home buyer’s guide guide for future homeowners
home sWeeT home Are you planning to move into your very first home soon, or are you planning to move to a new house? Buying a house is an important decision. it’s something we do only a few times in our lifetime. And it has many daily and long-term effects on our life, which is why it's important to prepare carefully. At the Caisses populaires acadiennes, we understand that. take the time to consult this simple and easy-to-use guide and, if you like, talk to your caisse advisor. hold on to this guide. it's your key to all the essential information you’ll need to take you to the front door of your new home – in five steps.
table of contents sTeP 1
the budget and calculation tools 2
sTeP 2
Choosing your home 6
sTeP 3
Your allies 9
sTeP 4
the mortgage loan 11
sTeP 5
the purchase offer 16
APPeNdiX 1 helpfull addresses 18 APPeNdiX 2 future homeowner’s checklist 19
At the time of printing, all of the following information was correct. Certain conditions apply. Product features are subject to change without prior notice. Check with your advisor.
1.
the budget and calculation tools
The budgeT
the budget is a crucial step towards establishing the limits for your home purchasing project. A careful evaluation of your current finances, short-term and long-term financial capability, needs and priorities will save you a lot of stress and give you the peace of mind to contemplate your purchase. this first section will give you a clear picture of all the financial aspects of buying a home: down payments, start-up costs and budget calculation. Visit www.acadie.com, where you will find several calculators to help you determine the overall budget for your project. don't hesitate to ask your advisor for help because that is the key person to guide you through the entire process. once you finish your calculations, your advisor can sit down with you, analyze the results and perhaps grant you a pre-arranged mortgage loan – an evaluation that determines the maximum financing amount you're eligible for according to your financial situation. this can speed up and facilitate negotiations with the seller or real estate broker.
The doWNPAymeNT: iNVesTiNg iN your ProJeCT
when you get a mortgage loan, you are obligated under the Bank Act to invest a sum of money from your personal assets. this is called the downpayment. the downpayment can come from liquid assets taken from your savings accounts, deposit certificates, savings bonds, mutual funds or rrsPs. Cash donations, cashback incentives from lenders and personal loans are also eligible under certain conditions. moreover, if you own the land on which you'd like to build a home, its value can be used as downpayment. Lastly, if you're building your own home with the help of family and friends, your caisse could use part of the value of this labour, called “sweat equity”, to reduce the amount needed for your downpayment.
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hoW muCh To iNVesT? the bigger your downpayment, the less you'll need to borrow. And the less interest you'll pay! generally, the minimum required downpayment is 20% of the property’s cost or market value, whichever is lower. it is, however, possible to borrow even if you don't have the minimum downpayment. if you need a mortgage worth more than 80% of your property's purchase price, you are legally required to have your loan insured by the Canada mortgage and housing Corporation (CmhC). in this case, your downpayment could be from 5 to 20% of your property's value.* the mortgage insurance premium varies in relation to the downpayment and must be either paid at the time of purchase or added to the loan amount. it represents from 0.6% to 3.85% of the amount of the mortgage loan – depending on the size of your downpayment – is nonrefundable and is usually included in your mortgage payments to the caisse. to find out more about the conditions specific to your mortgage insurance, consult your advisor.
LeVerAgiNg your rrsP To buy A home
thanks to the government home Buyers' Plan (hBP), you can use your rrsP (registered retirement savings Plan) as a downpayment, reducing your mortgage payments, and mortgage insurance if any. the hBP allows you to withdraw up to $25,000 from your rrsP – that's $50,000 per couple – for the purchase of a new or existing residence. You won't pay any taxes on the amount1, and you'll have 15 years to pay it back, interest-free. to be eligible for the hBP, neither you nor your spouse can have been the owner of a residence during the year in which you withdraw funds from your rrsP or over the four previous calendar years. Also, to take advantage of the hBP more than once, you must have fully reimbursed the previous hBP within the agreed time limit.
* following the announcement of the gouvernment of Canada, effective february 15, 2016, the minimum down payment for new insured mortgages will increase from 5% to 10% for the portion of the house price above $500,000. the 5% minimum down payment for properties up to $500,000 remains unchanged. 1 if the minimum annual payments are not made, the difference between the amount paid and the minimum amount required is taxable.
