July 17, 2012 Issue 52

MarketWatch B July 15 2012 14/07/12 4:56 PM Page 1

July 17, 2012 - Vol 41a

P R E S E N T E D

B Y

T H E

®

G O L F I

T E A M

RE/MAX has raised over $44 Million for children’s hospitals across Canada!

“My first home…”

A portion of the commission earned by the Golfi Team on the sale of every home is donated to Children’s Miracle Network

HOME EVALUATION NO COST • NO OBLIGATION

905-575-7700 • 905-945-0188

MarketWatch B July 15 2012 14/07/12 4:56 PM Page 2

Page 2

The Golfi Team Real Estate Market Watch

Scam Cost Moncton Homeowners a Bundle

About Rob Golfi

S

ince the inception of his career in 1997, Rob Golfi has recognized that understanding his clients’ needs is essential to providing excellent service.

As business grew, Rob assembled the Golfi Team in an effort to maintain the same level of professionalism clients have come to expect. Shortly thereafter in 2003, the team received the prestigious honour of being among the top 100 Real Estate Teams for RE/MAX Canada, and this status continues to date.

Rob’s experience and aggressive negotiating skills have earned him every major honour awarded by RE/MAX, including President’s Club, 100% Club, Platinum Club, Chairman’s Club, Hall of Fame in 2003, the Lifetime Achievement Award in 2006, his SRES® designation in 2009 and the Diamond Club Award in 2010. Having worked with

many of the industry’s professionals over the years, he has the necessary edge to best negotiate the sale of your home.

Any agent can list your house, but Rob’s knowledge, extensive marketing background and dedication gives clients peace of mind when dealing with the single most important investment in their lives. With years of combined experience, the Golfi Team can provide your home with a level of exposure that most agents cannot. Utilizing a team approach also means that they will likely find a purchaser to buy your home sooner, rather than waiting for other agents to approach you with potential buyers.

Ranked in the top 5 of nearly 2,000 sales agents in the Hamilton-Burlington and Niagara areas, listing with Rob and the Golfi Team is the right choice when choosing someone to represent your best interest. -Å

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July 17, 2012

Naomi and Jordan Bannister put their home up for sale in Moncton, N.B. this spring and in late April a woman made an offer for the $229,000 asking price and agreed to pay separately for the appliances.

She gave the Bannisters her lawyer’s name and the name of the company that would be financing the deal, adding that she needed to move into the house within a couple of days.

According to an article in the Moncton Times & Transcript two weeks ago, here's what happened next: The Bannisters agreed to vacate and rent the house to the buyers for a month to allow the purchase details to be finalized. They also made arrangements to move to Ontario where they stayed with Naomi's parents pending Jordan's new job in Tennessee.

When the Bannisters tried to cash the rent cheque, it bounced. The Bannisters then learned the couple didn’t have the financing to buy the house and the lawyer who was supposed to be handling the deal had not been retained.

They made immediate efforts to get the people out of their house, but the couple resisted, saying they had the right to stay there. Then Naomi’s father-in-law visited the home with an RCMP officer and the couple was warned that if they took possession using fraudulent means, they could be charged.

After a lot of anguish, a threat that utilities would be cut off and an eviction notice, the couple finally moved out, the newspaper reported.

The Bannisters lost thousands related to moving expenses, the storage of their belongings and lost wages. Because of that, Naomi told the paper they plan to file criminal charges against the couple.

The Bannisters were fortunate to get the tenants evicted so quickly. In Ontario, landlords do not have the right to cut off utilities and the police

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www. GolfiTeam .com

will usually not get involved. That leaves the landlord with no alternative but to go to the provincial Landlord and Tenant Board to evict the tenants, which can take months.

Whenever you are selling or renting a home, do not give the keys to the buyer or seller before you have the purchase money in your hands. If it is not a money order or certified funds, do not give out the keys until the cheque clears.

Be very careful to properly qualify any buyer or tenant in advance.

Here the Bannisters should have called the lawyer given to them by the buyer immediately, before doing anything further.

To avoid this ever happening to you, remember the following: 1) Never guarantee a loan or add your name to a mortgage unless you fully intend to purchase the property.

2) Always know who you are doing business with, if you are buying, selling or renting a home.

Conduct proper background checks in advance.

3) Never sign anything until you know exactly what you are signing.

4) Find out who actually owns any property you are thinking about buying or renting. You either can go to the government registry offices to do a search for a fee, or you can ask a real estate agent or lawyer to assist you, as they have access to the government Teranet computerized search system. If any deposit is required, make sure the funds are paid to the actual owners.

5) Never give out keys until the cheque clears.

6) Remember, if it sounds too good to be true, it is.

Selling your home without a real estate agent means you need to be extra diligent with potential buyers, as New Brunswick couple Naomi and Jordan Bannister recently learned the hard way.

