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Doğru Yatırımlar, Kazançlı Sonuçlar

Toronto ve  çevresinde gayrimenkul konusundaki ihtiyaç ve beklentilerinize en verimli şekilde cevap verebilmek ana prensibimizdir. Seyfi Tomar güvencesiyle, sizlere en yüksek kalitede profesyonel emlak hizmetlerini sunacağımızdan kuşkunuz olmasın:


  • İnşaat projelerinin takibi ve VIP davetiyesi
  • Yatırım amaçlı konutlar icin danışmanlık
  • Emlak satışında indirimli komisyon oranı
  • Ticari amaçlı işletmelerin alım satım servisi
  • Mortgage,avukatlık,vergi konularında takım çalışması

Ev almak,bir çok kişi için insan hayatındaki en büyük yatırımlardan biridir. Gayrimenkul danışmani olarak görevim, istediğiniz bütçede ve de kriterlerde ev bulmanıza yardımcı olmaktır. Banka veya benzeri kuruluşlardan sağlanacak finansman(mortgage) konusu, emlak vergi sistemi, sigorta ve avukat masrafları konularında, sizleri doğru şekilde yönlendirmek, sektördeki uzmanlarla tanıştırmak hizmetlerimin bir parçasıdır.
Toronto ne kadar dünyanın en güvenli şehirleri arasında olsa bile, belli bölgelerde oturmaktan hoşnut kalmayacağınız kesindir. Bu konuda sizlerden toplayacağım detaylı bilgilerden oluşacak profil sizinle hangi bölgelere konsantre olacağımızı ortaya çıkaracaktır.
Toronto civarında çok sayıda apartman inşaat projesi bulunmaktadir. Bu inşaat projelerine,ilk satışa sunulduğu günden yatırım yapmak ve de 2-3 yıl sonra, proje bitiminde satmak veya kiraya vermek, yatırım yöntemlerinden biridir. Bu projeleri VIP access denilen promosyonlarla sizlere duyurmak benim görevim olacaktır. Emlak yatırımı konusunda yine diğer bir yöntem, müstakil evlere bir veya birden fazla kiraci bularak(iki üniteli evler için) gelir elde etmektir. Pozitif nakit akışı sağlanırken, yatırımınız da değerlenir, Bu arada mortgage alınmışsa, mortgage’in ana para kısmı, kiracı tarafindan ödenir, mal varlığınız artar.

İnşaat projelerinde emlakçıyla çalışmanın faydaları

İnşaat projelerindeki satıcı  elemanlar tamamen inşaatçi firmanın menfaatine görev yaparlar. Emlakçıyla araştırma yapmak, tarafsız bir şekilde üniteleri ve de projeyi analiz etmek ve daha sonra çıkacak sürprizleri önlemek açısından faydalıdır.

İnşaat projeleri, daha halka satışa sunulmadan, emlakçılara vede onların getirdikleri müşterilerine sunulur. Ben On yildan fazla Muteahitlei temsil ettigim icin, emlakcilardan da once bilgi alma sansina sahibim. Dolayısıyle, en çok arzu edilen kat, dizayn vb, konularda  avantaj saglanır. Ayrıca ilk günlere özgü indirimlerden fayda sağlanır.

Emlakçınız, inşaat firmasıyla, taşınma tarihi, teslim tarihi, kontratın devir şartları, finansal şartlar gibi konularda sizin adınıza araştırma yapar.

Emlakçınız MLS sistemine ulaşıp, çevredeki bitmiş, satılmış projeleri inceleyerek, fiyat konusunda kıyaslama yapar.

Ontario Yeni Ev Alma Garanti programi Tarion konusunda hicbir emlakci Seyfi Tomar kadar uzman degildir.

Diger masraflar:

Örnek olarak, $500.000 fiyatında müstakil bir ev alımı diyelim:

  • Emlak devir teslim vergisi (land transfer tax): $12200
  • Avukatlık ücreti: $1000-1500
  • Tapu sicili sigortası (title insurance): $325
  • Ev inspeksiyon işlemi (home inspection): $250-500

KDV (HST), ikinci el alımında muaftır. birinci el alim icinde $24000 ceza vermek istemiyorsaniz beni arayiniz.

ev satarken ki masraflar:

  • Emlak vergisi: $5000/yıllık
  • Ev sigortası: $600-1000/yıllık,
  • Mortgage ödemesi: $1900/aylık-($100.000 peşinat verildiği takdirde)
  • mortgage:

     Mortgage sistemi bilindiği bankaların ev alımı için verdikleri ipotekli banka borcudur. Genelde peşinatın dışında kalan kısım borç, 25veya 30 yıla bölunur ve de aylık ödemeye baglanır. Bu Kanada çapında cok yaygın bir uygulamadır ve de tamamıyla kişinin, verdiği peşinat, kredi geçmişi ve iş durumuna bağlı olarak onaylanır.

    Ev alırken, mortage kullanılacaksa, ödenmesi gereken minimum peşinat oranı %5 dir. %5 ile %20 yapılan peşinat ödemeler icin ayrıca mortgage ödeme sigortası (CMHC) gerekir. Bu miktar, alınan esas ana borç paraya ilave edilerek, 25 amortizasyon hesabı ile, aylık veya 15 günlük ödeme planına konur.

    Siz içinde otururken evinizin değeri artar. Kirada oturanın böyle bir şansı yoktur. Mortgage ödemesinin bir kısmı, ana paraya bir kısmı faize ödendiğinden, ana paraya giden kısmı sizin net varlığınızı artırır. Kira ödemesinde ana paraya bir katkı olmaz. Ev sahibinin mal varlığı artmış olur. Kendi evinizi istediğiniz şekilde renove edebilirsiniz, kiralık evlerde kısıtlamalar vardır. İlk girdiğiniz ev hayalinizdeki ev olmasa da, daha sonra ana para ödendikçe, daha büyük veya konforlu bir eve geçme sansı vardir.

    Türkiye’deki rezidans koseptinin karşılığı olan Condo diye bilinen apartman dairelerinin popüleritesi gittikçe artmaktadır. Bunun sebebi, müstakil ev fiyatlarının yükselmesi ve kondo’ların özellikle tren istasyonlarna yakın olmasıdır. Condoların bakımı bina yönetimi tarafından yapıldığından bakım isleri açısından daha zahmetsizdir. Ancak Condo Fee denilen aylık aidatları unutmamak gerekir. Bu rakam, Kondo’nun sundugu hizmetlere bağlı olarak, ünitenin sq/ft’I başına 45-50 cent civarındadır.

    Ev kiralarken, satın alma işlemlerinde olduğu gibi emlakçıyla birlikte çalısmanız tavsiye edilir. Kira sözleşmesinin, çok iyi bir sekilde analiz edilmesi gerekir. Kira depoziti, kira artışı, feshedilmesi, yenilenmesi, verilen uyarılar vb. konuların RTA (Residential Tenancy Act) kurallarına uyması icin gerekli bilgilendirilme emlakçı tarafından sağlanır. Kiralayan taraf komisyon ödemez.

    Emlak Danışmanınız:

    • Sizin isteklerinizi, ihtiyaçlarını anlayarak , size yönlendirir, istediginiz evleri görmek icin randevu alır.
    • Uzman gözüyle, evdeki potensiyel problemleri , avantajları , dezavantajları gündeme getirir.
    • Satın almayı düşündüğünüz ev ile ilgili detayli bilgelere ulasır. O evin piyasada kalma  süresini, daha önce hangi fiyata satın alındığını,tapu kayıt bilgilerini, benzer evlerin hangi fiyata satıldığını inceler, bire bir kıyaslama yapar.
    • Bölge konusunda araştrma yapar, mahalledeki demografik yapı hakkında ve çevre okulları gibı konularda bilgi verir.
    • Karar verildiğinde satın alma teklifi  hazırlayarak, sizin haklarınızı en iyi koruyacak teklifi karşı tarafa ulaştırır ve de pazarlık sürecini  başlatır
    • Teklif kabul edildikten sonar şarta bağlı olan konular olabilir Örnek olarak  banka mortgage konusunun onaylanması veya teknik denetleyici raporu konusunda takım çalışması gerçekleştirerek sözleşmenin şartlarının zamanında yerine getirilmesini saglar
    • Sizin avukat, bankacı, denetleyici, taşıma şirketi gibi konularda güvenilir kişilere ulaşmanıza yardımcı olur.

    Toronto’da okul seçimi nasıl yapılabılır?
    Toronto’ya yeni yerleşen çocuklu ailelerin ev seçimi yaparken en çok merak ettikleri konulardan birisi çocukları icin uygun okul bulunmasıdır. Ev alırken veya kiralarken önce yaşanacak mahalle mi seçilmelidir yoksa iyi bir okul seçip ona göre mi ev bulunmalıdır?

    Bu sorunun cevabı tamamı ile kişisel bir tercih olmakla beraber iş, ulaşım, park, spor tesisleri, hastane gibi önemli kriterleri de unutmamak gerekir. Ontario’daki eğitim seviyesinin çok yüksek olması ve bütün devlet okulların aynı müfredatı takip edip genelde kaliteli bir eğitim sunmasını bilmek, kaygılı velileri biraz olsun rahatlatabilir. Her yerde olduğu gibi burada da daha düşük gelirli ailelerin yaşadığı bölgelerde okuldaki başarı oranı da daha düşük olabilmektedir.