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usiNg The hbP WiThouT rrsP’s
even if you don't have an rrsP, you can take advantage of the hBP. here's one strategy: n Borrow the amount corresponding to your maximum rrsP contribution from your caisse; n deposit it into an rrsP for at least 90 days; n withdraw that non-taxable amount from your rrsP and apply it against the reimbursement of your loan; n use your income tax refund as a downpayment for the acquisition of a residence; n then take up to 15 years to re-deposit the funds in your rrsP; n Consult your advisor for the strategy that suits your needs.
sysTemATiC sAViNg To ACCumuLATe moNey
is the purchase of a home a long or medium-term project for you? the Caisses populaires acadiennes systematic savings is an excellent way to save up for a downpayment. At the intervals you request, a given amount is withdrawn from your Personal Chequing Account and deposited into your systematic savings Account. this way, you get the gain without the pain!
ANTiCiPATe sTArT-uP CosTs
You need to put aside the initial downpayment and at least $5,000 (this amount varies according to the value of your property) to cover certain start-up costs. see below for examples.
iNsPeCTioN Fees Before buying an existing home, have it inspected by a specialist. A detailed report will tell you whether the house requires repairs in the short or long term, and inform you about the existence of any detectable hidden defects.
APPrAisAL Fees Your caisse will need to know the market value of the property you wish to acquire. An expert – usually a chartered appraiser – will perform an inspection and issue an appraisal report of your property’s market value.
LAWyers the preparation, signing and registering of various legal documents related to the purchase of your property calls for the expertise of a lawyer, whose fees are your responsibility. it's a good idea to ask for several estimates before making a decision, because fees vary considerably from one lawyer to another. Your caisse can refer you to a lawyer, if you wish. furthermore, upon closing the sale at the lawyer's office, you'll have to pay additional fees and adjustment costs. these include property taxes, hydro bills, and condominium charges (if applicable). the lawyer is responsible for making these calculations based on the date of closing.
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oTher Fees n home insurance premium for a new property (usually higher than when you're renting) n mortgage insurance premiums n Property survey fees (if required) n sales tax (for new homes) don't forget you'll have moving and public utility hook-up costs. You also may want to decorate, buy new appliances and furnish your house, patio or garden. it's always better to look ahead, and perhaps consult with your advisor at the caisse as to whether a line of credit would be a good idea.
CrAZy For CALCuLATioNs?
Visit www.acadie.com and calculate with our simulators. You'll be impressed by how easy it is! n how much can you afford to spend on a house? n how much will your mortgage payments be? n start-up costs for a new or existing house.
The TWo goLdeN ruLes oF borroWiNg n no more than 32%* of the gross household income should go to cover housing costs n no more than 40%* of the gross household income should go to paying off your debts
* Percentage recommended by mortgage insurers.
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2.
choosing your home
ChoosiNg your home
now that you have finished your calculations with the help of our calculators (www.acadie.com), you are finally at one of the most exciting stages of your home purchasing plan: finding the dream home that matches your budget! Before taking on this adventure, make sure to establish your priorities and be as precise as possible in determining your selection criteria. Buying a home is always a question of choice. it’s up to you to identify which criteria are most important to you and which you’re willing to sacrifice. At this stage, you should have an idea of how much you can spend on a home. now, there are two other criteria to consider: location and type of home.
LoCATioN
the location of your future residence is a factor that requires particular attention, especially in the big city. Certain choices could considerably change your budget planning, habits and quality of life. there’s a big difference between the city and the suburbs. the city offers a vast range of housing styles, developed public transit and nearby entertainment hubs such as cinemas, restaurants and theatres. the suburbs, on the other hand, offer bigger properties and homes that are often newer and more affordable than in the city, but the higher cost of transportation and its inherent impact on the environment must be considered. Perhaps the best way to understand this would be to walk around the neighbourhood you're considering, and make a return trip from the area to your workplace during rush hour.
QuesTioNs To FiNd The ideAL LoCATioN n how long does it take you to get to work? how do you get to work? n what are the local services (daycares, schools, hospital, stores, parks)? n what is the value of neighbouring homes? has their value gone up or down? n is the area safe and quiet?