Mark Weisleder is a Toronto real estate lawyer. Contact him at mark@markweisleder.commark@ma rkweisleder.com

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MarketWatch B July 15 2012 14/07/12 4:56 PM Page 3

July 17, 2012

The Golfi Team Real Estate Market Watch

Page 3

Facts About the GOLFI TEAM… 3 Over $60 Million in Sales Annually** 3 #1 Real Estate Office in Hamilton-Burlington* 3 Amongst the Top Sales Reps in Ontario** 3 Ranked Top 50 Teams in Canada for ** 3 Ranked Top 100 Teams world wide**

1998

Rob Golfi Sales Representative

2003

2003

2006

2010

OVER $460 MILLION IN REAL ESTATE SALES *#1 Brokerage in the Realtors Association of Hamilton Burlington MLS from 1994 to 2010 consecutively. **Year End Standings for 2010, based on residential commissions paid. Rankings are compiled from figures submitted by regional offices.

Rob Golfi

Sharon Stafford

Sales Representative

Mike McNeil

Sales Representative

Hans Marcellissen

Heather Reid

Sales Representative

Sales Representative

Kristina King

Sales Representative

Wendy Murray-Nicholson Sales Representative

Sales Representative

Vince Lazaruk

Sales Representative

Rosemarie Fournier Listing Co-ordinator

Together Delivering More...

HOME EVALUATION NO COST • NO OBLIGATION

905-575-7700 • 905-945-0188 Call Today 905-575-7700

MarketWatch B July 15 2012 14/07/12 4:56 PM Page 4

Page 4

The Golfi Team Real Estate Market Watch

July 17, 2012

Average Sale Price Up; Listings, Sales Down

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he REALTORS® Association of Hamilton-Burlington (RAHB) reported 1338 property sales through the RAHB Multiple Listing Service® (MLS®) for the month of June. RAHB also reported a six per cent increase in average sale price for the month compared to June of last year.

Seasonally adjusted* sales of residential properties were 9.7 per cent lower than the same month last year, with the average sale price increasing 7.3 per cent for the month. Seasonally adjusted numbers of new listings were 17.4 per cent lower than the same month last year.

There continues to be a decline in the number of new listings and end-of-month listing inventory.

Average sale prices rose across the board, with the freehold market seeing the highest increase at 7.5 per cent.

“Residential houses prices are up seven per cent from last year, which is likely due to lower inventory this year,” said RAHB President Cameron Nolan. “In the residential freehold market, we are seeing about 21 percent fewer listings than last year at this time and in the condo market, 33 per cent fewer.”

Year to date, numbers of sales of residential properties are down 2.2 per cent compared to the same six-month period last year and new listings are down almost 16 per cent. The average sale price for residential units is 7.6 per cent higher for the first half of this year compared to the same period last year.

Every community in RAHB’s marketing area has their own localized residential market. Please refer to the accompanying chart for residential market activities in select areas of RAHB’s jurisdiction.

Crossword Puzzle (Solution on Page 8)

Across

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Office of the pontiff (6) American buffalo (5) Ukrainian peninsula, theatre of 1853-6 war (6) Position at which an angle is formed (6) Alone (4) Australian state (8) Aria from Turandot (6,5) Device for plucking hairs (8) Change direction sharply (4) Give pleasure (6) Walk with a bounce (6) Little tune (5) Cling (6)

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Steal (7) Grandiloquent (7) Female cabaret singer (9) Sweeper (5) Word with the same meaning (7) Expected (6) Extra dish of lettuce, tomato etc? (4,5) Component — factor (7) Go round (7) Plant of the buttercup family — one name (anag) (7) Asinine (6) Showing spirited enjoyment (like a lemon?) (5)

Home evaluation No Cost or Obligation

Call Rob Golfi today!

905-575-7700 / 905-945-0188 www.GolfiTeam.com

MarketWatch B July 15 2012 14/07/12 5:02 PM Page 5

July 17, 2012

The Golfi Team Real Estate Market Watch

Page 5

Grimsby, Lincoln West Lincoln & Niagara

Rob Golfi*

GRIMSBY $629,900 7 Chestnut Drive

ST. CATHARINES $274,900 15 Lakeside Drive, Unit 41

SUNRISE to LAKEVIEWS! 2 stry all-brick home w/beautiful hardwd flrs, upgraded trim & crown moulding, ensuite w/glass shower & roman tub, kitchen w/over-sized island & granite counters, 50 bottle wine rack, finished basement w/theater room, & underground sprinkler system.

PURE LUXURY! Over 3000 sqft. flourished w/upgrades, lrg kitch w/Caesar stone throughout, hardwd in great rm & dining rm, lrg master bedrm w/upgraded ensuite w/oversized glass shower, 2 stainless steel gas fireplaces, oak handrails w/aluminum spindles, 9 ft ceilings.

2 BR townhome w/amazing views of the lake. Resort style living. Lrg eat-in kitch, formal DR, LR w/corner gas FP. Hardwd in DR/LR & new hardwd in the master BR. Beautifully decorated, inground pool, lrg courtyard, priv. deck off patio doors, lower level is finished.

Beautifully maintained 7 yr old, 2 BR bungalow. Large open concept living room/dining room w/cathedral ceilings complete with a home office/den. Completely finished basement w/corner gas fireplace, wet bar and a 2 piece bathroom. Loads of upgrades.

$2069.79 per/mth P&I / O.A.C.

$2460.39 per/mth P&I / O.A.C.

$1073.76 per/mth P&I / O.A.C.

$995.64 per/mth P&I / O.A.C.