    Ontario eyaletindeki devlet okullarının eğitim seviyesini kıyaslamak amacı ile her yıl 3, 6 ve 9’uncu sınıf ögrencileri için EQAO denilen sistematik bir sınav yapılır. Bu sınav sonuçlarına göre okul sıralaması göz önunde bulundurulabilir. Öte yandan bu sıralama sistemi sadece matematik ve Ingilizce derslerine dayalı olup, diğer ders konuları, okulun kulturel faaliyetleri, sportif başariları, toplam öğrenci sayısı gibi önemli unsurları içermemektedir. Ayrıca bazı bölgelerde daha fazla yeni göçmen yaşadığından dolayı EQAO sınav sonuçlarında Ingilizce seviyesinin daha düşük olması aslında okulun sunduğu Ingilizce dersinin kalitesini objektif olarak yansıtmamaktadır.

    EQAO sonuçlarına gore okul sıralamasını Fraser Institute websitesinde bulabilirsininz:

    • Ilkolkul EQAO sıralamsı için buraya tıklayınınz.
    • Lise EQAO sıralaması için buraya tıklayınınz.

    Toronto’daki okul isim ve adreslerini ve eğitim konusunda birçok bilgiyi Toronto District School Board websitesinde bulabilirsiniz.

    Toronto’da okul kaydı nasıl yapılabilir?
    Okul kaydı icin genelde asağıdaki belgeler gereklidir:

    • Göçmenlik belgeleri (Permanent Resident Card, Record of Landing)
    • Çocuğun doğum belgesi veya pasaport
    • Çocuğun aşı kayıtları
    • Çocuğun daha önceki karnelerin Inglizce’ye tercüme edilmis dökumanları

    Çocukların okul kaydı direkt okulda veya eğitim bakanlığına bağlı bölgesel eğitim ofislerinde yapılabilir. Bazı durumlarda çocuklar seviye sınavına tabî tutulabilir. Kanada’da okul kaydı bilgilerini Citizenship and Immigration Canada websitesinde bulabilirsiniz.

    Toronto’da okul ulaşımı nasıldır? Çocuklar okula nasıl giderler?
    Toronto’daki Ilkokullar genellikle yürüme mesafesi yakınlığındadir. Biraz uzakta oturan ogrenciler için ücretsiz okul otobüsleri mevcuttur. Ögrenci ulaşımı, otobüs durakları ve saatleri ile ilgili ayrıntılı bilgi için buraya tıklayınız.

    Mortgage, banka veya finansal kuruluşların ev alım amaçlı verdikleri uzun dönem ipotekli borçdur. Mortgage almak için şahıslar, Toronto’daki bankalar ile veya mortgage broker dediğimiz firmalar ile çalışabilirler. Mortgage broker’lar 40-50 civarında ayrı finansal kuruluş ile çalıştıklarından, size o andaki en iyi faiz orani konusunda bilgilendirirler, dolayısıyla size zaman kazandırırlar.  Sizin iş durumunuz, vereceğiniz peşinat oranı, düşündüğünüz amortizasyon oranı, kısa veya uzun dönemde evi satma planlarınız göz önüne alınarak doğru şeçim yapmanız sağlanır.

    Amortizasyon:
    Alınan borcun tamamının ödenmesi için gereken süredir. Tipik olarak 25 yıllık bir süredir. 30-35 yıllık sürelerde de mortgage almak mümkündür. Süre ne kadar uzunsa, aylık ödeme de  düşük olacaktır. Fakat toplamda ödenen faiz artar.

    Ödeme opsiyonları:
    Mortgage ödemelerini, aylık, haftalık veya 14 günlük olarak yapabilirsiniz.  Ayrıca sözleşmeye bağlı olarak, ara ödemeler yapılabilirki, bu ödemeler direkt olarak ana para borcundan düşer.

    Faiz oranı tipleri:
    Fixed Rate
    : En popüler methodlardan biridir. Genelde 3, 4 veya 5 yıl gibi dönemler boyunca, faiz oranı aynı kalır.

    Variable Rate:
    Değişken faiz oranı dediğimiz bu oran, bankanın belirlediği Prime rate üzerinden, Prime+1,   Prime-.05 gibi oranlarda değişkenlik gösterir. Bu da aylık ödeme miktarının artmasına veya azalmasına sebep olur. Bu opsiyon, fixed rate’e kıyasla daha risklidir ama kazançlı da olabilir.

    Mortgage Term:
    Mortgage dönemi, kontratın süresini belirler. Bu süre 6 aylıkda olabilir, 10 yılda olabilir. En popülar dönem 5 yıllık dönemdir.  5 yıl sonunda, tekrar pazarlık yapılıp, piyasa şartlarına göre yeniden faiz belirlenir.

    Open Mortgage :
    Açık mortgage ceza vermeden dönem sonundan önce, sözleşmeden çıkma opsiyonu sağlar. Yani başka bir bankayla anlaşmanız veya elinize geçen toplu parayla tüm borcunuzu kapatma durumları için uygundur.

    Closing Day:
    Evinizin anahtarını teslim aldığınız gün olarak izah edilebilir. Genelde satın alma sözleşmesiyle, kapanış tarihi arasındaki süre sözleşmeye bağlı olarak 60-90 civarindadır. Kapanış günü, avukatınız, para transfer işlemlerini, emlak vergisi ve diğer borçları düzenleyerek, ödemesi gereken taraflardan talep eder.

    Türkler’in Kanada’da ev almaları konusunda herhangi bir kısıtlama yoktur. Yani göçmen veya Kanada vatandaşı olunması gerekli değildir.

    Mortgage(Finans) konusunda birtakım farklılıklar görülebilir. Satın alan şahısın, Kanada’da bir kredi geçmişi yoksa, bankalar %35 gibi bir peşinat talep edebilirler.  Bu oran, Kanada’da kredi geçmişi olanlar için %5’dir.

    Kanada’da oturmayanlar için, takip edilmesi gereken vergi kuralları vardır. Satın alınan konut, kiraya verilmişse, bu gelirden gelir vergisi ve daha sonra satıldığı zaman oluşacak kardan verilecek vergilerin göz önünde bulundurulması gerekir.

    Eğer satın alan kişi, evin devir işlemlerinin yapıldığı gün Toronto’da değilse, vekaletname(power of attorney) vererek işlemi gerçekleştirebilir. Bir başka değişle, Türkiye’den bir şahıs, Toronto’ya gelmeden, ev alabilir, kiraya verebilir ve sonrasında satabilir.

    Toronto’da konut çeşitlerinin değişik adlandırmaları vardır. Emlak işlemlerini yaparkan bunları bilmeizde fayda vardır:

    Condominium:
    Condo’lar çok üniteli yapılar olup, çoğunlukla yüksek katlı binalardan oluşmuştur. Türkiye’de genelde “Rezidans” olarak bildiğimiz Condo konseptinde, siz üniteye sahip olurken, ortak kullanım alanları size ait değildir. Aylık aidatlar, kondo kompleksinin bakımı ve tamiratı için kullanılır. Condo’lar ilk defa ev sahibi olmak isteyenler için, daha ucuz olması nedeniyle daha caziptir.

    Townhouse:
    Bitişik nizam şeklindeki ev tipleridir. Her ünitenin kendi ait özel girişi vardır. İki ünite arasındakı duvar yapışıktır.

    Townhouse-condominium:  Yukarıdaki kondo konseptinde olduğu gibi, bitişik nizam evlerin aylık aidatları vardır, bu aidatlar çevre bakımı, kar küreme,  çim bakımı gibi servisleri içerir.

    Townhouse-freehold: Bu kategorideki bitişik nizam evlerin, aylık aidatı yoktur. Tüm bakım, onarım, bahçe bakımı vb, masraflar ev sahibi tarafından ödenir. Daha ekonomik olduğu düşünülse de,  bu tip evlerin şatış fiyatı  townhouse-condo’dan biraz daha yüksektir.

    Semi-detached:
    Bu tip evler sadece tek bir yanından diğer bir evle bitişik duvara sahiptir.  Genelde aylık aidat ödenmez.

    Single-Detached:
    Müstakil ev dediğimiz ev türüdür. Herhangi bir paylaşım yoktur. Yukarıdaki ev tiplerine kıyasla en yüksek fiyatta olanıdır.

    Duplex-Triplex:
    Dışarıdan müstakil görünümlüdür. İçerisi 2-3 üniteye bölünmüştür. Sahibi tek bir kişidir, ancak, içerisindeki üniteler kiraya verilebilir.




        Oscars Appliance Service    
            
        Oscar Infante
        
        Phone: 416-732-1423
        Email:
      
     
      
     

    Home Inspectors ^

        Safety First Home Inspection Inc.     
            
        Adam Hannan
        
        Phone: 416-725-5568
        Email: adam@safetyfirsthomeinspection.com
      
     
    Web:  www.safetyfirsthomeinspection.com
     
        Inch By Inch Inspections Inc.    
            
        Tony Muscat
        
        Phone: 416-826-7172
        Email: inchbyinchinspections@ymail.com
      
     
    Web:  www.inchbyinchinspections.com
     

    Home Repair ^

        T and L General Repairs    
            
        Ralph Frascino
        
        Phone: 416-526-9000
        Email:
      
     
      
     
        Royale Aluminum & Vinyl Products Ltd.    
            