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TyPe oF home
take the time to choose the home that best meets your taste and needs. there are many different types of homes, each with different advantages and matching different lifestyles. for example: n single-family home (bungalow, two-storey) - Privacy and freedom - Proven investment - generally more expensive n semi-detached - Less expensive than a single-family home (purchase, upkeep, energy, taxes) - slightly less private than a single-family home - Popular with young families n duplexes - greater cost and downpayment than a single-family home - rental income (tax implications) - more time and resources needed for upkeep - rental unit expenses deductible - Lease management n Townhouses - Less expensive than a single-family home (purchase, upkeep, energy, taxes) - slightly less private than a single-family home or semi-detached - Popular with young families n Condominiums - A property wherein on each unit belongs to a different owner - involves written agreements to manage common areas and for upkeep - Condo fees - Less privacy - Lower taxes n undivided co-ownership - A property wherein each owner owns an amount corresponding to a percentage of the entire property - not covered by mortgage insurers - Condo fees - Less privacy - Lower taxes n.B. there are also relocatable and factory-built homes.
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QuesTioNs To FiNd The TyPe oF home For you n do you need a lot of privacy? do you mind sharing space with neighbours or renters? n Are energy efficiency and quality of the environment (insulation, heating, air quality, ventilation, types of material, lighting etc.) important to you? n how much time will you have to keep up your home? n do you need large rooms? n do you want a large property?
A NeW or eXisTiNg home? ComPAre The AdVANTAges n New home - Possibility to improve or choose the following: exterior siding, flooring, plumbing and electrical accessories - Built according to recent standards (building, electricity, energy efficiency) - Builder’s guarantee n existing home - established area - Landscaped and fenced yard - Can include certain additions (in-ground pool, basement, etc.) - in case of major renovations, can be considered as a new home and gst applies
WANT To buiLd your oWN home?
You'd like to build your own home to your taste in your dream location. You have the time and energy, you're organized, knowledgeable, have experience and contacts in residential construction, and have friends and family who can help out. inherently, building your own home is a huge project that demands careful planning. Below are the nine basic things to do before starting to build: n spell out your needs in terms of your preferences, lifestyle and financial capability n get plans and specifications that meet building regulations drawn up by specialists n get a construction permit n get an accident insurance policy n draw up a detailed estimate of direct and indirect costs n take the plans, specifications and construction permit to your caisse to obtain financing n make a critical path schedule from the plans and specifications n research and plan the main construction-inspection steps n get written contracts with deadlines from material suppliers and subcontractors
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3.
your allies
your ALLies early on in your property search, it will become obvious that you can’t do everything yourself, even with the help of your loved ones. with each and every step, make sure you have the competent support of a team of professionals. they are indispensable! Just look for the list of addresses in the appendix, as it will be of great use to you during your search.
your CAisses PoPuLAires ACAdieNNes PersoNAL FiNANCe AdVisor
this person is the pillar of your team! in addition to helping you choose the mortgage loan that best suits your borrowing profile, needs and situation, your advisor acts in your best interests and will guide and advise you throughout the entire property acquisition process.
The buiLdiNg iNsPeCTor
Before buying your home, make sure it passes the final test: the inspection. An engineer, building technician, architect or chartered appraiser can do the job and provide a written inspection report, evaluating the foundation, roof, structural elements, windows, insulation and plumbing, as well as the electrical, heating and ventilation systems, etc. A professional inspection provides the following: n An expert opinion confirming that the asking price is reasonable with respect to the quality and value of the property n An evaluation of the cost of repairs n the detection of any hidden defects
The LANd surVeyor
A land surveyor will prepare a location certificate (building location survey), the document required by most mortgage lenders. this certificate contains the following information: n A description of the lot and building n identification of illegalities and irregularities (e.g. a fence encroaching on a neighbour’s property) n A list of any easements (e.g. rights-of-way) n A list of specific bylaws or regulations that may restrict a property owner’s rights
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The LAWyer
the role of the lawyer is to ensure the transaction is carried out according to the rules. to this end, the lawyer draws up the mortgage deed and the deed of conveyance. the mortgage deed is an official document that specifies the mortgage loan conditions, along with the rights and obligations of the borrower and the financial institution. the deed of conveyance is an official document – drafted from the purchase offer – by which the seller transfers the property title to the buyer. Additionally, the lawyer performs a title search and examines documents published by the registry office, and scrutinizes the documents supplied by the seller (tax receipts, location certificate, marriage contracts or divorce papers). these procedures are intended to ensure that no one other than the seller has rights to the property, and that there is nothing that could compromise the seller’s title to the property (e.g. previous mortgages, easements, pending probate settlements). the lawyer has the mortgage deed signed by the buyer and the mortgage lender (financial institution) and publishes it at the registry office. Lastly, the notary convenes the seller and buyer (and spouses if necessary) and has the deed of conveyance signed.