GRIMSBY $529,900 135 Olive Street

D SOL

STEvENSvILLE $254,900 3669 Carver Street

ONE R E TH ANO GRIMSBY $319,900 382 Kerman Avenue

BEAMSvILLE $409,900 4841 John Street

GRIMSBY $479,900 288 Kemp Rd. W

A PLACE WITH SPACE! 11 yrs new, beautifully maintained 3 bedrm home features kitchen refaced with breakfast island, showcase fireplace in sunken family rm, hardwd & ceramic flrs, freshly painted, ensuite bath & walk in closet, fenced yard.

ULTIMATE LIVING! Private master bedroom with updated ensuite bathroom and heated floors, new furnace and C/air, hardwood floors, mostly all updated vinyl windows, garden doors leading to covered porch with hot tub, beautiful picturesque private back yard and quick access to QEW.

NEW HOUSE BUT BETTER! Features 9’ ceilings, gorgeous open stair case, wonderful family size kitchen with 8ft patio and sliding doors leading to 12x24 ft deck with hot tub and fence yard, oversized family room with showcase gas fireplace, and finished basement.

Unique property zoned for priv. club recreational use; suitable for many types of organizations on priv. 25 acres of land w/mutual picnic area. Banquet/dance hall 2500 sq. ft with 12’ ceilings, FP, full kit facilities, bar area, coat check, bthrms & spacious bsmt for storage.

SOLD

$1249.53 per/mth P&I / O.A.C.

$1601.07 per/mth P&I / O.A.C.

$1874.49 per/mth P&I / O.A.C.

GRIMSBY $359,900 82 Griffith Drive

ONE R E TH O N DA SOL

Golfi Team has Maximum Internet Exposure to Get Your Home SOLD!

The

Call today!

905-945-0188

GRIMSBY $174,900 17 Lakeview Street SMALL, BUT SPECTACULAR! Cozy 3 bedrm bungalow sitting on 50x116 ft lot. In fantastic neighborhood close to the lake. Features new shingles 5 yrs, mostly vinyl windows, maintenance free exterior.

SOLD

BEAMSvILLE $405,900 4844 Northgate Crescent

GRIMSBY $349,900 81 Colonial Crescent

GRIMSBY $474,900 53 Sumner Crescent

SMITHvILLE $469,900 14 Sarah Crescent

LAVISH TOP TO BOTTOM! 2400 sqft. of luxury this 4 bdrm home features gorgeous hardwood, main flr laundry, oak staircase w/balcony overlooking great rm, crown mouldings, over sized maple kitchen w/granite & island, ,RI-bath in basement, $1000s in upgrades, shows like a dream!

3 bed home features open main floor plan, Jewel stone finish flooring in liv/din room, hardwood & walk out to backyard oasis, oversized deck, above ground pool & views of the Escarpment. Basement is fully finished with a 3 pc bath.

DYNAMITE DEAL IN GRIMSBY! 5 BR home including laundry rm, all on second flr. Features gorgeous hardwood floors, grand foyer w/oak spiral staircase, maple kitchen cabinets, rich hotel style ensuite bath w/glass enclosed shower, & a professionally finished basement w/9ft ceilings.

Station Meadows Beauty. 2600 sq ft, 4 bdrm. Incl main laundry, soaring ceilings in the main flr family rm, oversized eat-in kitc & w/o to deck & pool-sized yard. Basement fin w/ rec room & additional rms for bedrms or office

$1585.45 per/mth P&I / O.A.C.

$1366.71 per/mth P&I / O.A.C.

$1854.96 per/mth P&I / O.A.C.

$1835.43 per/mth P&I / O.A.C.

IN-LAW SETUP

DUPLEX

WEST LINCOLN $319,900 9407 Silver Street

BEAMSvILLE $284,900 4503 Dufferin Avenue

GRIMSBY $159,900 49 Ontario Street, Unit#14

GRIMSBY $249,900 15 Adelaide Street

Amazing home on 100 x 200ft lot, built in 1953, has an open concept LR/DR w/hrdwd flrs, huge master suite, new HighEff gas furnance/CA, updated bath, entry doors, & water cond.. Bonus rm over the garage.

Raised Ranch with 4+1 bedrms ideal for in-law setup, double garage, walk out from finished basement, renovated kitchen with oak cabinets, island with granite counter, new C/air 2011, shingles 2005. All vinyl windows, great neighborhood.

Stunning townhome! Quality finishes throughout incl. hardwd flring, kit w/breakfast bar, oversized master BR, walk-in closet, & a main floor bath. Condo fees are $290.00/month & incl. C/Air, & exterior maintenance, building insurance, hydro, parking, & water.

Fantastic Investment Opportunity, Duplex within the downtown core. 2 bedrm unit on main level & 1 bedroom unit on upper level. Gross income of $1885/mth. Includes large double car garage, shingles approx 4 yrs new, and new furnace 2011. Please allow 24 Hrs for showings.

$1249.53 per/mth P&I / O.A.C.

$1112.82 per/mth P&I / O.A.C.

$624.57 per/mth P&I / O.A.C.

$978.00 per/mth P&I / O.A.C.

