1. Failure to effectively market the property

Good marketing distinguishes your home from hundreds of others on the market, selling its benefits not just its features. Open houses and print advertising (the most obvious) are only moderately effective. Only 1% of homes are sold at open houses, and just 3% of people purchased their homes after seeing a print ad! Your Realtor© should be using other methods as well to attract prospects. Ask your sales professional to provide a list of things they will do to market your home.

2. Basing your asking price on needs or emotion not market value.

Many sellers base their pricing on what is termed as Subjective Value. To an appraiser, subjective value is based on emotions. For example, how much a seller paid for their home, how much they love their home, and overall pride of ownership is considered subjective value. Objective Value, is what ALL appraisers base the true value of a property.

Setting the asking price of a property should always be based on Market Value. Appraisers call this objective value. Objective value looks at the condition of the property; it’s location, what properties with similar features in the same area are selling for, what other properties in the same area are listed for, and the overall condition of the economy and real estate market.

If your home is not priced competitively, homebuyers will prefer larger or better homes in the same price range, increasing your time-to-sell. When your price is later lowered, buyers may be wary because they suspect other reasons the house has remained unsold so long.

3. Failing to “present” the home

A property that is not clean or well maintained often suggests hidden defects that increase the total cost of ownership. Sellers should make necessary repairs, and spruce up the house inside and out, keep it clean and neat, or risk chasing away buyers brought in by realtors. Buyers will leave themselves a large margin for error for the cost of repairs, reducing their offer price. As a home sellers you may also take the services of Home Stager professionals.

4. Over-improving your home before you sell it

Most buyers will base their decision on purchasing a home based on how they feel about the kitchen and bathrooms. If these areas of the home meet both their emotional and physical needs it makes it easier to sell a home. It is a good idea to get a real estate professional to do a market assessment of what your home is worth BEFORE improvements. The next step would be to get a written estimate for improvement costs; then have your real estate professional give you an update on the market value to determine how much more money your home will sell for AFTER improvements are made. This will let you know whether it makes sense to upgrade your home first, then put it on the market, or to just put it on the market for sale the way it is.

Sellers may spend thousands of dollars doing the wrong upgrades to their home prior selling, expecting to recoup this cost. If you are thinking of selling, ask your Mississauga Remax real estate agent Gyanesh ‘Rana’ which upgrades are cost effective. Typically the most important and saleable areas of any home are the kitchen and bathrooms.

5. Choosing the wrong Realtor© or choosing for the wrong reasons

Many homeowners list with the agent who tells them the highest price, or a popular Real Estate company in the area. Remember it is NOT the sign that sells a home it is the real estate sales agent. Sellers should always choose the sales agent who will be most committed to you and the one the seller thinks has the best negotiating skills. More negotiating skills could mean a higher price at the negotiating table, selling in less time, and with less hassles along the way.

6. Failing to take the first offer seriously

Many sellers believe that the first offer received will be one of many to come, hoping to hold out for a higher price, especially if the offer comes in soon after the home is listed. Often the first offer ends up being the best buyer, and many sellers have had to accept far less money than the initial offer much later on in the selling process. The first 2 weeks of the listing term is critical. It is this time that the home will usually get MOST of its action. Do NOT let how quickly the offer came in determine your decision to accept it or not.

7. Using the “Hard Sell” during showings.

Buying a home is an emotional decision, and buyers are looking to see if a house is comfortable for them. Good Realtors© let the buyers discover the home’s features on their own, pointing out only features they are sure are important to them. Overselling your home during showings make buyers think they are paying for features that are not important to them and can lose the sale.

8. Not knowing your rights and obligations

The contract you sign to sell (The Listing Agreement) your property is a complex and a legally binding document. An improperly written contract can allow the purchaser to void the sale, or cost you thousands of unnecessary dollars. Have your Realtor© fully explain the contract or have your lawyer review it before acceptance.

BUYING A NEW HOME FOR THE FIRST TIME?

Being a first time home buyer doesn’t have to be hard.