        Sal Galuffo
        
        Phone: 416-741-4599
        Fax: 416-741-0797
        Email:
    6 Millport Drive (Weston) M9L 1A9  
     
    Web:  www.royalewindoor.com
     

    Insurance Brokers ^

        RDA Insurance    
            
        Joseph Maniglia
        
        Phone: 905-652-8680
        Email: josephm@rdainsurance.com
      
     
    Web:  www.rdainsurance.com
     

    Lawyers ^

        Emil Kudrac Law Office    
            
        Emil Kudrac
        
        Phone: 416-248-0181
        Fax: 416-240-1219
        Email: kudraclawoffice@on.aibn.com
    2308 Keele Street  
     
      
     
        Suzanne B. Quinn Barrister & Solicitor    
            
        Suzanne Quinn
        
        Phone: 905-856-0072
        Fax: 905-856-6932
        Email: info@quinnlaw.ca
    8611 Weston Road Unit 20  
     
    Web:  http://www.quinnlaw.ca
     
        Spagnuolo Professional Corp. Barrister & Solicitor    
            
        Tony Spagnuolo
        
        Phone: 905-856-0034
        Fax: 905-856-5796
        Email: tony@spagunololaw.ca
    211 Marycroft Ave #205 Woodbridge L4L 5X8  
     
      
     

    Miscellaneous ^

        Titan Pest Control Inc.    
            
        Chad Dirani
        
        Phone: 416-822-1703
        Email: titanpestcontrolinc@gmail.com
    3525 Kariya Drive #1610 Mississauga L5B 0C2  
     
      
     
        Prominent Printing Corp.    
            
        Luch Taglieri
        
        Phone: 416-745-0010
        Fax: 416-745-7901
        Email: luch@prominentprintingcorp.ca
      
     
    Web:  www.prominentprintingcorp.ca
     

    Mortgages ^

        The Mortgage Alliance Company of Canada    
            
        Fern Brunet
        
        Phone: 416-231-0511
        Email: fbrunet@rogers.com
    2005 Sheppard Ave. E., #200  
     
      
     
        Realmor Financial    
            
        Eleonora Salerno
        
        Phone: 416-748-8381
        Fax: 416-748-7354
        Email: eleonora@idirect.com
    8551 Weston Road, #2  
     
    Web:  http://www.realmor.com
     
        I Direct Mortgages Inc.    
            
        Joseph Trimboli
        
        Phone: 416-319-5626
        Email: joe@mortgagenow.ca
      
     
    Web:  www.mymortgagenow.ca
     

    Movers ^

        AMJ Campbell Moving Company    
            
        Gary Kofoed
        
        Phone: 416-891-2916
        Email:
    2695 Bristol Circle, #2  
     
      
     

    My Favorites ^

        Marcellos Pizzeria    
            
     
        Phone: 416-656-6159 Toronto
        Fax: 905-532-0184 Vaughan
        Email:
    St Clair Ave W or Vaughan Mills  
     
    Web:  www.marcellospizzeria.com
     
        Vinsanto Ristorante    
            
        John Divittorio
        
        Phone: 905-264-3991
        Email: info@vinsanto.ca
    28 Roytec Road  
     
    Web:  www.vinsanto.ca
     

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    Toronto Real Estate Abbreviations

    Real Estate people (myself included) love to make up short forms for almost every word. To be fair, space is very limited in certain parts of a MLS Listing and also in newspaper ads. My hope is that this list will help clear up some of the mystery.

    created by

     Seyfi TOMAR

    A |B |C |D |E |F |G |H |I |J | K | L |M |N |O |P |Q |R |S|T  |U| V | W | X| Y | Z

     

    A

    A/C - Air Conditioner, also CAC - Central Air Conditioner, also, C/A

    Acc - Access (as in Acc to backyard) 

    Ad - Advertisement

    Agr - agricultural (as in zoned Agr)

    Agmt - Agreement (as in Agmt of Purchase and Sale - APS)

    A.K.A. Also Known As” - as in, semi-detached a.k.a. “semi“.

    Alum - Aluminum (as in alum siding) 

    Apt - Apartment  (as in Basement Apt)

    Apx - Approximate,  also Appx

    APS - Agreement of Purchase and Sale

    Return to Top

     

    B                                

    Bbq - Barbeque

    B/I - Built-In (as in B/I Dishwasher)

    B/I/DW  - Built-In Dishwasher

    Berber - A high quality broadloom/carpet that wears well. Not recomended for dog owners as claws will tend tocatch on the fabric and damage it.

    Bkfst - Breakfast (as in Bkfst Nook or Bkfst Room)

    Bldg - Building

    Bldrs - Builders (as in Bldrs plans)

    BR - Bedroom  (as in 4BR)  also Bdr

    Brdlm - Broadloam (carpet)

    Bsbrds - Baseboards

    Bsmt - Basement (as in finished Bsmt)

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    C 

    CAC - Central Air Conditioning  also C/A

    CB - Co-operating Broker (represents the buyer)

    Clt - Collateral (as in Clt Agreement) or Clt Agmt

    Comb - Combined (as in Comb Living Room/Dining Room or Comb LR/DR)

    Comm - Commission

    Cond - Condition or Conditional

    Condo - Condominium

    Cov - Coverings (as in Window Cov - drapes,curtains, shears, etc)

    Cvac - Central Vaccum (system)

     

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    D                                

    Desig - Designation (as in Desig heritage property)

    Det - Detached (as in Det Garage or Det House or Semi Det)

    Dir - Direction

    Dft - Deal Fell Through (status condition on MLS - Multiple Listing Service, e.g.; TREB - Toronto Real Estate Board runs the MLS for the GTA - Gtreater Toronto Area)

    DOM - Days On Market (number of days listed as shown on MLS)

    DR - Dining Room 

    DRs -Doors

    Dryr - Dryer (as in Cloths Dryr)

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    E

    EAC - Electronic Air Cleaner

    Egdo - Extra Garage Door Opener

    Elect - Electric or Electrical

    ELFs - Electrical Lighting Fixtures (does not include items plugged in, like table lamps but includes wired-in appliances like chandeliers, and potlights and track lights.

    Ent - Entrance (as in seperate Ent or Sep Ent)

    Excl - Excluded (as in Excl Chandelier)

    Exp - Expired (as in Exp Listing, a status condition on MLS)

    Exh - Exhaust (as in Exh fan or Exh to outside)   

    Ext - Exterior            

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    F

    FAG - Forced Air Gas (as in FAG furnace or heating system)

    Fam - Family (as in Fam Room or Fam Rm, or FR or F/R

    Feat - Feature or Features (as in Feat a pool)

    Fin - Finished

    Fl - Floor ,also Flrs (as in main Fl or hardwood Fl  or Hdw Fl)

    Fr - Front Room, also FRrm

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    G                                 

    Gar - Garage, also Grg

    Gdo - Garage Door Opener

    GdoR - Garage Door Opener remote (handheld device to activate the opener)

    GB&E - Gas Burner & Equipment (furnace)

    GST - Goods and Services Tax (See also PST and HST)

     

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    H                                   

    Hi-Eff - High-Efficiency (furnace) or HE

    HST - Harmonized Sales Tax - combined GST + PST, effective in Ontario July 1, 2010

    Hwt(r) - Hot Water Tank (rental)

     

    I                                  

    I/G - Inground (as in I/G swimming pool)

    Incl - Included

    Insp - Inspection (as in Insp report or home Insp)

    Int - Interior or Interest (rate)

    Irr - Irregular, also Irreg  (as in Irr lot size)

    J

    Jr - Junior (as in Jr Bedroom or Jr BR) 

     

     

    K

    Kit - Kitchen

    L            

    L/A - Listing Agent  also L.A.    

    LB - Lockbox also Lbx, also Listing Brokerage          

    LBO - Listing Broker Office (as in keys or documents at Lbo)

    Loc - Location

    Low-Eff - Low-Efficiency (furnace)

    LR - Living Room also L/R 

    Lux - Luxury ( as in Lux condo)

    Lvl - Level

    LVR - Loan-to-Value Ratio

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    M   

    Mbr - Master Bedroom

    Micro - Microwave

    Mn - Main (as in Mn Floor or MnFl or MnFlr or M/F)

    Mnths - Months, also Mos or Mth

    Msrmts - Measurements

     

     

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    N

    Nr - Near

     

    O                                  

    Occup - Occupied or Occupancy (as in the apartment Occup or Occup Permit for new home construction)

    O/Looks - Overlooks (as in dining room O/looks Living Room or DR O/Looks LR)

    ONHWP - Ontario New Home Warranty Program

    P                                  

    Part - Partly (as in Part finished basement)

    PC - Piece , also pc (as in 3PC bathroom, 3pc BR)

    PITI  - principal, interest, taxes, and insurance with regard to a mortgage or loan.