Call Today 905-945-0188

MarketWatch B July 15 2012 14/07/12 5:02 PM Page 6

Page 6

The Golfi Team Real Estate Market Watch

July 17, 2012

How to Stop your Neighbour’s Dog from Barking...

1. Start with an anonymous, gentle approach.

Gentle because some novice puppy/dog owners do not realize Fido is barking his head off when he's left alone or outside all day.

Never leave a threatening or belligerent note because you never know who might see you dropping it off! If you don't want to leave it, send it through the mail.

Try something like Dear Neighbor, You may not realize that your puppy/dog is barking all day while you're gone. {or barking all night while he's outside).

He may be bored, scared and lonely.

Here's an article with tips on how you can help him. All of us in the neighborhood would appreciate your attention to this.

Another Dog Lover Keep a copy of your note and any attachment.

Anonymous because there are plenty of nuts out there and many of them own dogs.

They enjoy annoying their neighbors and in fact, consider any act of decency on their part to be a loss of position. Don't provoke them unless and until you must.

Give the gentle note at least a 10-days to see if there's any improvement.

2. Notify your landlord or homeowners association (HOA).

If you rent or live in an HOA community, call them and explain the problem. If they appear uninterested or unwilling to do anything, you may need to follow up with a note.

If you have a lease or community Codes, Covenants, and Restrictions (CC&R's), review them for provisions on noises and your right to "quiet" or "peaceful enjoyment" of your home.

Warning - some CCRs require "multiple household" complaints to enforce noise rules.

Even if your neighbors hate the barking as much as you do, you'll probably find they're too apathetic or frightened to work with you.

In that case, keep reading.

See if your lease discusses noise control especially after 10 p.m. or before 7 a.m. or other "nuisance" or "disturbance" provisions.

If your lease has it, it's probable the dog owner's has as well.

Send your landlord/HOA a letter referencing the applicable language. Again, do not threaten or attack (they'll be time for that if these early steps don't work).

State that the barking is keeping your awake/unable to work at home/etc and ask that they enforce the rules of the HOA or lease.

Do NOT give ultimatums. If the other side doesn't respond/act, you might have to eat your words and they'll never again take you seriously.

State the facts, reference the appropriate lease/CCR provisions and ask them to take action.

3. Ratchet up the approach to the neighbor.

If you're not renting, there's no HOA and the gentle anonymous note didn't work, you need a stronger letter. It can still be anonymous.

Get a copy of your local/provincial ordinance or law that would cover loud noises.

Some cities have specific ordinances on dog barking.

With the Internet, this is likely to be easy. Visit your city or district’s official website and do a search. Sorry about all the names but counties use different terminology.

Get a copy of the by-law and mail it to your neighbor with a stronger note.

Do not threaten or attack but do state that if the situation does not improve, you'll be

forced to notify the authorities.

Ask them to help their dog by keeping him inside at night or leaving him toys to keep him busy during the day (whatever is appropriate in your case).

Again, wait at least 10 days to see if that helps.

Be sure to date the note and keep a copy.

The three steps above can be taken without exposing yourself to your neighbor. We'll give one more step can be done anonymously, but beyond that you will have to face your neighbor.

4. Try technology and remain anonymous.

Technology I If you don't want to go to the authorities or you're afraid of your neighbor, make use of technology.

There is equipment available that deters barking such as the BC16G Super Bark Stop Gift Box which can be mounted outside and aimed at the area where the dog is usually barking.

It is intended to work on outside dogs and its affectivity is diminished if its line of site is blocked by landscaping and structures.

The manufacturer states it works up to 50-feet of the dog. The dog's barking will set off the device which sends an ultrasonic blast which the dog but not humans can hear.

It may take a few days for the dog to associate the high frequency sound with his barking and realize that you can't have one without the other.

There also is hand-held equipment such as the Dog Dazer II - Dog repeller and training device. If the dog only bothers you when you're outside, you press the Dazer - about one second on and four off - until the dog quiets down. Again, it will take him a couple times for him to realize the cause and effect.

The Dog Dazer II - Dog repeller and training device is great for joggers and owners of small dogs who want to take them for outside walks. Dogs hear it but humans don't.

Technology II Try head phones and ear plugs so you don't hear the dog. If you can hear the dog through the ear plugs, you really do have a major, major problem. Keep reading.

5. If technology or letters don't work, start keeping a log.

This is a written record of when and for how long the dog is barking. You can create a computer log, use an old calendar or buy a fancy notebook log.

Just note the date and time the barking started and when it stopped. If there were any outside causes for the barking (such as garbage men or letter carrier show up), be sure to note that.

You will need this record for the authorities or legal action you may take. Have your log for at least a week before you contact the authorities.

If you already have the equipment, you can use a video or audio recorder or both. Just make certain you can attach days and times to the recorded instances.

6. File a report with law enforcement.

This may be the police or animal control, depending on where you live.

The police are often effective when they come. Note, the "when they come." Dog barking complaints rarely are a priority with them, and they may not arrive in a timely manner. In some areas, they only come if there's nothing else going on; e.g., murder, rape, robbery, etc.

Animal control may or may not be effective. It depends on your area. With your log showing that this is a chronic problem, you have a better chance of getting their attention and help.