Buying your first home can be a very exciting time! With tons of things to know and learn however, it can seem overwhelming. Which is why The RE/MAX Team at Real Value Home is doing our very best to simplify the whole process. What you want to know, what you need to know, and perhaps a few things you’ve never even considered. Browse through our simple step by step: 8 steps home buyers guide. In fact what you need is: face to face and Free consultation by experienced and professional real estate agents to understand the step by step process, different types homes and type of home options available to you within your price range. Fortunately world’s best known company and brand RE/MAX offers such totally FREE First Time Home Buyer Class from their Mississauga office for all areas of Greater Toronto area, Durham region, Halton and Hamilton region in Ontario Canada.

Neighborhood and Type of House?

What neighborhood you’re interested in? Single detached or townhome? Square footage and upgrade packages? If you’ve never purchased a home before these are things you may never even know you had to think about.

Where do you want to live?

It may sound like a simple question but it seems to be the most obvious: where do you want to live? Consider the city’s convenience versus more relaxed rural settings. Suburbs versus downtown. As a rule, considering the needs of your family is the best way to decide where to live. In fact, a recent study by found that 90% of first-time buyers settled on the neighborhood where they wanted to live before choosing the actual home they wanted to buy.

What type of home to buy?

Once you know where you want to live you need to decide what you want to live in. Detached, semi-detached, townhome, condo? Semi-detached homes or townhomes are usually less expensive than comparably sized detached single family dwelling. If having neighbors close to you are OK then this is perfect. If you prefer a little more space to call your own however perhaps a detached home would be more to your liking. Condos are great if you’re looking for extensive fitness and social amenities but remember, you pay for them in the initial cost and in the monthly condo fees, whether you use them or not.

Figuring out what you can afford

The easiest way is to figure out what you can afford is by examining your income, expenses, investments, savings and debt. When you do that, try to keep in mind inevitable expenses such as a wedding, new car, etc., etc.) And always keep a little extra for items such as legal fees, real estate agent fees, land transfer fees, and mortgage insurance to name but a few.

A professional and experienced real estate agent may help you to calculate these numbers and connect you with suitable lenders and mortgage professionals to find out as how much mortgage / Loan you may get. That will finally determine you’re your home purchase price range.

May I withdraw money for down payment for my first home purchase in Canada from my Registered Retirement Savings Plan (RRSP) ?

Yes, This program simply allows prospective homebuyers to borrow money from their own RRSP’s to buy a home. Similar to a loan this money must be paid back within a specified time frame. You must be an RRSP holder, a resident of Canada and a first-time homebuyer to qualify. The plan allows you to withdraw up to $35,000.00 tax free from your RRSP to purchase your home, provided it is paid back within 15 years. If these funds are going to be used for a down payment they must have been deposited at least 90 days before you sign your agreement of purchase and sale.

If me and my spouse both qualify to participate or Withdraw under the HBP?

Yes, each of you may withdraw up to $35,000 from your own RRSPs for a combined maximum withdrawal of $70,000. You can make a single withdrawal or a series of withdrawals in the same calendar year.

Home Buyers’ Plan (HBP)

To help you come up with a down payment, you may be eligible for the HBP. The HBP allows you to withdraw up to $35,000, tax-free, from your Registered Retirement Savings Plan (RRSP). You must use this amount to buy or build a qualifying home. You have up to 15 years to repay the amounts you withdraw.

Find out if you’re eligible and how to participate in the HBP.

CMHC (mortgage insurance)

Many first-time buyers face unique financial challenges along the way. We know saving up for a down payment in these expensive times can be difficult, and every penny counts. Luckily there are a variety of programs available from both the provincial and federal governments to help simplify and make the process much easier.

If your down Payment is less then 20% you are required to pay for lender’s insurance offered by CMHC and other agencies. There are slab rates for such insurance that is if you are putting 5%, 10%, 15% or less then 20%. Such one time insurance fee will be added to your loan amount to be paid within the amortization period of 25 Years. Check this link for CMHC mortgage loan insurance premium calculator.

Home land transfer tax refund

This program applies to newly-built or Re sale (Old) homes and gives eligible purchasers a refund of their land transfer tax based on the purchase price of their home. To be eligible, you and your spouse must be first-time home buyers.