The reAL esTATe AgeNT
the real estate agent is a housing specialist who’s there to help you find the home that’s right for you. to be really effective, your agent will need to know your budget and lifestyle, as well as the type of area you're looking for. Before your first meeting, you might want to use the pre-arranged mortgage loan to find out exactly how much you can borrow, based on your financial situation and your budget (ask your financial advisor at your caisse). with this information the agent can quickly help you – thanks to a familiarity with the market – find the home that meets your needs. the real estate agent will arrange appointments and accompany you on your visits. this reassuring step will help you save a lot of time! finally, your agent will advise you during negotiations and help you draft the purchase offer.
The CoNTrACTor
when buying or building a new home, ask for the contractor’s references to assure you of their credibility and competence. You might also want to see if the contractor offers new home guarantees. You can also ask to visit homes built by the contractor of your choice. if you’re having a home built, the services of an architect can also be very useful.
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4.
the mortgage loan
The morTgAge LoAN
now you have arrived at the crucial stage: choosing a mortgage loan.
not all borrowers are in the same financial situation. they are not all looking for the same type of loan. some focus on interest savings and prefer variable rates, while others are looking for rate and payment stability. the following section will help you make the right choice and discover the advantages of a Caisses populaires acadiennes mortgage loan.
morTgAge LoANs: Key Terms PriNCiPAL: this is the sum you borrow. this amount is the difference between the purchase price of your property and your downpayment. iNTeresT: the cost of a loan, paid regularly and expressed as a percentage, for as long as funds are advanced by your caisse. PAymeNTs: the amounts you must regularly pay against your loan. they consist of a portion of your principal and some of the interest on your loan. AmorTiZATioN Period: the number of years over which you’ve chosen to repay your loan. the most frequent terms are 20 and 25 years. the longer the period, the lower your payments, but the more you pay in interest. Term: the period during which your interest rate and regular loan payment remain unchanged if you’ve opted for a fixed-rate loan. in the case of a variable-rate loan, the regular payment may remain unchanged, but the rate varies according to market fluctuations. At the end of the term, a new term is negotiated with your caisse and new conditions apply for its duration. FiXed rATe: stays the same until the end of the term; can apply to an open or closed loan. VAriAbLe rATe: An interest rate that's lower than the fixed rate, but pegged to the prime rate. oPeN morTgAge: Pay it back anytime, in full or in part, without penalty. CLosed morTgAge: Cannot be repaid in full before maturity. it's possible to make accelerated payments of up to 15% of the initial mortgage loan amount. PeNALTy: Amount required by the lender for a partial or full repayment of the loan before maturity.
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buiLd your FuTure ACCordiNg To your borroWiNg ProFiLe
with the help of the following four profiles, find the product that best suits you, and discover all the advantages the Caisses populaires acadiennes mortgage loans have to offer, at one glance.
Your priority is rate and payment stability. n Closed Fixed-rate mortgage Loan: the longest available term (usually 5 years, but can vary from terms of 6 months, 1 to 7 years or 10 years) protects you from interest rate hikes while you're getting used to being a homeowner. the payments are generally higher. n open Fixed-rate mortgage Loan: Perfect if your property is currently for sale, or if you’re waiting for an inflow of funds in the short term and are able to use those funds to make payments on your mortgage loan, in order to avoid paying a penalty. An interest rate higher than the closed fixed-rate mortgage loan. 6 months or 1 year term.
You prefer stable payments, but want to take advantage of low rates. You have some tolerance for rate fluctuations. n “5-in-1” yearly Fixed-rate resetter mortgage Loan: this loan gives you the benefit of one of the best fixed rates on the market. the term is for 5 years, revised annually, and providing a pre-arranged rate discount. Can be converted into a fixed rate at any time, without penalty. n Protected Variable-rate mortgage Loan: Combines the advantages of a variable rate with those of a fixed rate. You benefit from rate decreases, while being protected from major rate increases throughout the loan’s 5-year term.
You want to take advantage of rate drops. You are moderately sensitive to interest rates and payment fluctuations. n reduced Variable-rate mortgage Loan: the best interest rate guaranteed. the rate follows the rise and fall of the prime rate. Can be converted into a fixed rate at any time, without penalty. n regular Variable-rate mortgage Loan: guarantees very competitive interest rates. the rate follows the rise and fall of the prime rate. this open loan with a one or two-year term is flexible, too: it’s refundable at any time in whole or part without penalty.