    PST - Provincial Sales Tax

    Pvt - Private (as in Pvt yard)

    Pwdr - Powder (as in Powdr Room, Pwdr Rm)

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    Q                                  

     

    R        

    REA - Real Estate Agent or Realtor

    Rec - Recreation (as in Rec Room or Rec Rm)

    Res - Residence, also residential (as in zoned Res)

    R/I - Rough-In (as in R/I fireplace or dishwasher)

    Rm - Room 

    R/O - reverse osmosis (water purification system)

    Rrea - Registered Real Estate Agent, also REA (Real Esate Agent)  

    RSA - Room Sizes Approximate                 

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    S                                  

    Sds - Sides (as in Sides on the park)

    Sec - Security

    Sep - Seperate (as in Sep Living Room and Dining Room or Sep LR/DR)

    Sgwo - Sliding Glass Door Walkout

    Sl - Sliding (as in Sl glass patio doors)

    Sol - Solarium

    Spec - Special

    SPIS - Seller Property Information Statement

    Sq - Square (as in 100 sq feet)

    Sqft - Square Feet

    S/S - Stainless Steel (appliances)

    Stv - Stove

    Sys - System ( as in Security Sys or Sec Sys)

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    T   

    Tba - To Be Announced or Arranged (as the possession date is Tba - meaning negotiable)

    TTC - Toronto Transit Commission (bus and subway system in Toronto)   

    TLC - Tender Loving Care meaning needs some repairs.                 

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    U    

    UFFI - Urea Formaldihide Foam Insulation

    Upgr - Upgraded (as in carpet upgr or upgr cabinets)                          

     

    V                                  

     

    W                                  

    W - With (as in comes w all appliances)

    Win - Window (as in Win covering or Win Cov)

    W/I - Walk-In (as in W/I closet)

    W/L  - Where Laid ( as in carpet W/L) also W/Laid

    W/O - Walk-Out (as in Basement Apartment W/O or W/O to deck)

    W/W - Wall-to-Wall (as in W/W carpet or window or closet)

    X

    Y

    Yr - Year , also Yrly - Yearly

    Z     

    OTHER                           

     

    2 - To (as in a short walk 2 the park)

    4+2 - The number after the + means in the basement. Example:  Bedrooms: 4+2 means 4 BR on main or upper floors and 2 in basement.

    10 - rated high as in 10 out of 10

    @ - At (as in keys @ office or lights @rear)

    $/mo - price or dollars per month

    Open and Closing Utility accounts.



    Electricity


    Utilities

    This is a collection of utilities that are widely used in Markham (in alphabetical order). If we are missing yours, please notify us by email so that we can include it on our list, making it easier for other residents to navigate SayItCornell.com and find what they are looking for.

    Bell canada 

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    Bell Canada

    Bell Canada Enterprises (BCE) is Canada's largest communications company. Through its 28 million customer connections, BCE provides the most comprehensive and innovative suite of communication services to residential and business customers in Canada.

    bullet Contacts: 
    spacer BELL CANADA 
    spacer Bell Canada Executive Office of Customer Relations
    spacer P.O. Box 593, Station A
    spacer Toronto, Ontario M5W 1E4
    spacer Tel: 310.Bell (310.2355)
    spacer Toll Free: 1.800.668.6878
    bullet More Information >> 



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    Bell canada 

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    Enbridge Gas Distribution Inc.

    For more than 155 years, Enbridge Gas Distribution has delivered gas to its customers providing homes and businesses with safe, economical and reliable distribution. Enbridge Gas Distribution is one of the fastest growing natural gas companies in North America, serving about 1.8 million residential, commercial and industrial customers.

    bullet Contacts: 
    spacer ENBRIDGE 
    spacer 500 Consumers Road
    spacer North York, Ontario M2J 1P8
    spacer Toll Free: 1-888-492-5100
    spacer Fax: 1.888.711.1211
    spacer Emergencies, 24hrs/7days/wk: 1.866.763.5427
    bullet More Information
     >> 


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    Bell canada 

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    PowerStream (Hydro)

    PowerStream, the fourth largest local electricity distribution company in Ontario, delivers power to more than 225,000 residential and business customers in the municipalities of Aurora, Markham, Richmond Hill and Vaughan. The company, jointly owned by the City of Vaughan and the Town of Markham*, is committed to providing its customers with safe, reliable and efficient service.

    Electricity and water bills are combined on the same invoice and billed by PowerStream. Residential water bills are issued every two months and commercial water bills are issued monthly. All bills are based on the amount of water consumed, determined by comparing the current meter reading to the previous meter reading. 

    bullet Contacts: 
    spacer PowerStream
    spacer 161 Cityview Boulevard
    spacer Vaughan, Ontario L4H 0A9 
    spacer Water Service: 905.475.4862
    spacer Toll Free: 1.877.963.6900
    spacer Power Outage: 1.877.777.3810
    bullet More Information
     >> 

    * The Town of Markham draws its water from Lake Ontario and is treated at the four water treatment plants owned and ooperated by the City of Toronto. York Region purchases water from the City of Toronto and is th ewholesale supplier to Markham. The Town of Markham is the retail supplier of water to the consumer.

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    seyfiemlak.jpg
    THE TEAM, TRUST AND CONFIDENTIALITY


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    Internet & Cable

    bullet Bell Sympatico
    bullet Primus
    bullet Rogers Cable

    Real estate and construction

    The real estate sector is facing difficult challenges these days: in one hand growth in population and urban development while the sustainable growth  with demand for ecological and environmental concerns on the other, requiring developers and cities to set new regulations and requirements.

    Foxglove has the capability to develop compatible solutions to these challenges, with leading expertise in engineering and consulting services in the industry. Our wide range of services in the real estate marketing and construction industry takes  both global and local investor`s needs into account while ensures full compliance with regulations.
     
    Real estate investors, developers and owners as well as federal, provincial and city governments can depend on our capability to develop, construct and design both residential and commercial investment properties including hotels, hospitals, retail outlets, shopping malls, logistic centres, meeting halls,  arenas and stadiums, offices and transportation hubs; catering to the investors in local and international markets.

     Foxglove specialize in construction project management and formation of consortium of  general contractors and builders in Greater Toronto Area that design and engineer real estate development and consulting for international investors interested to invest in GTA real estate market.  Foxglove have more than a decade of expertise and strong experience in on labour law and employment relations regulations of Ontario, Canada which distinguishes us from our competitors.
    Foxglove has the capability of delivering a holistic solution to the specific needs of the investors. Foxglove's Green Building capabilities ensure that the sustainability and environmental  concerns are also taken into consideration.



     

     
     
     
     
     
     
     
     

    TORONTO – March 21, 2011 - Revenue Minister Sophia Aggelonitis and Toronto Real

    Estate Board President, Bill Johnston, today released a video explaining to prospective

    buyers the facts about the HST and the housing market.

    The video highlights the fact that there is no HST on the purchase price of resale homes.

    Sales tax did not apply to the purchase price of resale homes under the previous PST, and

    it does not apply under the HST.

    For new housing, additional tax only applies to the portion of the price above $400,000.

    The Ontario Enhanced New Housing Rebate means that buyers of new homes receive a

    rebate of up to $24,000 regardless of the price of the new home. Buyers of new homes

    priced up to $400,000 (about three-quarters of new homes built in Ontario) on average

    pay no more – and possibly even less – tax than under the previous PST, where sales tax

    was hidden in the price.

    “Buying a home is one of the most important investments a person will make in their

    lifetime. That's why I'm pleased to be working with TREB to provide information about

    purchasing a home in Ontario."

    — Minister of Revenue Sophia Aggelonitis

    “REALTORS® are happy to help inform the public about the HST. It is important that

    the public understands that HST does not apply to the purchase price of a resale home.”

    — Bill Johnston, President, Toronto Real Estate Board

    QUICK FACTS

    The HST does not apply to the purchase price of resale homes.

    Sales tax did not apply to the purchase price of resale homes under the previous PST.

    In addition to not having HST on resale homes, a refund of Land Transfer Tax of up

    to $2,000 is available to first-time home buyers of resale homes.

    Real Estate Investing Tips


    Real estate investment is lucrative, but at same time it is very risky as well. You should take necessary steps before investing in real estate to make sure that you get good returns from it. There is some really valuable real estate investing tips. Let us go through these real estate investing tips carefully to achieve most productive and profitable real estate investments.

    • 1. It is known that your risk will be reduced largely if you have an experienced real estate agent. You have to identify most suitable and right agent who knows very well the neighborhood and locality. Such an agent will know the merits and demerits of the properties. He will have the required knowledge of price ranges in the locality. The agent you select should know in and out of the real estate market in the area where you plan to invest.

    • 2. While discussing with the property owner, make sure that you offer low prices with all correct reasons for low quotes. You have to do your homework by making a complete list of your concerns, the inadequacies you observe in the property and the prevailing market prices in the locality. The seller should not get offended. One best way is to please him first by telling some good things about the property and then you can go on to bargain with him for each and every demerits and concerns. If you feel that you are not suitable for these types of bargaining and presentations, you can entrust your agent to do this.

    • 3. You should have many options in your kitty to get a best deal. You can tell the seller that you were not very particular about his property. If you show much enthusiasm about a property, the seller will never agree for a price reduction. Let the seller know that you will go for another property if he does not come down to your terms and conditions.

    • 4. You always see the merits and extra facilities available with the properties. Some time with a small amount of investment in small repairs or maintenance, you may able to gain more value for the property. The property may look dull at the point of time, but you can make it appealing with few bucks to sell it off gaining more profit.

    • 5. Try to locate motivated sellers. It simply means to locate sellers who are in absolute need of selling the property. If the seller is eagerly waiting for a buyer, you will get best deal.