The Province of Ontario in Canada has doubled the maximum refund better known as rebate for first-time homebuyers from $2,000 to $4,000, effective January 1, 2017.

For more information, ask at your The Team at Real Value Home Sales Office or contact the Ontario Ministry of Finance 1-800-263-7965

WE AT REAL VALUE HOME ARE HERE TO HELP

Whatever home you choose, whichever route you take, buying a new home is one of the most exciting and dynamic experiences of your life. So have fun and remember if you have any questions, the experts Gyanesh and his team at Real Value Home are just a phone call away!

The renovation loan grant offers financial assistance to low-income households who own and occupy substandard housing to enable them to repair their dwellings to a minimum level of health and safety. It is called the Residential Rehabilitation Assistance Program (RRAP).

Who is eligible?

Homeowners may apply for renovation loan grants if, the value of their house is below a specified figure; and their household income is at or below established ceilings (limits) based on household size and area.

Properties must be lacking basic facilities or require major repair in one or more of five categories: structural; electrical; plumbing; heating; fire safety. Assistance may also be available to alleviate overcrowding. Other criteria may be applicable. Consult CMHC Canada Mortgage Housing Corporations.

Ask your Area CMHC Consultant what assistance is available for your situation?

The maximum renovation loan grants are available vary according to the three geographic zones. Additional assistance may be available in areas defined as remote. Maximum Total Loan Maximum Forgiveness

Zone 1:

Southern areas of Canada
Maximum Loan amount $18,000
Maximum Loan Forgiveness $12,000

Zone 2:

Northern areas of Canada $21,000
Maximum Loan Forgiveness $14,000

Zone 3:

Far northern areas, Northwest Territories, Yukon, Labrador and northern Quebec
Maximum Loan Amount $27,000
Maximum Loan Forgiveness $18,000

IMPORTANT:

Work carried out before the loan is approved in writing is not eligible for funding under this program.
Other CMHC programs are available to assist eligible Canadians with repairs to substandard housing, housing modifications and adaptions for persons with disabilities and seniors.

In some areas of Canada, the Government of Canada, and the provincial or territorial government provide funding for these or similar programs jointly. In these areas, the provincial or territorial housing agency may be responsible for delivery of the programs. Program variations may also exist in these areas.

Buyer Representation Agreement for Mississauga, Brampton, Greater Toronto Area Home Buyers

Thinking of buying a home or property in Brampton, Mississauga, Toronto area in Ontario, Canada ?

New or Resale…You need a Buyer’s Representative. A Real Estate Agent to represent you.

You as a Buyer should be aware of your options so that you are better able to protect your position in a Real Estate deal/transaction. The role of a Real Estate Agent has been undergoing tremendous change over the past several years. Prior to 1995, all Real Estate Agents worked for the Seller in a Real Estate transaction. A buyer can now choose to retain representation with a Licensed Real Estate Agent and receive the same legal relationship that Sellers have received for nearly 100 years. Buyers may sign an agreement with the Real Estate Agent known as“Buyer Representation Agreement”. This is basically an Authority for Purchase or Lease.

A buyer who understands their options will typically want to select their Real Estate representative EARLY in the transaction in order to avoid potential conflicts of interest should they be making many calls to various Realtors (typically listing sales representatives representing the Seller) or if shopping New Home sites (representatives are not necessarily licensed Real Estate Agents – thereby having no accountability to the Buyer through RECO* or REBBA**).

The careful selection of a committed Real Estate Agent to represent your interests in the acquisition of property may play a vital role in buying right property at right price. A skilled Buyers sales representative will add tremendous value to the buyer during Home, Property search, drafting of the contract, during negotiations, and overseeing the contract to completion.

Buying your dream home is an important decision. You must spend some time to find a smart and committed Real Estate Agent in Mississauga, Brampton, Toronto area to help make it all happen?

As a home / property buyer in Ontario, Canada we may explain you your rights.

While buying a home, anything you say while un-represented could be used against you during negotiations;

You have the legal right to be REPRESENTED.

If you choose NOT to be represented; Then all Realtors will work on behalf of the Seller during negotiations.