You're looking for an extremely flexible, tailored financing tool. n The Versatile Line of Credit: with the Versatile Line of Credit, you can get financing of up to 80%* of the current value of your home at a very good rate. At any time, you can convert the balance of your Versatile Line of Credit in whole or in part into a mortgage loan or a personal loan in order to take advantage of rate and payment stability (see the Versatile Line of Credit section).
* up to 65% of the property value may be taken out as a line of credit and the remaining financing as a loan tied to the Versatile Line of Credit.
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The VersATiLe LiNe oF CrediT: The ideAL FiNANCiNg TooL
the Versatile Line of Credit is an excellent financing method that allows you to use the full value of the equity in your home to see your projects through. whether you're looking to renovate your home, buy a secondary residence, pay for your children's education, travel or invest in the stock market, the Versatile Line of Credit is the ideal way to leverage the increased value of your home. The Versatile Line of Credit: n simplifies the management of your personal finances. Like all lines of credit, it's available when you need it n Allows you to group all your loans in a single loan and to access available funds at any time (by cheque, Atm, internet transfer) without intervention from the caisse n gives you a good interest rate so you save a lot n Allows you to split your mortgage loan so you can diversify your maturity dates, your products and the associated rates.. You could also have one portion at a fixed rate and another at a variable rate. here’s an example:
Value of property
Amount
hybrid mortgages
Amount
$175,000
Amount of loan
$165,000
downpayment
$10,000
Amount of loan
$165,000
interest rate1
5-year fixed-rate loan (50%)
$82,500
3.25%
reduced variable-rate loan (50%)
$82,500
2.70%
Average rate
2.98%
LiFe iNsurANCe ANd disAbiLiTy iNsurANCe: TWo Wise WAys oF ProTeCTiNg your FiNANCiAL heALTh
A number of consumers believe that by having salary insurance, all they have to do is get life insurance to guarantee financial security for them and their loved ones. however, in most cases, salary insurance only pays out two-thirds of ones income. how do you then maintain your lifestyle if you become sick or get hurt in an accident? when you decide that you want to take out disability insurance, you need to examine your ability to continue to pay your mortgage, should an accident or illness befall you and prevent you from working for some time. to see if you can continue to pay for your house, take all your financial obligations into account (groceries, clothes, taxes, hydro, school fees for the children, any medication, travel to the hospital, other loans, etc.). no matter what type of financing you choose, loan insurance or line of credit insurance can help you protect your financial security. if need be, you and your advisor can take a look at your situation and he/she can explain how it works.
1 these rates are provided for illustration purposes only and do not necessarily reflect current promotions. the annual percentage
rate (APr) is the borrowing cost of a loan in the form of interest rate. it includes all interest fees and all fees that must be included in calculating the cost of credit. since the Caisses populaires acadiennes require no fees on most loans, the annual interest rate and the APr are usually identical.
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The CAisses PoPuLAires ACAdieNNe diFFereNCe: member diVideNds
Your caisse may pay you a member dividend at the end of its fiscal year, depending on your cooperative’s financial results and the decisions of the members at the general meeting. in a way, it's an additional rate discount that no other financial institution offers you!
CAisses PoPuLAires ACAdieNNes morTgAge LoANs: ALL The AdVANTAges n The "Advance Payment" clause allows you to repay up to 15% of your initial loan amount every year in one or more instalments as an early payment and without penalty. n The "renewal before Term" clause allows you to modify the length of your loan’s term in order to establish new conditions adjusted to the market rate.
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Four WAys To sAVe oN iNTeresT ANd QuiCKLy rePAy your LoAN n Choose the weekly payment mode and pay an extra amount every week. in the long run, you’ll enjoy significant savings and reduce your amortization period. for example: $150,000 loan (20 years, 5-year term at 6.65%) Amount
Amortization
interest cost
$1,123.64
20 year
$119,673.60
standard weekly
$257.87
20 year
$119,113.13
Accelerated weekly
$280.91
16.9 year
$98,324.44
Payment schedule monthly
(monthly divided by 4)
CoNCLusioN : By choosing the accelerated weekly payment schedule instead of the monthly payment schedule, you reduce your amortization period by 3.1 years and save $21,349.16. n increase your regular payments up to double the initial payment, once a year (or once a term if the term is less than a year). n if possible, repay up to 15% of the initial loan every year (or once a term if the term is less than a year). n Coordinate your payroll deposit with the payment of your mortgage loan. A simple way to manage your budget.