    • 6. While offering price for a real estate property, you should consider other charges involved in it. Also you should see the fees charged by the agents in materializing the transactions. All these amounts add up on the cost of the property. You should estimate whether you will be able to make a resale with profit over this cost.
    • Understand the area, estimate the cost involved, knowing the property prices in the region and also knowing the demands for property are the main items to have a perfect and profitable real estate buying.

    Best U.S. Cities To Invest in Real Estate

    The best American cities to property investments are – Panama City and Vero Beach, Florida, Bridgeport, North Carolina, Manchester, Connecticut, Florida, Lakeland, McAllen, Texas, Fort Collins, Colorado and Atlanta, Georgia, San Luis Obispo, Calif., Wilmington, New Hampshire. The report cites the rate of appreciation in house prices provides a period of five years. The owners are an investment in San Luis Obispo, California, today, is expected to get a good evaluation (40%) on their homes over the next five years. Florida has the status of having three of the four largest cities to invest in Panama City, tops the list of best places to buy real estate must have an appreciation of real estate by 72% over five years. Real estate development of major projects such as building a new airport and low property prices should stimulate the economy and housing market. Manchester, NH, who was twice ranked as “the best place to live” in America by Money Magazine, is in eighth place with an expected appreciation of 35%.

    The median home price in Wilmington, North Carolina should increase to $ 297,000 in 2011, against the current price of $ 217,000, an increase of 37%.Fort Collins and Atlanta later in the cities ninth and tenth property investment ever in the United States. Fort Collins, one of the most popular in America, has been classified as “No.1 small city ‘this year by Money Magazine. Recent price cuts in the housing market has become’ the best time to buy a house or condominium in this city with an appreciation of property is estimated at 28%. In 2010 will be the best time to start looking for apartments for sale – it will be the period where the properties in U.S. will be the cheapest. So don’t miss your chance! Atlanta is ready for an excessive assessment, with an estimated growth of 24% in house prices over the next five years.

    Top 7 Worldwide Real Estate Markets

    On the basis of several factors that include lifestyle, retirement, opportunities for fun and investment, International Living magazine has chosen the world’s seven hot spots for 2007. Remains virtually unnoticed by the tourists of the world, these seven regions are the best international markets for real estate in 2007. They are:

    1. Montenegro: This spectacular European countries on the Adriatic Sea, which many have forgotten almost completed the list of the best international real estate markets. The aquamarine sea, mountains in the background thrilling, exciting summer homes and fishing villages are just some features of this country jaw droppingly beautiful. An ideal location for tourism, this country was considered the fastest in the Voyage of economic growth and tourism “by the World Travel and Tourism Council.

    2. Calabria, Italy: sunny part of Europe, Calabria is a beautiful peninsula is surrounded by silver-blue sea on three sides clear. Life happens in a quiet area in this place that has all the charm of a medieval village. A promising market for real estate, the area is well served by low cost carrier Ryanair Euro.

    3. Ciudad Vieja, Uruguay: This is another inexpensive cities in the world that remains to be discovered. The city experienced a booming real estate market since 1995 and the upward trend is sure to continue in 2007. Also classified as one of the top 10 cheapest cities in the world last year, Ciudad Vieja is one of the best places to invest this year.

    4. Cartagena, Colombia: This is an old walled city adorned by a beautiful Spanish colonial architecture and nearby beaches of white sand. The city offers a warm climate, the lifestyle at affordable prices, and world-class diving and snorkeling for tourists and locals.

    5. Dubai, United Aram Emirates: Despite the drop in property prices in Dubai, the emirate is the eighth most expensive place to rent office space in the world, reveals the latest report by CB Richard Ellis on office occupancy. If you want to live in U.A.E, apartments for sale in Dubai could be the best solution for you. Dubai is an ideal location for tourism. This country was considered the fastest in the Voyage of economic growth and tourism

    6. Malaysia: Top Retirement Haven South Asia, his country is a very convenient destination. Malaysia offers a Western lifestyle and a host of attractions including modern infrastructure, hotels, guest houses and many cultural attractions. Its beautiful white sand beaches and clear blue waters offer sailing, diving, snorkeling, etc.

    7. Mexico Flamingo Coast: an attractive coastline with dozens of picturesque beach town is cheap coast, the coast Flamingo offers a wide range of living and a relaxed lifestyle. Its warm climate, white sand beaches, emerald green waters and the low rental prices are among the attractions offered by the region.

    8. Honduras Cloud Forest: With acres of breathtaking mountain forests of beautiful, this mountain paradise is just minutes from a charming beach town and an international airport. You can access this town by air in less than 2 hours from many locations in the United States with the area ready for a real estate boom a few years down the line, now is the time to buy.

    Bottom Line: Can They Get the Order?

    Fred Franzia doesn’t believe in complicating either wine or business. Forget romance: the founder of the Bronco Wine Company and the creator of "Two Buck Chuck" hopes to offer his customers decent wine at a bargain price. "Number one is, can they get the order and collect the money? Number two is product knowledge and the ability to talk about it in terms that translate to normal people. People have a tendency to create too much mystery around wine."

    Being Trusted by the Customer

    Jake Nickell, founder, and Jeffrey Kalmikoff, chief creative officer, are the corporate directors of Threadless, but it would be fair to say the customers are running the show. This T-shirt company is at the forefront of user innovation--a fancy term that means the site’s visitors submit shirt designs, community members vote on them, and Threadless produces and sells the winning entries. Who, in their view, is the ideal salesperson for their kind of company? "Somebody’s best friend," says Nickell. He's not kidding. "In a community-based business, people learn about you from their friends, not from a salesperson or an advertisement," Kalmikoff says.

    Perfect Execution

    Rick Alden built Skullcandy, which sells hip headphones popular with action sports stars, on his core customers' devotion to a brand and the lifestyle it represents. His salespeople don’t have to be snowboarders, but he does expect them to embody the company's cultural DNA. The job demands equal enthusiasm for the product and for meeting clients' needs. "A good salesperson is passionate about the brand of Skullcandy and the uniqueness of the product," he says, "and then someone with perfect execution, who does what they say they will do and delivers what they say they will deliver. No buyer should ever be left hoping their salesperson will come through."

    Understanding Early Adopters

    Tan Le is no stranger to questioning what’s possible. When she was four, her family fled Vietnam with nothing; by 26, she was a leading Australian entrepreneur. But with Emotiv, her latest venture, she hopes to make science fiction into reality. The company hopes to develop a mind-reading device—something most people don’t believe really exists and aren’t too sure they want even if it does—into the next Nintendo Wii. For this sort of innovative product, the best salesperson is "one who understands the customer," Le says. "The reality for us is our customer profile will change as our product changes. The salesperson would need to understand the new and innovative nature of the product. It’s not a utility at this point, it’s an experience. It’s about fulfilling this fantasy of magic, controlling the universe with your mind. The initial market is a hard-core early adopter—but as the product changes, they will need to be able to adapt."

    Great Listening Skills

    "The people who are the most successful are the ones who listen most closely to the customer," says Enterprise Rent-A-Car CEO Andy Taylor. "We follow the two ears, one mouth rule here." For example, when the St. Louis, Missouri-based company considered implementing a carbon-offsets program in the US and Canada, Taylor and his sales staff had one major concern: would the customers like it? Concerned that renters would think the program was simply money in the company’s pockets, Enterprise will put its money where its mouth is by matching up to $1 million in donations.

    Passion for the Product

    "I look for passion for the product—and I don’t think that’s something that you can fake," says Selena Cuffe who, with her husband Khary, runs Heritage Link Brands. The Los Angeles, California business imports wine made by locally-owned vineyards in Africa. "As a salesperson, you are up against a lot of no's, a lot of reasons people can’t take the product, and you have to convince them. You can’t do that in a slimy way. You can’t fulfill that need if it’s just about the money or meeting the numbers. Passion is what creates the ability to meet your customers’ needs on the scene and get the sale."

    28 REASONS WHY YOU NEED A REALTOR

    1. MLS provides exposure to literally thousands of people through agents, while a FSBO has only his own personal contacts.

    2. Real estate offices have secretarial assistance during peak hours and message answering and paging services during the off-peak hours.  A salesperson is always available to handle inquiries.  Any time a private seller is away from home, their home is off the market.

    3. By use of a comparative market analysis, a salesperson can help a vendor choose the right price to ask.  While some vendors ask too little, others ask far too much.  Once a house sits unsold for too long it becomes stale.  Often a vendor if forced to reduce the price and may have to accept less money for their home than they would have received had they started at the right price originally.

    4. Real estate agents are able to offer suggestions about how to improve a home’s “showability” and hence increase market value.

    5. A good real estate salesperson can select the best route to a showing and point out comparable properties that will put the property to be shown in the best possible light.

    6. Much of a real estate company’s business comes from corporate or personal referrals.  This market is unavailable to private sellers.

    7. Out-of-town buyers seldom have the time or knowledge to deal directly with owners, but they do contact agents through relocation systems.

    8. Other homeowners who have already listed their homes usually purchase through the company with which their own home is listed.

    9. A property depreciates the longer it is on the market.  The first two to three weeks is a crucial period.  Many owners fail to take advantage of this excitement by limiting the market to their own contacts and advertising.

    10. Good salespeople are capable of qualifying prospects so that only those  who qualify to buy the home are introduced to it.  This eliminates most  “lookers” and non-serious purchasers.