What is a “Buyer Representation Agreement”

Guaranteeing You the Very Best in Real Estate Service

When it comes to just about every kind of contract, signing on the dotted line makes us all a little bit nervous.
When selling a home, most people are aware they sign a Listing Agreement with a REALTOR®. There is, however, an agreement that REALTORS® are now asking their home-buying clients to sign. It’s an agreement that works in favour of buyers, guaranteeing the very best in real estate service.

The Real Estate Council of Ontario (RECO), a public agency formed to protect consumers and regulate the industry, introduced guiding principles mandating that REALTORS® ask their clients to sign a Written Representation Agreement at the earliest possible time.

When choosing representation, homebuyers have the option to sign either a Buyer Representation Agreement or a Buyer Customer Service Agreement.

The Buyer Representation Agreement signifies that for a designated period of time, the buyer has engaged a specific REALTOR® firm to work exclusively on his or her behalf at finding a property. The agreement confirms the REALTOR®’s commitment to make his or her best efforts for the buyer.

By comparision, signing the Buyer Customer Service Agreement the buyer acknowledges the Broker has provided him/her with written information explaining agency relationships including Seller Representation, Sub-Agency, Buyer Representation, Multiple Representation and Customer Service.

The term REALTOR® in Canada is designated to those who have chosen to belong to local, provincial and national real estate associations, agreeing to adhere to a strict code of professional standards that ensures the highest levels of service and integrity. In Toronto, local REALTORS® belong to the Toronto Real Estate Board, Canada’s largest real estate board, serving more than 24,000 Members.

Make the Right Move. Consult Gyanesh, REALTOR® of Toronto Real Estate Board.

To find out more, please feel free to contact me, or book a complimentary private consultation to discuss your Real Estate Goals.

My services are guaranteed to ensure your complete satisfaction!

RECO*      – Stands for Real Estate Council of Ontario.
REBBA**  – Stands for Real Estate Business Brokerage Act.

Multiple Listing Service

Be sure that one of the most important financial decisions of your life is the right one: choose  Toronto Real Estate Board REALTOR® – Gyanesh Paliwal of Remax to guide you through the process of buying or selling your home. Gyanesh Paliwal is a licensed professional who  abides by a strict code of ethics and meets continuing education requirements to maintain his  status. Only REALTORS^® like Gyanesh have access to the Multiple Listing Service (MLS).

State-of-the-Art Database

Multiple Listing Service (MLS) is a state-of-the-art database of property information that is designed to match people with the properties that fit their exact requirements. The MLS system is one way Gyanesh Paliwal  provide his clients with insight into market  trends and current market values of similar properties.

Gyanesh may also advise you about current Government Programs that benefit consumers, and use his  experience to offer valuable information about the character and amenities of specific neighbourhoods. Unlike, when dealing with the purchase or sale of your home, you need the best advice possible. Get it from Remax Real Estate Agent – Gyanesh who will commit in writing to represent your interests.  Use Toronto Real Estate Board REALTOR^® Gyanesh and have the confidence that a professional is on your side.

Members of Canada’s Real Estate Boards

The Multiple Listing Service MLS is a co-operative system used by REALTOR Members of Canada’s real estate boards. It is different than the consumer website www.mls.ca, which offers a brief description of most properties listed on MLS systems. The Toronto Real Estate Board’s Multiple Listing Service provides an ongoing inventory of available properties and other related information. With training, experience and access to this database, Gyanesh can provide invaluable assistance in buying or selling your next home.

For sellers, Gyanesh can use the MLS system to determine a fair listing price by performing a comparative market analysis. This analysis focuses on the geographical location of your property and describes it as accurately as possible. The database can then be searched to reveal comparable sold, active and expired properties, retrieving information such as sold price, list price and average time on the market to help determine a range of fair listing prices. A REALTOR can match your very specific needs to all properties listed.

Profile Outlining

Gyanesh can create a profile outlining your desired price range, location and specific details like the number of bathrooms, bedrooms and fireplaces. For buyers who are geographically focused, your REALTOR Gyanesh can even search all active listings on a particular street and retrieve all relevant information including property description, a photograph, and assessed value. The system updates nightly, listing all potential properties that meet your particular needs and automatically emailing them to you. In addition, helping you to determine an offer, your REALTOR can also search specific properties’ historical data such as previous selling prices.