Provide animal control or the police with

copies of your written letters to the neighbor and your log.

In many areas, you will be required to sign a complaint so your neighbor then will know it's you who has been complaining.

There's no way around this.

If police or animal control aren't responsive, ask for assistance from your mayor, city councilman or county commissioner.

Remember, everyone has a supervisor.

Using the authorities is an irrevocable course so make certain that you are ready for the fall-out and that the authorities will do something worthwhile such as charge the dog owner with a misdemeanor or take custody of the dog(s).

One other note, if you live in a community where there is some provincial or local agency that has oversight, be sure to file a complaint with that agency.

For instance, if your HOA board hasn't acted and your province has a board that oversees them, send the agency a complaint with a copy of your initial letter to the HOA and send the HOA a copy of your complaint to the agency.

If you're in assistance housing, ask your case worker for advice and assistance.

P.S. Never exaggerate your problem.

Rely on your log to speak for you. It is human-nature to see your problem as monumental but lying or misrepresenting your case to the police may be a criminal offense (remember Martha Stewart?).

7. Sue in Small Claims Court You will need your written or electronic log, copies of police or animal control reports (both should provide you copies often for a nominal fee) and ideally, witnesses other than yourself.

You will have to describe how the barking prevented you from doing normal activities (such as sleeping), give evidence of the barking (through your logs, etc) and show that you asked the person to stop the noise (copies of your anonymous or signed letters).

8. Get a lawyer.

There are two things a lawyer can do.

One is to send a "lawyer" letter to the dog owner or the authorities, public or private, who should have been taking action to stop the dog barking.

Many people - especially landlords and HOAs - will finally act when they get a formal lawyer letter and realize they could be sued.

A lawyer letter is a fairly economical way to go and may force some action.

The other thing a lawyer may do is get a restraining order against the dog's owner. The

order may require the owner to keep the dog indoors or some other action that stops the noise. These can't be obtained through Small Claims Court so you should get a lawyer.

A restraining order may be expensive; the dog's owner may counter-sue and it may be a prolonged financial and emotional process through the courts.

Its often effective, however, because the dog's owner could be arrested if he violates the order.

An alternative to the restraining order is mediation or arbitration and your lawyer could offer this to the dog's owner. It's not that this isn't workable, it's that when it's reached this point, the dog owner is apt to be a 100% nut and may be too emotionally deranged or violent to cooperate in a mediation.

9. When all else fails, move but disclose the barking.

Be aware that in many places you must disclose to potential buyers that there is a nuisance in the neighborhood; i.e., the barking dog(s).

California actually had such a court case and the homeowner who was trying to sell lost the case because he didn't tell the real estate agent or buyer about the barking dogs.

2 Steps to Avoid 1. Don't harm the dog.

I'm serious. There was such a case. Do not get to the point that you poison or harm the dog or the owner or the owner's home.

Yes, you know better but lack of sleep can distort your thinking. Your reputation, credit rating and bank accounts may be seriously damaged if you react violently - no matter how provoked.

2. Don't confront the owner.

Sometimes people recommend that you tape the dog and play it over and over on a loud speaker. Or, they recommend calling the dog's owner at 2 a.m. when the dog is barking. This can prove embarrassing if your neighbor has caller id.

These things probably worked in the non-litigious past, but they are apt to get you into trouble today. You can be sued or you can be reported as a stalker for too often or too vigorously contacting the dog's owner.

Some nutty dog owners will try to provoke you so you look like the trouble maker to authorities. Do not play into their hands.

Keep your contact with the dog owner to a minimum. You should rely on written contact and the authorities and avoid situations where it is just you and the dog's owner.

Unfortunately, there are many violent people in the world and you don't want to get in their line of fire.

Home evaluation No Cost or Obligation

Call Rob Golfi today!

905-575-7700 / 905-945-0188

MarketWatch B July 15 2012 14/07/12 5:02 PM Page 7

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MarketWatch B July 15 2012 14/07/12 5:05 PM Page 8

Page 8

The Golfi Team Real Estate Market Watch

Rob Golfi*

July 17, 2012

Hamilton, Stoney Creek, Ancaster, Dundas & Glanbrook

HAMILTON $199,900 75 London Street North

HAMILTON $179,000 108 London Street North

HAMILTON $189,900 214 Rosslyn Avenue North

HAMILTON $269,900 30 Hollydene Place

Charming 3 bedroom Gem! Updates incl. electrical, plumbing, roof, most windows, & furnace all in ‘06, updated kitchen ‘07, rear deck & french doors ’09, flooring on main level & rear fence ’10, pool pump & liner ’12, & finished basement w/new carpet. A must see!

4 bedroom family home in a popular area. Mechanics dream garage 15x22 w/hydro, parking for 4 cars. Large kitchen connected to dining room, 2 bedrooms on main level, 2 bedrooms upper level. Updates include roof (’09), furnace (’08), updated kitchen, updated windows, 2 encl. porches.

2 1/2 storey, double brick, 5 bedroom home. Includes: 200 amp service, 3 piece bath, and eat-in kitchen in basement with side door. All major updates have been done, shingles, all windows, central air, furnace, front door & railings front and back. Just move in and relax!