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5.
the purchase offer
The PurChAse oFFer
You've just found the home of your dreams. it's perfect. it is exactly what you were looking for and is within your budget. so now you’re at the final, crucial stage – the purchase offer. remember that the legal implications of buying a home are significant. this section should help simplify the process. Before making your offer, make sure that you fully understand all your commitments.
be AWAre oF The CommiTmeNT iNVoLVed
the purchase offer is a highly important document that is legally binding on the parties. it is a contract in which one person offers to buy a property from another under certain conditions. Consequently, you should never sign a purchase offer hastily. the purchase offer includes all the details needed to identify the property, along with the conditions for the transaction. for example: n address and lot number n amount of the deposit n date of possession n distribution of taxes n length of time that the offer is valid (generally between twenty-four and forty-eight hours) n what is included in or excluded from the sales price (e.g. light fixtures, curtains, carpeting, household appliances) n approval of mortgage loan (amount, rate, term) n satisfactory inspection of premises by an expert n sale of your current house n any other condition(s) deemed appropriate forms for presenting a purchase offer are available from your lawyer or real estate agent.
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KNoW WheN ANd hoW To ACT
what happens once the offer is made? the seller can either accept or turn down your purchase offer. if turned down, the seller can then make a counter-offer (on the date of occupancy, price etc.), which you can either accept or refuse. if you refuse the counter-offer, you may make another counter-offer. when an offer is accepted by the seller, it constitutes an agreement to sell. once a purchase offer has been accepted, neither party can refuse to carry it out. otherwise, the seller or buyer can be sued for damages caused to the other party. the buyer could even lose the deposit.
The big dAy: sigNiNg The CoNTrACT
upon concluding the sale, make sure that your lawyer has all the necessary documents on hand (mortgage deed, tax receipts, location certificate/building location survey). with your legal representative, go over the adjustment statement that details the amount that has to be signed over to the seller in order to conclude the sale. Your lawyer will pay the seller on your behalf with your funds, which you have arranged to make available through your advisor. the appended homeowner’s checklist will give you a list of things to do before you move.
your QuesTioNs deserVe ANsWers
Congratulations! You have just aced the five steps of the Caisses populaires acadiennes home Buyers’ guide that will enable you to be a homeowner. if you would like more information, contact your advisor at the Caisse. to take out a mortgage loan, make an appointment with your Caisse advisor. in the years ahead, you may have other projects in mind, such as going back to school, taking a vacation or buying a new vehicle. whatever you have in mind, your advisor would be pleased to help you turn those dreams into reality.
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appendix 1 heLPFuL Addresses CAisses PoPuLAires ACAdieNNes www.acadie.com CANAdiAN reAL esTATe AssoCiATioN 1 800 842-2732 www.crea.ca iNsurANCe bureAu oF CANAdA (ibC) Atlantic Provinces 1 844 227 5422 elsewhere in Canada 1 844 275 5422 www.ibc.ca/nb/ CANAdiAN home buiLders' AssoCiATioN www.chba.ca CANAdA morTgAge ANd housiNg CorPorATioN (CmhC) 1 800 668-2642 www.cmhc-schl.gc.ca ATLANTiC home WArrANTy ProgrAm 1 800 320-9880 www.ahwp.org eNergy eFFiCieNCy ProgrAms: n office of energy efficiency 1 343 292 6096 http://www.nrcan.gc.ca/energy/offices-labs/office-energy-efficiency n Nb Power 1 800 663 6272 http://www.nbpower.com/en/smart-habits/energy-efficiency-programs
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appendix 2 FuTure homeoWNer's CheCKLisT
moving day is coming fast. But don’t panic! here’s a checklist of most of the things to be taken care of before you make the big leap. Allow yourself about two month’s time before the move. 1. As soon as possible, reserve a moving company, or a moving van if you’re doing the move yourself. 2. give a notice of departure to your current landlord before the deadline. 3. Clean-up time! sell everything you don’t need, or donate it to charitable organizations. 4. start packing your boxes as soon as possible and make sure to list the contents on each one. 5. Confirm the moving details with your mover. 6. go over a list of your valuables with your insurer. 7. Photocopy your medical, dental and school certificates if you’re changing neighbourhoods. 8. notify Canada Post of your address change, as well as all your friends, family and service providers. 9. go over any final details with your moving company a few days prior to the big move. 10. return your keys to your landlord, check each room and take one last look. welcome home
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