As well, the MLS allows Gyanesh to monitor monthly sold statistics to ensure property prices reflect current market conditions. Whether you are a buyer or a seller, the MLS system supports your REALTOR in helping you make informed decisions that lead to successful transactions.

Helpful Tips

Getting a mortgage in Toronto, Mississauga, and Brampton area may not be a stressful and sometimes frustrating process. The focus is to make the entire mortgage process go as smoothly as possible. It is very important that you are prepared before you go for the meeting with your loan or mortgage officer. We have developed 7 stages that you can use to procure your home mortgage.

Here are a few helpful tips to successfully acquire a mortgage in Ontario Canada. It is not only the loan/mortgage amount you need, it also the terms and conditions of the whole mortgage package you have to understand and negotiate in your best interest and in financial terms.

1. Look at your finances as a whole.
If you don’t have a grip on what’s coming in and what’s going out (and where, and why), you may be in for a rough time when you apply for a home loan.

2. Make sure to check your credit record » http://www.equifax.ca/
Everyone’s heard the horror stories: Your best friend, your sister, neighbor, goes to buy a home only to discover the worst… that the credit report contains negative or inaccurate credit information. Instead of having a clean record, he or she has an $80,000 outstanding bill, that is not their own. The loan officer looks at the outstanding bill and gives you a choice: Clean up the credit problem or no loan. Some choice. And you’ve probably heard how difficult it is going to be to get your credit history cleaned up. Maybe so, but it’s important to try nonetheless. Here’s what to do: First, order a credit report on yourself. You can contact Equifax By phone: (1 800 465-7166), or online at: http://www.equifax.ca/

For a small amount, Equifax will send you your credit report. This is the same information lenders will receive. By getting a copy of your credit report before you apply for a loan, you’ll get a first look at any problems or discrepancies that have sprung up.

Let’s look back for a moment and talk about credit bureaus. We live In today’s high-tech  computerized world where big brother is always watching, credit bureaus generally have exchange agreements with companies who provide credit, like credit cards (Visa, MasterCard, American Express, and others) and department or retail stores as well as banks, credit unions, and savings and loans.

On a daily, weekly, monthly, or semiannual basis, these companies electronically send all their information to the credit bureau, which stores it in a mammoth database and updates the records of each person on file. When you go to any department store and sign up for its credit card, it calls the credit bureau (to do a credit check) to be sure you have enough funds to pay your bills. Banks do it the same way. When you go to apply for a home mortgage, the lender wants to know how many debts are outstanding, and what your track record is in paying them.

Credit bureaus provide that information. They can even tell if you’ve been paying your taxes or if you have court judgments against you.
So let’s say you’ve ordered your credit report and it turns up an erroneous bill that does not make sense. You realize that this isn’t your bill. What do you do? You could go to the credit bureau, but since they didn’t originate the information (remember, all the information is sent to the credit bureau from the companies giving credit), they probably won’t be able to help you.

Instead, go to the source of the problem—the company or credit originator that claims you owe them money. Ask them to pull up the payment record and try to work out whose bill it actually is. (Or if it turns out to be yours, pay it.) There should be some identification other than name that can easily solve the problem, like a Social Insurance Number, the male/female check box, age, race, etc.

Once you prove that the bill is not yours, the credit originator should correct its computers. Of course, it may take some time for that correction to work its way through the company’s computers all the way through to the credit bureau. If you’ve started the process before you’ve found a home, you shouldn’t have too much trouble. On the other hand, if you’ve gone to a lender because you’ve found the house of your dreams and then discover your credit is in jeopardy, you may want to get a letter from the credit originator that explains there has been a mistake and it has been corrected. You want to get your name cleared up as quickly as possible.

3. Gather The Information You Need Ahead of Time.
It’s a great idea to gather information ahead of time and organize it so that it’s easily accessible for you to review and have corrected. Now, you’ll also need complete copies of your past two or three tax returns plus a current pay stub, or a current profit and loss if you’re self-employed, you’ll be able to have that information on hand when you sit down with your lender.