    11. The owner can generally be assured of advance notice for showings. Private showings eliminate the possibility of a personality conflict between vendor and purchaser.

    12. Agents screen all prospects and accompany all potential buyers through the property.  There is less chance that strangers who may have activities in mind other than buying a house will come.

    13.    Demonstrating property is an art.  Not everyone enjoys poking through other people’s closets.  It’s an agent’s job to demonstrate the home and its features.

    14. Virtually every purchaser has objections, which agents are trained to handle.  A private seller often gets indignant if the purchaser doesn’t like something about the home.

    15. Not all purchasers will come out and say what is bothering them, particularly in front of the vendor.  A real estate agent is trained to smoke these out and handle them professionally.

    16. In real estate the offers are in writing and are irrevocable.  Private buyers often give verbal offers and then revoke them.

    17. Agents are trained to negotiate better than a vendor can on his own behalf.

    18. A good real estate salesperson is aware of many different ways to finance a purchase, while a private seller doesn’t even normally assist in finding suitable financing.

    19. A good real estate salesperson can help eliminate red tape and keep legal costs to a minimum.  When an agent does work, the lawyer charges for checking.  When there’s no agent, the lawyer does the work and then charges accordingly.

    20. Agents stay involved with the deal until the transaction is closed.

    21. Although a vendor may leave town, a purchaser is secure in the thought that, should a problem arise after closing, the agent will be there to help out.

    22. A prospect is more likely to believe a licensed real estate representative than an owner, who will not likely be around after the sale.

    23. A licensed real estate salesperson must adhere to a rigorous code of ethics.  A direct buyer or vendor is not so constrained.  Purchasers want the protection an agent can offer.

    24. A vendor selling privately can expect to put a minimum of 80 hours “work” into the project.  This does not account for other out-of-pocket expenditures such as advertising, lawn sign, divorce lawyer (just kidding).  Selling a home can be extremely stressful.

    25. Real estate professionals are trained to follow-up all leads, inquiries and showings.  Such follow-up is normally expected and does not have a detrimental effect on a vendors bargaining position, while a private seller doing a follow-up is deemed to be desperate.

    26. Private sales attract bargain hunters.  Any time a buyer doesn’t  buy from a store or through a salesperson he expects to save the commissions or profits that would normally go to the salesperson or store owner.  Why should someone do all the work an agent would normally do and still pay full price?  Since the vendor is trying to save about six per cent commission and the purchaser is trying to save six percent, now they are twelve per cent apart.

    27. The best prospects work with agents.  People who have been transferred from out of town: people who have their home for sale; or people who have sold their home all work with sales representatives.

    28. Let’s be honest; selling your own property is a hassle for which most people are ill-prepared and most real estate commissions are cheaper than most law suits.

    The Recording Acts

    The recording Acts (Registry Act and Land Titles Act) provide statutory rules affecting interests with respect to any particular plot of land and the priority of those interests. These Acts attempt to induce prompt registration and to indicate clearly what interests are claimed in the land, thus facilitating the sale of real property.

    In Ontario, all land is registered under either the Registry Act or the Land Titles Act, but never under both. In the Registry system, the Land Registrar is an administrative official only, taking no responsibility for verifying title. In the land titles system, the Land Registrar maintains and guarantees title.

    The Registry Act

    The registry system, dating back to 1795, records property interests on a geographic basis. All land within counties is registered at registry offices. The next largest division is the township. Accordingly, abstract books in the registry office are divided on a township basis. Townships are divided into concessions and lots. The basic recording books are the abstract books. Each book covers particular farm lots within each concession and within each township.

    As urban areas developed and large subdivisions arose, the description of land (arrived at through metes and bounds descriptions consisting of parts of a farm lot) rapidly became unmanageable. Subdivision plans were developed and the legal description changed from a lot and concession reference to a plan number. Each parcel of land within the plan was assigned a number. New abstract books were opened to accommodate these plans. As time progressed, the shelves became filled with not only basic abstract books, but also many others to handle such things as condominiums, leasehold interests, wills, probates, highways and sundry lots.

    The process of searching records became equally complex. A person wishing to search a particular lot would access the plan (abstract) book and look up the appropriate lot number. Title searches for a minimum 40-year period are typically necessary, therefore, searchers might have to go behind the plan (book) back to the abstract books that covered the original farm lot. Ultimately, the chain of title should go back to the original Crown Patent (i.e., the root of title).

    Under this system, abstract books are indexed not under the people’s names having interests in the land, but rather under the land description (referred to as tract indexing). Instruments (documents) affecting the land are summarized in chronological order within the abstract books thereby establishing priority. A title searcher obtains the document number from the abstracted information, presents it to the registrar and receives a copy.

    Land Titles Act

    The Land Titles Act operates on the premise that the Land Titles Register (a book roughly comparable to the Abstract Book in Registry) is the sole information source for purchasers. Land titles is based on three principles: mirror principle, curtain principle and insurance principle.

    The government is prepared to guarantee that no interests other than those set out in the register can affect the land. Consequently, the process of searching titles is significantly reduced. The register differs from the abstract book in that only existing and valid interests remain on the register. All prior interests that have ended are deleted. A detailed discussion of land titles follows.

    Land Titles

    The first Land Titles Act in Ontario was passed in 1885. With limited exceptions, all provincial Crown Patents must now be registered under the Act. In addition, all land to be subdivided by a registered plan of subdivision and all land on which condominiums are developed under the Condominium Act must be registered under the Land Titles Act, if that system of land registration is available in the applicable land registration office.

    Land registered under the Registry Act may be brought under land titles by the owner through a process called first application. The large-scale conversion of registry records into land titles (commonly referred to as the administrative conversion) is now nearing completion. The land titles conversion project involves the conversion of registry records into land titles coincident with the move to electronic registration systems.

    FEATURES/PRINCIPLES

    While registry operates under a tract indexing system using geographic location, all land titles entries are by way of assigned parcel numbers. A separate parcel record is kept in a register of title for each unit of ownership. The actual title searching process involves identifying outstanding entries on the most recent parcel register for a specific property.

    LAND TITLES ASSURANCE FUND

    The Land Titles Assurance Fund, established under Part V of the Land Titles Act, provides that persons deprived of ownership through selected errors or fraud are entitled to compensation, provided such compensation cannot be obtained from other sources. (More specifically, the fund is designed to provide financial compensation for persons wrongfully deprived of land or some interest therein, due to the land being brought under this Act or by reason of some other person being registered as owner through fraud or, by reason of any misdescription, omission or other error in a certificate of ownership or charge, or in an entry on the register.) The compensation is subject to various qualifications.

    The person claiming to be entitled to payment for compensation must apply to the Director of Titles. The amount of compensation will be determined by the Director of Titles, subject to certain rights by the claimant. The Land Titles Assurance Fund should not be confused with title insurance (see Curiosity: Title Insurance).

    Land registry offices (LROs) were originally located at the county seat for each county in Ontario in which land within that county is registered. However, municipal consolidations and regional government structures have somewhat altered traditional county-based arrangements.

    Members of the public access the land registry office during normal business hours to search titles and register documents. The need to physically attend the land registry office has diminished significantly with the advent of e-registration for land transactions and online search facilities provided through Teranet. Presently, both e-registration and paper-based systems co-exist in Ontario, but the vast majority of land registry offices are now automated.

    In the traditional paper-based land registry offices, real estate practitioners search property records by preparing a Request for Service form and paying the appropriate fee, if required. In such cases, the request form must first be presented to a cashier and then taken to the appropriate counter, where it is filled by registry office staff in order of receipt. In automated land registry locations, users access land information via computer using Teraview software that provides a secure information gateway (see subsequent topic).

    Posted fees involve document registration, furnishing of selected information from title records, and provision of maps, large surveys, subdivision plans and other oversized documentation. Separate fee structures apply to registry and land titles. Fees are amended from time to time and published in a Tariff of Fees. Currently, record organization will vary based on available space and internal setup. E-registration will ultimately standardize land registry operations throughout the province.

    Title Searching

    Title searching refers to locating, organizing and condensing pertinent facts about documents and other related materials registered on title. The typical search normally involves a lawyer, or a title searcher on behalf of the lawyer, seeking out either paper or electronic documents concerning a real estate conveyance. However, many others search title documents; e.g., employees of lending institutions, government representatives, appraisers, private investors, developers, municipal authorities and law enforcement agencies. Organizations have traditionally retained the services of title searchers as freelancers.

    Title information, once reviewed by legal counsel, leads to a conclusion as to whether or not the owner has good and marketable title. The title searcher provides no opinions on such issues. He or she merely condenses information, copies or electronically receives certain documents and summarizes relevant information (as the need arises) leading to an ultimate conclusion. The process of title searching, once a complex activity involving numerous documents and written notes, has become simple and straightforward in today’s automated office through computer access to registry records either at off-site authorized user locations (e.g., legal offices using Teraview software) or on-site at land registry office computer terminals.

    Other Services

    The land registry office serves other functions besides its repository role for land registration documents. Some local offices provide access to other registration systems such as the Personal Property Registration System (PPRS). The PPRS involves registerable interests in equipment, inventory and consumer goods. Offices may also provide services for corporate, birth, marriage and death certificate registrations.