IMMACULATE & UPDATED, one floor plan with possible in-law setup. In ground pool takes up only part of backyard, lots of useable space left. Big driveway with rolling gate to lock up camper or car. Shows very nice. Updated furnace, windows, central air, bathroom, & flooring.

$780.81 per/mth P&I / O.A.C.

$699.17 per/mth P&I / O.A.C.

$741.75 per/mth P&I / O.A.C.

$1054.23 per/mth P&I / O.A.C.

STONEY CREEk 295,000 322 Jones Road

HAMILTON $279,900 262 Ottawa Street South

HAMILTON $229,900 57 Highcliffe Avenue

HAMILTON $374,900 90 Strawberry Drive

Huge 4 BR home waiting for finishing touch!!! Updates: siding(06), c/a(11), windows(04), insulation, drywall, doors, ceramics, bathroom w/ jacuzzi tub & separate shower, 3 car garage w/ rear exit! Inlaw suite 70% finished w/duplex zoning, 2 hydro meters, 2 driveways, & parking for 10!

Charming updated 3 BR home w/a detached garage. This home features hardwd flrs, updated bathrms, open concept LR/DR, new entry doors & a completely finished basement.

Home has been renovated from top to bottom w/high quality materials. All finishing touches have been done.

AWESOME LOCATION! Walk to Sam Lawrence Park.

Cute 2 BR home on a deep 182 ft. lot. Loads of updates: carpet, bathrm, some windows, & boiler (09). Sit in the den & look out over mature trees into private yard. Located in the back is a shop/cabana w/hydro. Great for entertaining.

RAVINE LOT! Beautiful all brick 4+2 bedrm w/3.5 baths features walk-up from basement with in-law potential, main flr ldry, main flr family rm w/fireplace, eat-in kitchen, separate dining room. New furnace/central air & carpet in basement. Great location, a walk to shopping & park.

$1152.27 per/mth P&I / O.A.C.

$1093.29 per/mth P&I / O.A.C.

$897.99 per/mth P&I / O.A.C.

$1464.36 per/mth P&I / O.A.C.

SOLD

ONE R E H ANOT

SOLD

ONE R E H ANOT

HAMILTON EAST $132,900 127 Hope Avenue

STONEY CREEk $418,900 5 Sandy Drive

HAMILTON MTN $204,900 4 Ben Lomond Place

HAMILTON MTN $189,900 446 Upper Sherman Avenue

OPPORTUNITY AWAITS! Nicely finished one floor plan with no carpet. Shows 10+. Updated windows, wiring, plumbing, furnace, tank less water heater & waterproofed basement with 4 big windows. A walk to center mall, & easy highway access.

Prestigious 4 bdrm 2700 sqft 2 storey. Grand foyer with oak staircase, kitch w/large island & built in appliances, hardwd in formal dining rm, updated carpet & under pad in all bedrooms, family room with showcase fireplace, master bedroom w/ensuite & large walk in closet. New shingles (‘12)

Shows 10++. Renovated in 2004. 3 bedroom plus den w/walkout to rear yard. Master on main floor w/4pc bath & laundry. Updated, windows, shingles, flooring, kitchen, bathrooms, & new drywall. A walk to parks, shopping & Juravinski hospital.

Parking for 6 through the double width mutual drive. 3 BR home w/main flr bedrm & ldry. Over 1000 sq.ft. of new flooring. Move in ready. Backs onto park, close to hospital & on bus route. Cozy gas FP, C/A, vinyl windows, furnace/roof (approx. 5), workshop with hydro.

SOLD

$1636.22 per/mth P&I / O.A.C.

SOLD

$741.75 per/mth P&I / O.A.C.

HAMILTON EAST $128,500 6 Jerome Crescent

HAMILTON MTN $239,900 22 East 39th

STONEY CREEk $349,999 161 Halifax Street

STONEY CREEk $329,900 134 Cove Crescent

Great Location! Freshly painted, rec room in bsmt with loads of storage. Laminate flooring and ceramics. Great for kids, a walk to school, shopping, and major bus line. Shows nice!

Well kept and clean.

GARAGE DREAM & LOCATION! Walk to Mountain Brow Park, Juravinski Hospital, shopping on Concession St., & mtn access. Loads of updates include windows, shingles, garage door, & C/A. Big dbl garage with concrete floor and hydro.

One bedroom used as dining rm (wall still there).

ADORABLE AFFORDABLE! Immaculate 3 bedrm home in super clean condition on premium lot, features maple kitchen cabinets w/endless storage for cook-ware and dishes, spacious family room w/showcase fireplace with hook up for Plasma TV, fenced yard & quick access to QEW.

2 Stry, 3 BR home linked underground & features master w/ensuite & walk-in closet, LR/DR, eat-in kit w/walkout to a lrg concrete patio & fenced in yard. Basement recently refreshed w/new carpet & 3pc bath. Updates incl. windows, roof, furnace & A/C.

$501.92 per/mth P&I / O.A.C.

$897.99 per/mth P&I / O.A.C.

$1366.71 per/mth P&I / O.A.C.

$1288.59 per/mth P&I / O.A.C.