4. Know The Current Lending Guidelines.
Get a current copy of the lending guidelines. If you are applying for a high ratio Mortgage, the federal Canada Mortgage and Housing Corp. (CMHC) must insure these loans. The protection is for the lender, not for you. Home Mortgage insurance is expensive: it can range up to 2.5 per cent of the value of the loan. You have to insure the entire loan, not just the amount that is above 75 per cent of the purchase price. That means the insurance premium for a $140,000 home mortgage would be $3,500. Most lenders will let you roll the insurance premium into your home mortgage. If you do, though, you’ll end up paying a good deal of interest on the insurance fee as well.

One advantage to this type of financing is that CMHC-insured mortgages become open after three years. All that’s required to pay off your home mortgage at that point is to pay a penalty of three months’ interest. (An open home mortgage means you can pay it off or refinance at current rates at any point.)

5. CMHC’s  0 or 5 Per Cent Down Program
If you are a first-time buyer, you can put as little as 0 or 5 per cent down with an insured home mortgage — provided you earn enough income to qualify. The amount of money you can borrow under this plan depends on where the house is located. Contact CMHC for more information about your specific situation and location.

These loans must be insured, and while you can choose any term you wish, your income must be able to meet the payments required under a three-year term.

6. Conventional Mortgage:
Conventional mortgages require a down payment of 20 per cent of the home’s appraised value. If you’re looking at a house with a price tag of $200,000, that means you need to come up with $50,000 of your own money. But if you don’t have that much saved, you may still be able to purchase that property. Although it may seem that the lender’s primary job is disqualifying home mortgage applicants, the reverse is true: The lender wants to qualify as many applicants as possible (lenders make their money by approving loans) but are restricted by the rules and regulations of a larger, more powerful body. If you understand up front what your lender is going through, it may help smooth the process.

7. Qualify your lender.
Just as you shop for a real estate broker and a new home, it’s very important to shop for a lender, your Realtor^© can help you by making recommendations. Always ask for at least 2-3 different Mortgage Lenders. And not all lenders are created equal. Loan products, services, style, and personal attention vary greatly. Look for a lender that is best qualified to meet your needs. Look for someone exceptionally well trained and thoroughly knowledgeable in the mortgage type you want to use. Look for someone who is seasoned in the business and can guide you through with a practiced hand.

For example, if you’re self-employed, and you’ve only been self-employed for a year, you may find it more difficult, even though you may have paid every bill on time in your life. The reason for that is that lenders need to see that you’ve been self-employed, maintaining an income for at least two years, and have the tax returns to prove it. At this point, your choices would be to wait until you’ve been self-employed for two years, or go with a sub-par loan (also known as a B or C loan in the lending industry).

How Could a Free Home Evaluation Report Help Me?

We do a professional but FREE Home evaluation for your residential Detached, Semi detached, Town Home or condominium apartment in Brampton and Mississauga area of Ontario, Canada. Our Home evaluation process is based upon the sale of comparable houses in your area in last 4 to 6 months and present listings. In most cases we may need to inspect or visit your house condition before preparing and submitting you a Home Evaluation report.

Our FREE Home evaluation may be useful to determine a Reasonable Listing Price for Your Home in Oakville, Mississauga, Milton and Brampton Area.

It helps home sellers in Oakville, Mississauga, Milton and Brampton area with their listing price and home buyers with their offers. Helps home owners peel region track the amount of equity they have in their most important asset. Helps real estate investors make informed, timely decisions on numerous real estate properties within seconds. Helps anyone looking for more information on any residential property in Canada find what they are looking for without the help of an agent.

Information is power in the real estate market, start making more informed decisions right now.

The EQUITY in your HOME is like any other Investment – it needs to be monitored. Homeowners should have their EQUITY evaluated once a year. Now might be the perfect time…

And it is FREE, WITH NO OBLIGATION! Just fill out the form below.

Fill out as many fields as possible for a more concise evaluation.

We ONLY collect personal information necessary to effectively market and to sell the property of sellers, to locate, assess and qualify properties for buyers, and to otherwise provide professional services to clients and customers. We do not sell, trade, transfer, rent or exchange your personal information with anyone. We appreciate the trust you are placing in us.