    PERSONAL PROPERTY SECURITY REGISTRATION

    The PPSR records and stores information concerning purchases of goods and other personal property used to secure loans regarding such purchases. Practitioners can search the Personal Property Security Registration (PPSR) system by means of a specific search (the first and last name plus middle initial of the person, along with date of birth) or a non-specific search (first and last name only). Personal property filed with the PPSR is referred to as a chattel.

    Under the PPSR, the creditor (secured party) files a financing statement that includes the names and addresses of the debtors, classification of the chattel and a brief description, if applicable. Generally, registration of the financing statement must be done within 30 days following the signing of a security agreement. The actual security agreement can be in various forms, such as an equipment lease with an option to purchase (e.g., office computer equipment or photocopier), a conditional sale contract (e.g., appliances or a hot water tank) or a chattel mortgage. If changes are made to the information registered under the PPSR, a financing change statement must be recorded. This statement is also used when discharging the debt recorded on the financing statement.

    The land titles conversion project now nearing completion involves the conversion of registry documents to land titles coincident with a change to the automated POLARIS system. Under traditional procedures, a property would enter land titles through an investigation and subsequent certification by way of first application under the Land Titles Act (Part IV). The land titles conversion project provides streamlined procedures to accelerate the process and the access to land registration records by way of Teraview (operated by Teranet).

    Land Titles Conversion Qualified

    In the land titles conversion project, the first application process is replaced with a largescale administrative conversion. A pre-established search procedure verifies existing titles within the registry. Certification of title is issued upon that investigation and the recommendation of representatives of the Ministry of Government Services. Properties so converted bear the initials LTCQ indicating land titles conversion qualified. The title to the property is insured with claims being settled under the Land Titles Assurance Fund.

    Understandably, such a large scale conversion does not come without some qualifiers as to the extent of title guaranteed. A dispute mechanism is designed to handle a variety of unique circumstances; e.g., planning issues affecting adjoining properties, conflicting descriptions and disparate boundary lines.

    Persons using the remaining registry offices that are scheduled for conversion should take time to read bulletins published by the Real Property Registration Branch of the Ministry regarding the rationale underlying the conversion, implications for owners and revised search procedures

    CONVERSION SEARCH PROCESS

    The administrative conversion of registry to qualified land titles is an integral part of the POLARIS automation process. For land titles conversion, a search process was developed that would account for all claims outstanding during the 40-year search period and establish the owner of the parcel. Under this process, at least ten years of ownership or the last three deeds are searched, whichever is the greater, to establish ownership.

    Interests and claims recorded on the parcel index for the 40-year search period are carried forward to the automated parcel register. The abbreviated search process assumes that any prior errors or omissions would have been detected by at least one of the law firms conducting the 40-year search necessary to transfer title properly. The record created is guaranteed by the registration system and any loss caused as a result of error or omission, if any occurs, will be compensated through the Land Titles Assurance Fund.

    The search process does not involve applications by individual owners supported by current surveys. Individual notification is not given and no hearings are held to resolve disputes concerning the extent of title. Therefore, the boundaries of the land included in the application are not fixed, as would be the case with first registration. Consequently, the title statement given by the government varies from that provided under the existing first application conversion process. Title qualifications, in addition to those set out in the Land Titles Act, are modified and legal advice should be sought regarding such matters.

    LAND TITLES CONVERTED QUALIFIED (LTCQ) VS. LAND TITLES ABSOLUTE

    Land titles absolute is issued for parcels that are brought into land titles by way of first application. As such, these titles are subject to title qualifiers set out in Section 44 of the Act. The land titles converted qualified (LTCQ) involves parcels that are brought into land titles during the administrative conversion from registry records to a land titles parcel.

    The land titles conversion project represented a special challenge given the mass administrative conversion from registry to land titles. Risk factors associated with the process had to be carefully examined. The Ministry of Government Services determined that the title for all properties issued under the land titles conversion would be given qualifications that differ slightly from the normal land titles qualifications. Most notably, title brought into land titles by conversion are subject to the rights of any person who would, but for the land title, be entitled to the land or any part of it through adverse possession, prescription, misdescription or boundaries settled by convention. Such matters, however, go beyond the scope of this current course.

    As a further note, owners wishing to develop property by registering a plan of subdivision or condominium on an LTCQ parcel must make application for an absolute title in order to deal with removing qualifiers relating to such things as adverse possession and misdescription. The resolution of any problems regarding boundaries and adverse claims is required before such plans are registered in the automated system.

    TITLE PROBLEMS

    If a title-related problem is uncovered during the search process that cannot be resolved, the property will not be converted to land titles. It will be automated and maintained in the registry system. Any property that is not converted initially may be converted later, without a formal first application, as soon as the missing title evidence is supplied.

    Problems with boundaries, encroachments and conflicting descriptions are more common than title-related problems and typically involve conflicting descriptions in deeds of adjoining properties. The search conducted for land titles conversion will often uncover such conflicts. Since the situation is so common, all printouts of the parcel register contain a note to advise the reader that he/she should search for inconsistencies in adjoining descriptions. In the case of properties containing serious conflicts (e.g., overlapping descriptions for major portions of the parcels), conversion will not proceed and the parcel is entered in the automated system as a registry parcel pending any possible further investigation.

    PREPARING FOR E-REGISTRATION

    The e-reg capability of Teraview allows the client to search parcel records within POLARIS by entering one of the following:

    • Unique nine-digit property identification number (PIN)
    • Municipal address
    • Name
    • Registered instrument number
    • Map
    • Condominium Plan
    • Plan of Subdivision

    A successful search will produce the full property description, the owner(s) of the property and a list of all current registered instruments. The printed result will contain the same information as would be received in person at the land registry office. The search can also be expanded to include the mapping interface in order to identify easements, rights-of-way or encroachments, search for Planning Act compliance and identify owners of nearby properties.

    E-REGISTRATION METHODS
    Individuals who are provided access to the system may register documents electronically from their offices, use a kiosk in the applicable land registry office or request assisted service by a staff member in the land registry office. Not all documents can be registered electronically. For example, certain types of documents such as Crown grants (see later discussion) and the Declaration and Description for the registration of a condominium must be registered using traditional, paper-based methods. Also, certain documents, given their size and number, may exceed limits within the electronic registration system. An example might involve a complex legal document that affects hundreds or thousands of properties.
    E-REGISTRATION PROCEDURES
    E-registration refers to title documents being created, submitted and maintained in electronic form. E-registration is initiated by means of dockets and messaging. A docket includes registration documents prepared by one lawyer with subsequent forwarding (messaging) by secure transmission to another user through the Teraview gateway software. An illustrated e-registration document flow is illustrated. Detailed discussions of closing procedures and registration of applicable documents involving real estate transactions are included in Course 3 General.
    COMPLETING DOCUMENTS
      Note: The following description briefly summarizes steps in creating a transfer/deed of land by the seller’s lawyer, further steps taken by the buyer’s lawyer, followed by electronic signing and electronic submission to the land registry office.

    The seller’s solicitor accesses the Teraview software and creates a transfer by inserting relevant information in successive data entry fields (which generally parallel those found in the paper-based Transfer/Deed of Land, Form 1); e.g., property details, transferor and transferee. This process would include Planning Act statements and other legal statements that are part of the document preparation process. After completing all necessary details, the seller’s lawyer sends a message to the buyer’s lawyer allowing access to the document.

    The buyer’s lawyer, upon receiving the message, can electronically accept access to the sent document (i.e., the transfer). He or she then checks for writs of execution against the seller. Assuming none, the buyer’s lawyer adds the buyer’s information to the document. As with the seller’s lawyer, this process would include Planning Act statements and other legal statements that are part of the document preparation process. Next, the buyer’s lawyer completes the land transfer tax statements (information found in the Land Transfer Tax Affidavit that accompanies the Transfer/Deed of Land).

    The document, when completed by both lawyers, is ready for electronic signature. Two types of signatures are required: completeness and release. The completeness signature validates the accuracy of statements made and the release signature confirms that the document is ready for registration. With the documents now completed and signed, the electronic registration can occur. The system performs a sub search and searches for writs. Upon registration, a registration number is assigned to the transfer by the POLARIS database.

    The Land Registration Reform Act sets out five standard documents. Until that point, registry was burdened with countless forms and schedules. Land titles has traditionally been more regimented in terms of acceptable forms for registration. The five forms are:

    Paper-Based and Electronic Forms

    Completed paper-based examples of the Transfer/Deed of Land (including the Land Transfer Tax Affidavit) and the Charge/Mortgage of Land are included for illustration purposes, as practitioners will most commonly encounter these forms when reviewing title documents. Selected electronic versions are also provided (at the end of this chapter). These include the Transfer (Transfer/Deed of Land), Land Transfer Tax Statements (in lieu of the Land Transfer Tax Affidavit), Charge/Mortgage (Charge/Mortgage of Land), Discharge of Charge (Discharge of Charge/Mortgage) and the applicable parcel register page. An electronic clear certificate regarding writs of execution is also included.

    Content is generally the same for both paper-based and electronic versions. The most notable differences involve form layouts and the fact that no signatures are required in electronic versions. Under land titles, in addition to the five forms identified, other forms being attached either manually or electronically must meet prescribed standards established by the Land Titles Act. In registry, attached documents can vary but are subject to statutory formalities regarding registration.