Crossword Solution

HAMILTON MTN $234,900 830 Upper Wellington Street

HAMILTON CTR $154,900 38 Stirton Street

HAMILTON MTN $199,900 60 East 24th Street

Large principle rooms, big garage with hydro, long driveway. Loads of updates! Updates include: bathroom, kitchen, and some flooring. Huge family room with big windows overlooking yard. Lots of storage in crawl space.

Walkup from bsmt to nice yard.

Wonderful big family home! 2.5 storey, move in condition.

Huge family sized Oak kitchen with walkout to party deck, front drive or rear parking if needed, beautiful hardwood floors, 4 or 5 bedrooms, new boiler in 2011 and very clean.

Big 4 BR home located on the mountain. This home features a main flr BR, family rm, LR/DR & a lrg eat in kitch.

Updates incl: roof ‘11, most windows ‘10, C/A ‘08, furnace ‘07, 1.5 baths, & has been freshly painted. Lrg 34.29 x 133 lot. Parking in front & rear drive for 5 vehicles.

$917.52 per/mth P&I / O.A.C.

$605.04 per/mth P&I / O.A.C.

$780.81 per/mth P&I / O.A.C.

www.golfiteam.com

MarketWatch B July 15 2012 14/07/12 5:10 PM Page 9

July 17, 2012

Rob Golfi*

The Golfi Team Real Estate Market Watch

Page 9

Hamilton, Stoney Creek, Ancaster, Dundas & Glanbrook ONE R E NOTH A D SOL

HAMILTON CTR $189,900 11 Greenaway Ave

STONEY CREEk $274,900 82 Whitefish Crescent

STONEY CREEk $599,900 46 Lake Avenue Drive

HAMILTON WEST $319,900 230 Bowman Street

Beautiful all brick 2.5 storey single family home.

Features 5 bedrooms & lots of possibilities! Newer hardwd flrs, updated kitch & baths, clean & fresh décor, nothing to do but move in! Includes single garage w/lots of parking & close to public transit.

TRENDY AND STYLISH 2 STOREY! This move in ready 3 BR freehold townhome is in super clean condition & features incredible space plus fin. basement, bright master bedrm w/ensuite & walk in closet, wonderful size kitchen, oak stair case & is located across from Seabreeze Park.

CLASSIC HOME! Double brick home sitting on 107.5 x 390.25 ft lot and features original hardwd floors & trim, new bathroom on 2nd level, finished loft w/plumbing, complete house re- wired w/200 amp service, copper plumbing, 63 new windows, 35x19 ft 3 car garage, Zoning MR1.

Fantastic Location! 3+1 BRs, 1 1/2 baths, new roof May 2012, new front porch, updated water line, bath tub reglazed, new toilet, orig. hardwd flrs, single car detached garage w/parking for 2 cars. Tenanted until August 31, 2012.

$741.71 per/mth P&I / O.A.C.

SOLD

$2343.21 per/mth P&I / O.A.C.

$1249.53 per/mth P&I / O.A.C.

WATERFRONT

HAMILTON MTN $345,900 23 Vineberg Drive

HAMILTON WEST $399,900 220 Queen Street South

HAMILTON EAST $499,900 711 Beach Blvd.

HAMILTON CTR $224,900 68 Holton Avenue South

Over 2000 sq ft., 4 level backsplit! Family room w/fireplace, big kitchen w/oak cabinets & island, vaulted ceilings in LR/DR, open from kitchen to family rm, big rooms & walkout to covered patio w/3 year old hot tub. Turner park, shopping, & YMCA all within walking distance.

Charm & Character best describes this 3 bedrm beauty with fully finished basement ideal for in-law set up, features gorgeous hardwood, new kitchen & baths, vinyl windows, close to trendy lock st. Bay front & downtown shopping.

Live on the beach! Solid home on the Hamilton beach with a 2 bedroom self-contained unit. Separate entrance and furnace. Gorgeous sunroom with amazing view of the lake.

Huge fenced yard, big drive way & large principle rooms.

Minuts from Spencer Smith Park and Joseph Brant Hospital.

Attention Investors! Big home used as two family! Main level one BR, kitchen, living room, dining room, 4pc bath rented $875/mo w/utilities included. 2nd & 3rd floor has 4 BRs rented $400/mo ea. & share living room, bthrm & kitchen. Laundry room in the basement.

$1351.09 per/mth P&I / O.A.C.

$1562.01 per/mth P&I / O.A.C.

$1,952.61 per/mth P&I / O.A.C.

$878.46 per/mth P&I / O.A.C.

These Seniors made a $700,000 Tax Mistake...

T

he reason many people consider transferring property before death is to avoid or reduce the amount of tax their heirs will have to pay when the will is probated.

Probate is the legal process of dealing with someone’s estate and ensures their wishes, usually contained in a will, be carried out.

In Ontario, the tax payable on a probate application is $5 per thousand up to $50,000 of estate value and then $15 per thousand for anything over that.

Therefore, the probate tax for an estate of $1 million would be $14,500.

With proper tax planning, you can reduce the amount of tax payable.

Improper planning can cost you a whole lot more.

