Heartless North Vancouver Strata Council Tries to Evict Golden Retriever Puppy

For true animal lovers, pets are family – FULL STOP. They provide us with countless benefits like reducing stress, lowering blood pressure, promoting social interaction, providing security, fighting allergies, alleviating depression and fostering higher self-esteem to name but a few. This is an instance where one pet owner decided he was going to fight for his dog. In a recent case heard by the BC Civil Resolution Tribunal, a North… Read More »Heartless North Vancouver Strata Council Tries to Evict Golden Retriever Puppy

Tax Me I’m Canadian! A commentary on the latest Speculation Tax

Like the title to Mark Milke’s excellent book (well worth a read) suggests, Canadians –born under the colonial mantra of “peace, order and good government” roll over again and again as the federal and provincial governments in this country systematically tax them to death. The BC NDP’s latest shake down is called the “Speculation Tax.” It follows on the heels of Vancouver’s “Empty Homes Tax,” a draconian measure that penalizes… Read More »Tax Me I’m Canadian! A commentary on the latest Speculation Tax

Presale Vancouver: Understanding the practice of flipping pre-sale condo contracts

With respect to the recent article in the Vancouver Sun regarding pre-sale assignments some clarification is in order. The media has recently coined the term “shadow flipping,” to describe the practice of assigning pre-sale contracts in BC. This practice has been going on in BC for over 15 years. Firstly, there is nothing “shadowy” (or illegal for that matter) about assigning the contract of purchase before the completion date comes… Read More »Presale Vancouver: Understanding the practice of flipping pre-sale condo contracts

TIME OF THE ESSENCE clauses in Real Estate Contracts

“I can be late for a date that ’s fine, but he better be on time!”– Shania Twain, Any Man of Mine *tribute to Shania Twain visiting Vancouver! We have all experienced the horrible consequences of being late on occasion. This especially holds true for real estate. Timing in a real estate conveyance is critical.  In the standard CBA/BCREA contract of purchase and sale one of the important terms of… Read More »TIME OF THE ESSENCE clauses in Real Estate Contracts

Everything you ever wanted to know but were afraid to ask about SUBJECT CONDITIONS in Real Estate Agreements

First off, “what is a subject condition?” It is a condition in a contract of purchase and sale which must be removed or waived by the benefitting party before a certain date, failing which the contract will terminate.   The benefitting party is usually the buyer, but it could also be the seller or both the buyer and seller. Subject conditions are essential because they allow a party to carry out their… Read More »Everything you ever wanted to know but were afraid to ask about SUBJECT CONDITIONS in Real Estate Agreements
stigmatized ghost house

How to avoid buying a Stigmatized House

The doctrine of caveat emptor (buyer beware) is applicable when purchasing a property in this province.In the recent case of Wang v Shao (BCSC 2018 377) contains an extensive summary of the law concerning the disclosure of stigmatizing circumstances by sellers.

“What do you mean, the price went up?” Risks of buying a pre-sale strata

As I mentioned in previous blogs, there are at least 7 major risks associated with buying a pre-sale strata property in BC, summarized as follows: 1. Market Value (can go down by the time the project is completed) 2. Interest Rate (can go up by the time the project is completed) 3. Financing (rate holds can be lost by the time the project is completed, buyer may no longer qualify… Read More »“What do you mean, the price went up?” Risks of buying a pre-sale strata

Real Estate Tip #1: Never Assume Anything

I often advise my clients and their agents to never assume that anything in an MLS Listing is accurate. There is a disclaimer on the bottom of every listing to the effect that the information contained therein is believed to be accurate but not guaranteed. In many cases, the information is not accurate and as much of it (i.e. size, condition, age, views, GST status etc.) is NOT replicated in… Read More »Real Estate Tip #1: Never Assume Anything

Writing an Offer to Purchase to comply with the Vancouver Empty Homes Tax

The Vancouver Empty Homes Tax was signed by Mayor Robertson on November 16, 2016 for Class 1 Residential properties* located within the city of Vancouver pursuant to the Vacancy Tax By-Law no. 11674. Thus far no other municipality in BC has enacted similar legislation. Accordingly, by February 1, 2018 all owners of said residential properties must have submitted an Empty Homes Tax declaration (by phone or online), failing which they… Read More »Writing an Offer to Purchase to comply with the Vancouver Empty Homes Tax

7 Migration Scams revealed in recent BC Supreme Court judgment (Fu v. Zhu BCSC 9)(2018)

I wanted to share a story with you from Vancouver Sun: Douglas Todd: Explosive B.C. court case details seven migration scams It took the court system to shed some light on the subterfuge which is routinely being practiced by foreign buyers in Vancouver. For the past ten years the BC liberals denied that such shenanigans were being pulled and in fact lauded such purchases as “foreign investment” in this province.… Read More »7 Migration Scams revealed in recent BC Supreme Court judgment (Fu v. Zhu BCSC 9)(2018)