    Real estate practitioners may encounter certain registration-related matters when listing and selling residential or commercial properties both within rural and urban settings. Selected topics are included to advance general knowledge of registration within Ontario.

    Leasehold Interests

    Leasehold interests may be registered under both registry or land titles systems. As most titles are now being converted to land titles, practitioners should be aware of certain registration fundamentals under land titles. The lessee (tenant) holding a lease exceeding three years must register a notice of lease, using the prescribed form, in order to protect his or her interest. The actual notice sets out particulars of the lease including the parties, term and expiry date, and any rights (e.g., right to renew). Such registration can either involve a notice of the lease or a specific interest that an individual has relating to a lease (e.g., a sublease). Further, the lessor (landlord) can register an assignment of rents relating to a lease that has been registered; e.g., the lessor wants to borrow money based on future rents under the lease.

    In instances where the unexpired lease term is 21 years or more (including any right to renew), the tenant may make application to the Registrar in the applicable land registry office to have a leasehold parcel opened that will reflect both the leasehold interest and any agreements, mortgages or other encumbrances affecting that interest.

    Crown Lands

    Crown lands refer to property vested in the Crown and administered under provincial legislation and procedures. In Ontario, all crown land falls under public land as defined in the Public Lands Act. Indian lands are an exception as they originate with the federal government and the Crown in Right of Canada. Accordingly, all registration documents are filed federally. Practitioners frequently encounter crown lands in two ways: title matters associated with the Crown Patent and disposition of crown lands.

    CROWN PATENT
    A Crown Patent is an original title deeded by the government and generally accepted as the root of all title. Most property in Canada commences the legal chain of title from the Crown Patent. The passing of title from the Crown is typically accompanied by certain reservations; e.g., save and except for mineral rights and/or trees. Further, a portion of land may be reserved for the purpose of future road construction. The extent of such reservations are set out in the original patents for such lands and can vary based on when the patent was issued. Practitioners, particularly those dealing with rural and recreational properties, should be aware of such limitations as property value can be directly impacted. Salespeople are not expected to decipher all the intricacies of Crown Patents and should seek legal advice.
    DISPOSITION OF CROWN LAND
    The method by which Crown lands are patented and sold goes beyond the scope of this introductory course. The method used is based on applicable legislation, procedures of the administrative body handling these lands and requirements of the land registration system. Patents are typically processed following research involving the appropriate government agency and subsequent issues of a patent that is registered in the appropriate land registry office. Practitioners most commonly encounter disposition of crown lands relating to cottage lots in remote locations.
    Native Lands

    Native lands refer to reserved lands held by the Crown for the use and benefit of native people, pursuant to the Indian Act. To convey such property to other persons, the land must be surrendered to the federal government. The government then, in turn, may convey titles by way of sale, or grant leases on the surrendered land

    Real estate practitioners marketing this type of property require an understanding of methods by which such lands are controlled, registered and developed. Certain complexities exist in negotiations concerning native lands.

    Methods associated with the surrender and management of lands by the federal government have caused much debate. The Indian Act and various amendments dating from the mid-1800s have failed to adequately address various difficulties. Historically, all lands surrendered ceased to be viewed as lands for the use and benefit of native people. Control of such properties was vested in the Federal government once any surrender was undertaken. However, Subsection 38(2) of the Indian Act (1951 Revision) clearly states that a surrender may be absolute or qualified, conditional or unconditional. In light of this, much debate has centred on the more recent idea of conditional surrender. Various court decisions have found that conditional surrender, such as a lease, does not eradicate the basic premise that these lands are still reserved for native people.

    The fundamental benefit of conditionally surrendered land lies in the native people being able to develop the property through leases to outside interests, while retaining underlying ownership. However, to effect meaningful ownership of the lands, native bands require control over the property for purposes of regulation, servicing, taxation and a host of other responsibilities usual to a municipal government.

    Unfortunately, little guidance can be found in the Indian Act. As a result, individuals other than native people on leased property find themselves caught between an outdated federal Act, band councils that regulate affairs within the native lands (including the surrendered area), and provincial governments/local municipalities that seek to tax and otherwise control the endeavours of such persons and enforce land planning requirements.

    INDIAN ACT: PROCEDURES AND ISSUES

    Methods associated with the surrender and management of lands by the federal government have caused much debate. The Indian Act and various amendments dating from the mid-1800s have failed to adequately address various difficulties. Historically, all lands surrendered ceased to be viewed as lands for the use and benefit of native people. Control of such properties was vested in the Federal government once any surrender was undertaken. However, Subsection 38(2) of the Indian Act (1951 Revision) clearly states that a surrender may be absolute or qualified, conditional or unconditional. In light of this, much debate has centred on the more recent idea of conditional surrender. Various court decisions have found that conditional surrender, such as a lease, does not eradicate the basic premise that these lands are still reserved for native people.

    The fundamental benefit of conditionally surrendered land lies in the native people being able to develop the property through leases to outside interests, while retaining underlying ownership. However, to effect meaningful ownership of the lands, native bands require control over the property for purposes of regulation, servicing, taxation and a host of other responsibilities usual to a municipal government.

    Unfortunately, little guidance can be found in the Indian Act. As a result, individuals other than native people on leased property find themselves caught between an outdated federal Act, band councils that regulate affairs within the native lands (including the surrendered area), and provincial governments/local municipalities that seek to tax and otherwise control the endeavours of such persons and enforce land planning requirements.

    NATIONAL REGISTRY

    The real estate practitioner is cautioned as expert advice is essential, together with direct band council contact and proper guidance and documentation from Indian and Northern Affairs Canada. The government ministry has also maintained a national Indian lands registry since 1968. In essence, the system parallels provincial registry procedures and is generally modelled on the land titles system (although no guarantee of title is attached to ownership). The land registrar is required to maintain both a reserve land register and a surrendered land register.

    REAL ESTATE BROKERS OR SALES REPRESENTATIVES

    AND REAL ESTATE DEVELOPERS

    THIRD PARTY DETERMINATION

    COMPLIANCE REGIME

    REPORTING

    RECORD KEEPING ASCERTAINING IDENTITY

    The following summary of the legislative requirements under the PCMLTFA applies to you if you are a real estate broker or

    sales representative when you act as an agent regarding the purchase or sale of real estate. These requirements do not apply to your

    activities related to property management. A real estate broker or real estate sales representative means an individual or an entity that

    is registered or licensed in a province to sell or purchase real estate.

    Effective February 20, 2009, if you are a real estate developer, these requirements apply to you when you sell to the public a new

    house, a new condominium unit, a new commercial or industrial building, or a new multi-unit residential building. A real estate developer

    means an individual or an entity other than a real estate broker or sales representative who in any calendar year after 2007 has sold the

    following to the public:

    at least five new houses or condominium units;

    at least one new commercial or industrial building;

    at least one new multi-unit residential building each of which contains five or more residential units; or

    at least two new multi-unit residential buildings that together contain five or more residential units.

    If you are an employee of a reporting entity, these requirements are the responsibility of your employer except with respect to reporting

    suspicious transactions and terrorist property, which is applicable to both.

    If you are a real estate agent acting on behalf of a broker, these requirements are the responsibility of the broker except with respect to

    reporting suspicious transactions and terrorist property, which is applicable to both.

    Revised August 2008

    Where a large cash transaction record is required, you must take reasonable measures to determine whether the individual is acting

    on behalf of a third party. When a client information record is required, you must take reasonable measures to determine whether

    the client is acting on behalf of a third party.

    In cases where a third party is involved, you must obtain specific information about the third party and their relationship with the

    individual providing the cash or the client.

    See Guideline 6B: Record Keeping and Client Identification for Real Estate

    The following five elements must be included in a compliance regime:

    The appointment of a compliance officer

    The development and application of written compliance policies and procedures

    The assessment and documentation of risks of money laundering and terrorist financing and measures to mitigate high risks

    Implementation and documentation of an ongoing compliance training program

    A documented review of the effectiveness of policies and procedures, training program and risk assessment

    See Guideline 4: Implementation of a Compliance Regime

    Suspicious Transactions

    You must report where there are reasonable grounds to suspect that a transaction or an attempted transaction is related to the

    commission or attempted commission of a money laundering offence or a terrorist activity financing offence.

    See Guideline 2: Suspicious Transactions and Guideline 3: Submitting Suspicious Transaction Reports to FINTRAC

    Terrorist Property

    You must report where you know that there is property in your possession or control that is owned or controlled by or on behalf of a

    terrorist or a terrorist group.

    See Guideline 5: Submitting Terrorist Property Reports to FINTRAC

    Large Cash Transactions

    You must report large cash transactions involving amounts of $10,000 or more received in cash.

    See Guideline 7: Submitting Large Cash Transaction Reports to FINTRAC

    1-866-346-8722

    www.fintrac-canafe.gc.ca

    You must keep the following records:

    Large cash transaction records

    Receipt of funds records

    Client information records

    Copies of official corporate records (binding provisions)

    Copies of suspicious transaction reports

    You must take specific measures to identify the following

    individuals or entities:

    Any individual who conducts a large cash transaction

    Any individual or entity for whom you have to keep a

    client information record or a receipt of funds record

    Any individual for whom you have to send a suspicious

    transaction report (reasonable measures and

    exceptions apply)

    See Guideline 6B: Record Keeping and Client Identification for Real Estate