1. Secure a dedicated full time agent to advocate on your behalf.

-To set up appointments

-To run market comparisons

-To negotiate effectively on your behalf

-To help you through from beginning to end and beyond

*Remember that the seller pays the buyer agent commission

*The listing agent is contractually obligated to look out for the best interests of the seller (not yours)


  1. Get Your Deposit Money In Order

-When it comes time to offer you want to be ready. A typical deposit is about 5% of the offer price.

-Waiting for money to transfer can take a while

  1. Obtain mortgage pre-approval from an accredited full time professional

-To provide you with the best possible financing options

-To get you pre-approved before you start viewing properties.




  1. View properties

-Get out and see properties at your desired pace

-Try to narrow down your search area and criteria as much as possible

  1. Offer on a property of interest

-Whether it is the first property or the fortieth property you have seen, go for it.

-You will know right away if the property is right for you.

-You may want to see a property of interest a second time just to be sure.

  1. Submit accepted offer to your lawyer and mortgage professional

-your mortgage professional will send all the necessary documentation to your lawyer

-Your lawyer will check the title of the property and arrange all adjustments and closing costs

Purchase Price:                   $1 000 000

Lawyer Fees:                       $1500

Land Transfer Tax:               $32 200

Moving:                                $1000

Insurance:                            $1500/year

Incidentals/Adjustments:     $1000

20% Down Payment            $200 000

Total $ 237 200


*Your deposit cheque will be credited toward your down payment.

Your remaining down payment, land transfer tax and adjustments will be due a few days prior to closing in the form of a certified cheque to your lawyer.

Lawyer fees, moving and insurance are approximate estimations.

Insurance must be obtained prior to closing for the mortgage funds to be released.

Land transfer tax does not reflect a $5725 maximum discount for first time buyers.

Incidentals can vary, these include utility hook ups. Adjustments are calculated based on the closing date. For example, the previous owner may have already paid property taxes beyond the closing date. That number will be prorated and returned to the seller.

All expenses, including utilities become assumed by the buyer on the day of closing.

  • If your down payment is less than 20% of the purchase price you will have to pay mortgage loan insurance. This fee will get absorbed into your monthly payments.
  • Please check out the calculator option, on this site, to find mortgage payments, affordability, land transfer tax, CMHC insurance etc.

It is up to the seller to decide how they will receive offers. Always put yourself in the sellers place when drafting an offer. A house that has been on the market a long time does not usually mean that they are desperate to sell. It typically means that their motivation is low and that they do not have to sell. They are just testing the market to see if they can get higher than market value. This rarely occurs. A motivated seller will always price correctly.

A deposit cheque of roughly 3 to 5 percent of the purchase price is given with an offer. A deposit cheque is a gesture of good faith to show you are serious about purchasing the seller’s property. It is a necessary part of the contract. A cheque can be given “Herewith” or “Upon Acceptance” of the offer. If it is stated that it is upon acceptance a bank draft should be given to the listing brokerage within 24 hours of acceptance. Once you start looking for a home make sure to get your deposit money in place as soon as possible in case you decide to make an offer.

If you buy a property conditionally you still need to give a deposit cheque. Examples of conditions are home inspection, financing or a status certificate for a condominium. Usually you have five business days to make good on your conditions. If for any reason you cannot fulfill your conditions, a mutual release form is signed by all parties and the money is returned to you in full without deduction. However, once you waive your conditions the deal is firm. Neither party can back out of the deal. You risk losing your deposit and may face legal action for not closing on the deal. A seller can also face legal action for not closing on a deal once it is firm.

Submitting an Offer in Person

Submitting an offer in person is a much more personal approach. It is also less time consuming as you know whether or not you have a deal within a matter of hours. Your agent will present your offer to the seller’s and their agent on your behalf. Buyer’s and seller’s typically do not meet. However, the buyer is usually in the vicinity of the offer presentation in order to deal with potential counter offers.

Multiple offer situations are often handled in this manner. Offers are presented and if they are close you are given a chance to improve your offer if you see fit. It is a blind offer system and there is no way of knowing what someone else has offered.

In a multiple offer situation the seller is looking for firm offers with no conditions. Most buyers will waive their conditions up front in order for their offer to be more attractive. Some people will do a home inspection prior to offering to satisfy their concerns. A home inspection is always advised no matter when you choose to do it.

Submitting an Offer by Email

Submitting an offer by email is a much less personal approach. You usually require a longer irrevocable period in order for all parties to respond. This is common with power of sales and estate sales. It can take a few days before you reach a deal in principle. Multiple offers can arise from this situation as well.


Now what?

-I will make sure your lawyer and mortgage representative have all the documentation they need.

-Your mortgage representative will prepare the mortgage commitment prior to closing

-Your lawyer will make all the adjustments and make sure your mortgage is in place for the day of closing

-Make sure you acquire homeowners insurance prior to closing in order for the mortgage funds to be released.

-About a week prior to closing you will need to bring a certified cheque to your lawyer and sign the final papers. That money will cover all adjustments, land transfer tax, the remainder of your down payment and other associated fees.

-Your offer will have included a few purchaser visits prior to closing. They can be used to to take additional measurements or arrange for quotes from tradespeople

-It is a good idea to save one of these visits for a few days before closing to test the appliances and look for any damage that may have occurred since your purchase. It is difficult to take care of these items after closing has occurred.

-Make address changes to your driver’s licence, health card and any other important documents

-It is recommended that you have your mail forwarded from your old address for the first six months just in case.

-Make arrangements for moving. If you are going into, or leaving, a condo you will have to book the elevator. They often have limited booking times.

-Keys cannot get released until the title has officially been transferred. This usually happens between 2 and 5pm on the day of closing.

-I will be accessible on the day of closing to make sure everything goes as smooth as possible


  • Always put your best interests first
  • Maintain regular contact
  • Respect your right to confidentiality
  • Help maximize your search efforts including properties not on mls
  • Preview properties of interest to best save you time
  • Keep you updated on current market trends
  • Provide full disclosure on properties viewed
  • Fully inform you of your options
  • Negotiate effectively on your behalf
  • Take care of all the little details so you do not have to
  • Provide qualified referrals for all your needs
  • Provide you with value long after the transaction