Here’s an example: Mr. and Mrs. Depedrina lived on a two-hectare property in Langley, B.C. Five years before Mr. Depredina died, he and his wife transferred ownership of the property to their children, thinking that would take care of their inheritance. The couple retained a life interest in the property which meant they could live there until both died. Mr. Depredina died in 1983 and his wife in 1997.

The kids sold the property the following year for $1.85 million, but ended up paying more than $700,000 in tax.

Had the title remained in their parents’ name, no tax would have been payable, since it was their principal residence.

The family went to court arguing that this result was not fair and not what their parents intended. In a case heard in a B.C. court in 2005, the judge was sympathetic, but could not change the outcome

because everything had been done according to the parents’ legal wishes.

People always ask whether there is any way to reduce probate fees or not pay anything at all.

Here are some examples when you can avoid estate taxes: 1. If any property, whether real estate or bank account, was owned by the deceased as joint tenants with someone else, it immediately transfers to the surviving owner. It will not have to be included in the value of the deceased’s estate and can be sold without applying for probate. Some people transfer property into a joint ownership situation in order to organize their affairs. Be careful.

Some transfers may trigger an immediate tax liability. Make sure you get legal and estate planning.

2. If there is no real estate owned by the estate, then depending on the value of the estate, the banks may permit transferring the money if the trustee provides a copy of the will, death certificate and an agreement to indemnify the bank if anyone challenges this later.

3. Shares in private companies normally do not require probate, although some mutual funds or stock certificates may still require probate in order to be transferred.

4. If you have named a beneficiary in an RRSP or insurance policy, you do not require probate.

5. For some real estate, probate is also not required, but it depends on how the property is registered and

whether an indemnity is given to the Land Titles Assurance Fund. Find out before you apply for probate.

If it is determined that you need probate to transfer even one estate asset, you still have to pay the tax on the entire value of the estate.

One of the main protections to a trustee in obtaining probate is to avoid getting sued. For example, if you don’t apply for probate and another will turns up later — and you already distributed the money — you could be sued by the beneficiaries under the new will, or by any children who may have been exclud-

Call Today 905-575-7700

ed and wish to claim support. Therefore, your decision on whether to apply for probate will usually depend on whether this is a close family who are the beneficiaries, or whether other parties are involved.

Before making any decision about transferring your properties to avoid probate, or whether to pay or avoid probate fees, make sure that you obtain legal and/or accounting advice in advance.

Mark Weisleder is a lawyer, author and speaker to the real estate industry.

Email mark at mark@markweisleder.com

MarketWatch B July 15 2012 14/07/12 5:10 PM Page 10

Page 10

The Golfi Team Real Estate Market Watch

July 17, 2012

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MarketWatch B July 15 2012 14/07/12 5:10 PM Page 11

July 17, 2012

The Golfi Team Real Estate Market Watch

Page 11

Stonehaven Granite Works – Leader in Granite and Marble Industry More than 3,000 slabs in stock in sprawling showroom

I

t is known that kitchens and bathrooms are the two most used rooms in the house. These rooms become even more pronounced when trying to sell. If they are well-crafted and designed, it is more likely to attract buyers.

Granite especially exudes sophistication and instantly upgrades the home. Not only is it extremely attractive, but it is a stronger, more durable material than traditional products. It’s also a low-maintenance natural material that is timeless and provides lasting value.

Stonehaven Granite Works in Stoney Creek understands the value of this natural material. In business since 1994, they are recognized as a leader in the industry, not only for their grand selection in natural stone and quartz products, but also for their on-site custom fabrication and complete installation.

Their sprawling 20,000 sq. ft. facility houses a gallery and showroom with more than 3,000 slabs of granite, marble, onyx, quartz

and travertine in over 150 colours – making them one of the largest suppliers in southern Ontario.

Their product is also sourced from all over the world – they are masters at obtaining your exact request.

They understand that clients’ needs vary widely, and that trends go beyond the granite kitchen countertop. From bar and bathroom countertops, to vanities, showers, tub decks, fireplaces and tables, granite is so appealing that its uses are almost endless.

Stonehaven’s design experts can help you refine your needs and

hone in on exactly what you’re looking for.

Stonehaven Granite not only sources the product but fabricates and manufactures the product on site using their state-of-the-art CNC machinery. They also offer a variety of edge treatments for countertops and can create custom designed treatments – these fine details can completely transform the finished look.

Known for their craftsmanship and reliability in completing the job on time and on budget, Stonehaven is a top choice among new home builders and has been a

proud contractor of Homes by Desantis, Mattamy Homes, Homes by John Bruce Robinson, Mountainview Homes, Rosehaven Homes and Landmart Homes.

They’ve also worked on major commercial projects including the Comfort Inn in Niagara Falls, White Oaks in St. Catharines, C Hotel by Carmen’s in Hamilton as well as a number of universities and restaurants.

Whether large commercial undertakings or more intimate projects within an individual’s home, Stonehaven Granite treats every project as uniquely as the clients themselves. They are known for their exceptional service and unyielding need for perfection.

For more information, visit the showroom at 791 South Service Rd. in Stoney Creek or view their extensive slab gallery at www.stonehavengranite.com.

You can also email them at info@StoneHavenGranite.com or call 905-643-9982.

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MarketWatch B July 15 2012 14/07/12 5:10 PM Page 12