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在加拿大买房的操作流程---------买方必读

2/15/2015

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一直想在博客上写一篇这样的中文文章, 可无奈时间有限,且严格遵守自定的一周一篇原则,在等了5周好不容易完成了5篇“Disclosure of Material Latent Defect” 系列博客后,很高兴今天终于有时间坐在电脑前完成这份早该完成的作业。

如果你不是第一次在加拿大买房,你可能并不觉得买房过程有什么要特别注意的事项,但对绝大多数新手来说,在买房前了解每个细节可能会最大限度地减少他们的迷茫和焦虑,帮助他们从容不迫做出正确的决定。如果把买房看作是一个复杂的工程,那么给出读者一个清晰的操作流程是我写这篇博客的主要目的。

买房前期的贷款资格认证

总是建议把咨询抵押贷款经纪人放在万事之先。因为只有明确了你可以贷款的数目,你才能知道什么价格范围的房子你负担得起,你才能有目的性地查找要买的房子,这样可以为你节省很多的时间和精力。

雇房产经纪

雇房产经纪并不需要你付钱在先,房产经纪是收佣金的,只有在每单成交完成后才收取由卖方支付的佣金。虽然买方原则上不付任何费用给买方经纪, 但一旦要求经纪人提供查房看房的服务,你可能已经暗示你们进入一种房屋买卖委托代理关系,而且所有的经纪都会有这样的期待。现如今越来越多的房产经纪会在提供服务之前要求你签署 “Exclusive Buyer’s Agency Contract” 以保证双方的利益。

查找喜欢的房子,看房

查找房子前应该首先确认你想买的房子类别,是公寓(condo),联排房(townhouse),还是独立屋(single family house)。它们各有各的优势,唯一需要注意的是公寓和联排房有每月几百块钱不等的管理费要付,而且这个数目是可以随时间的变化而变化的,当然多数情况是只涨不降的。

知道了你想买的房子后,联系你的房产经纪,告之要查找房子的参数:价格范围,地理位置,建筑面积,土地大小,建造年份,卧室数目,卫生间数目,厨房数目,房屋结构 (单层多层),有没有海景等等,总之越详细越有价值,越说明你知道你想要的是什么。当然这些参数也可能随着你的喜好改变而不断更新。

总之你的经纪会发给你一个在当前市场上挂牌的,而且满足你要求的所有的房子信息。这里特别要指出的是,你的经纪可以查找的房源是覆盖整个城市区域的,并不仅仅是他自己的房源,换句话说,这儿的每个经纪都享受同等的房屋信息资源,没有人比谁多,也没有人比谁少,这可能是跟中国很不同的地方。

在你收到的房屋清单上,选出你最喜欢的几个房子,预约你的经纪去看房。根据每个人的不同,这个在网上选房和实地看房的过程可能很短也可能很长。当然最重要的是密切保持与经纪的沟通和联系,使经纪能够给你提供即使的有效服务。

下单,争取拿到卖方签字的合同

这是最紧张的时刻,你终于找到你中意的房子,决定下单。你的经纪会提供你相关的市场信息,协助你确定要报的价格,然后帮你起草合同 “Contract of Purchase and Sale”,即刻呈交给卖方经纪。你可能等到从卖方来的三种不同的反馈: 没有任何消息 (多数是你的报价太低,懒得理;) 卖家同意你的所有条款和价格;卖家在合同上修改条款或者价格,传回给你的经纪,这个过程可以反反复复,直到买卖双方找到彼此同意的条款和价格。当卖家同意你的所有条款和价格,在合同上签字后,我们说你拿到了已经接受的合同 (an accepted offer.)

执行合同条款,确认所有的条款没有任何问题,否则你可以退出合同

拿到 accepted offer 只是完成了万里长征的第一步。到此是时候为你自己雇一个房产律师,当然你也可以在更早的时候雇用, 在整个购房过程的所有和法律相关的问题,你都应该咨询律师。

确认在合同里的所有条款没有任何执行中的问题:能不能从银行拿到需要的贷款?房屋检测有没有致命的大问题?保险公司能不能给你房屋保险?房产有没有附加的债务需要卖方先前还清?当然也包括根据你的个人需要加上的其它条款是不是满足你的要求。如果任何一个条款出现问题,你可以全身退出,不用负担任何法律责任。

付定金

如果第5点没有任何问题的话,你可以签字表明你对所有的条款都满意,决定买下这个房子。按照合同,你应该支付一定数量的定金 (几千到几万不等) 给代表你的经纪公司。这笔定金会算进购房款里去。

付余下的全款,搬家

这个步骤大概会花一个星期的时间,而且主要是有你的律师来完成。付清余款,登记你的名字在新的房屋记录上,接受钥匙,然后搬家。

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Disclosure of Material Latent Defects                                                                                 ---- Part 5, Heritage Sites

2/8/2015

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Heritage sites are historic places that have cultural value and carry out our region’s unique identity and character. Particularly, archaeological sites are where ancient bones and artifacts are found. Most of these sites are related to First Nation history, and therefore protected by BC’s Heritage Conservation Act and municipal bylaws.

The homeowner and potential buyer should really be aware of all the restrictions coming along with every alteration of the property that has been designed as a heritage site. Again, it’s the matter of fact that the homeowner must, to his best knowledge, make a full disclosure to the buyer. Furthermore, individuals who damage a heritage site could face possible fines of up to $50,000 or two years in jail.

According to the Heritage Conservation Act, before a property is designated as a heritage site by the Minister, the homeowner will be served a notice and has 30 days to object to the proposed designation. Once becoming a heritage site, there would be a notice filed in the personal property registry. In the case of the market value of the designed property going down as a result of the heritage designation, the owner may be entitled to compensation. Although Normal maintenance and repairs can be done at the homeowner’s discretion, the appearance of heritage property may not be altered without the consent of Municipalities.  

Unlike heritage designation, an archaeological site has no accessible records whatsoever to help the public track down the status of properties. Only if you are suspicious, you can conduct an inquiry to the local municipality then the next, Archaeology Branch Office. The application may take up to two weeks for the result, though. What if a property locates on a designed Archaeological site, the homeowner won’t feel bothered until one day when he decides to subdivide the property. An archaeological assessment may be recommended by the Branch and paid by the homeowner. This cost can be very high – up to tens of thousands – and with no compensation.  

As a buyer, when purchasing a property that’s going to be subdivided and there are Archaeological concerns occurring, simply asking the agent to add the following clause on the “Contract of Purchase and Sale” would be necessary:

                Subject to the Buyers satisfying themselves on or before (date) regarding the potential effect of the Heritage Conservation Act on the use and / or development of the property. (This condition is for the sole benefit of the Buyer)

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    Just want to take this opportunity to share information and  thoughts with you. Please bear with me if I don't write like a pro.

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