there will be a special VIP sales event for PSV condos (posh style vibe condos). There will be one bedroom, one plus den and two bedroom units released. The prices will fall between low to mid $400 per square foot. The price list is going to be released soon to selected Realtors. The PSV condos are a popular choice for both people planning to live in the units and for people buying the units for investment purposes. I do expect this project to sell out fast. If you are interested in securing a condo unit or seeing the PSV condo showroom in downtown Mississauga please contact me.
9 FOOT CEILINGS
$2000 WITH OFFER
5% IN 30 DAYS
5% IN 120 DAYS
5% IN 270 DAYS
5% ON OCCUPANCY OF UNIT
1 LOCKER AND PARKING INCLUDED
EXTRA PARKING $23,000
$0.49 PER SQUARE FOOT INCLUDES HEAT, AIR COND., BUILDING INSURANCE (Hydro separate)
PARKING AND LOCKER MAINTENANCE FEE $54.90
FIRST EXPECTED OCCUPANCY
DEC 1ST 2012
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Monday, March 5th, 2012 and is filed
With Marilyn Monroe condos (50 and 60 absolute) near completion, the builder Fernbrook Homes is excited to release the final phase of this monument condo. This release will include three penthouse units which range from 1600 to 1785 square feet in size. The penthouses will have access to the “absolute club” with a large indoor and outdoor swimming pool, whirlpool bath, change rooms, 2 squash courts and more! Seeing as how the condo units are still not complete, the buyer still has the option to select certain color finishes and upgrades. Occupancy expected to be in July and August 2012.
These units are still not for sale to the public for another 3-4 weeks, however for those interested, I can grant you instant VIP access to the pre-sales event. The penthouse units can be seen in person, including the views they offer from the 50th floor.
Each Penthouse includes 2 parking spots and maintenance fees are approx. 52 cents /Sq ft. The prices of the Marilyn Monroe Absolute Condos Penthouses range from 1.2 million to 1.4 million CND.
Please contact me if you are interested and I can send you the layouts and more info.
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Tuesday, February 28th, 2012 and is filed
What is a Status Certificate?
A condominium status certificate is a detailed report about the status of a Mississauga condominium. It outlines valuable information including but not limited to; the amount of money in the condo reserve fund, whether or not any major work needs to be done on the condominium, any claims or law suits made against the condominium, any special assessments made against the unit owners, the condo budget, insurance information, number of units leased and more.
Also included within the documentation is the exact cost of monthly condo maintenance fees as well as any outstanding payments.
The status certificate not only includes the above financial statements but also the condo declaration and condo bylaws. The declaration outlines all of the rules and regulations of the condo. For example the pet provision which states whether or not pets are allowed in the building.
Why is a Status Certificate important?
The financial statements within the status certificate are a good indication of a corporation’s financial stability. For example if a high rise condo in Mississauga only had $50,000 in its reserve fund, any cost accrued over $50,000 would have to be covered by the residents by either raising the maintenance fees or in the form of a special assessment.
The status certificate is also important to obtain before you buy a re-sale condo in Mississauga because it outlines the rules which are applied to that condominium. This can include bylaws portraying to condo repairs, visitors and use of common areas.
Where to get a Status Certificate and how much does it cost?
Typically speaking, the sellers are responsible for obtaining a valid status certificate for any real estate transaction. However, this clause must be included in the purchase and sale agreement. The status certificate can be obtained from any condo corporation in Mississauga and it can cost anywhere from $12 to $100 CND. Once ordered, it can take up to 10 days for the documentation to arrive. I can be also ordered from here: https://www.statuscertificate.com/
How do I know if my Status certificate is valid?
First and foremost, you should always have a lawyer review your status certificate. In addition, make sure your status certificate is recent (less than a month old). Always seek qualified legal advice for anything you do not understand.
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Saturday, February 25th, 2012 and is filed