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Secondary Suites

SECONDARY SUITES CAN MAKE A GREAT INVESTMENT, AND CAN INCREASE THE VALUE OF THE PROPERTY ON RE-SALE.

While the content of this post should be considered reliable and informative, this should not be considered legal advice and we recommend that you contact our firm directly should you have any questions.

Contact Douglas Robertson LLP here to speak with a Lawyer


Many homes in Calgary boast a secondary suite making a property very appealing to potential buyers. A secondary suite is a self-contained living unit created within a single family home. The suite contains a kitchen, bathroom, and separate entrance. Secondary suites make a great investment, as they can provide extra income for the owner, and they often increase the value of the property upon re-sale.

It is important that any secondary suite built after December 31, 2006 complies with the requirements of the Alberta Building Code. The Alberta Building Code requires all secondary suites built after December 31, 2006, to have independent or separate heating/ventilation systems for the primary and secondary suite. Independent heating/ventilation can mean having two furnaces, or a combination of a furnace and supplemental heating.

Secondary suites are allowed in certain Land Use Districts and only on parcels with a single-detached dwelling. Secondary suites are not allowed on parcels with semi-detached, townhouse, or any other type of dwelling. Once an area qualifies for a secondary suite, appropriate development and building permits need to be approved by the City of Calgary.


 Do you have more questions? Please call us at (403) 407-2605 or drop us an email at realestate@douglasrobertson.ca. We’d like to help.
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First Time Home Buyers Seminar

BUYING YOUR FIRST HOME

An Information Session for First Time Home Buyers


Buying your first home is with out a doubt one of the most important and daunting decisions you can make, and you may find yourself overwhelmed and wondering where you should even begin. The first step is to surround yourself with knowledgeable and experienced professionals who can guide you through the process, and answer all of your questions.

The goal of our First Time Home Buyers Seminar is to educate and empower you to take the first step towards your biggest investment with complete confidence.

When:

November 7th, 2017 @ 7:00 pm

Where:

Trolley 5 Brewpub (Click Here For Directions)

Speakers:

Tony Piattelli – Mortgage Broker, Quantus Mortgage Solutions

Ryan Robertson & Douglas Roberts – Lawyers, Douglas Robertson LLP

Jordan Salvador – Advisor, Sunlife Financial

Topics:

How Do I Qualify? Financing and Pre-Approval

When Should I Start the Process?

What’s Involved?

Elements of an offer: Price, Deposits, Terms, Conditions
Inclusions/Exclusions and Closing

Making an Offer: Understanding the Agreement of Purchase & Sale

Other Essentials to Consider: Miscellaneous Expenses / Taxes, Fees, Location and Insurance

Estate Planning and Wills

Resources Available/Questions & Answers


 Do you have more questions? Please call us at (403) 407-2605 or drop us an email at realestate@douglasrobertson.ca. We’d like to help.
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Residential Real Estate Legal Fees

WHAT TO EXPECT IN THE LEGAL FEES FOR YOUR RESIDENTIAL REAL ESTATE TRANSACTION.

While the content of this post should be considered reliable and informative, this should not be considered legal advice and we recommend that you contact our firm directly should you have any questions.

Contact Douglas Robertson LLP here to speak with a Lawyer


Generally, legal fees charged by a law firm in relation to a residential real estate transaction are not billed as other legal work would be (where the practice of hourly billing is utilized). It is standard practice in Alberta that lawyers will charge a flat rate plus disbursements.

Disbursements vary according to the value of the property and include items such as land titles fees, courier services, tax searches, bank charges, estoppel certificates and any other out of pocket costs that the law firm pays on the clients’ behalf to facilitate the closing of the transaction.

Depending on the law firm chosen, the legal fees portion of a purchase transaction (including a mortgage) could range from $1000-$2200. Disbursements on a typical purchase transaction typically range between $400-$800. The most important factors influencing the amount of disbursements incurred will be the value of the property and the amount of the mortgage being registered as land titles fees vary accordingly.

Legal fees on residential sale transactions tend to be lower as there are fewer disbursements. Typical fees charged on a sale range from $800-$1200 while disbursements generally range from $200 – $250. The most important factors influencing the amount of disbursements incurred will be the requirement to obtain an estoppel certificate (if it is a condominium) and the number of payouts required to be made by the lawyer following closing (mortgages, liens and other financial encumbrances).

It is always a good idea to ask the law firm for a quote prior to engaging them on your real estate transaction. In order to ensure the accuracy of the quote, be sure to provide the law firm with all the required information.


 Do you have more questions? Please call us at (403) 407-2605 or drop us an email at realestate@douglasrobertson.ca. We’d like to help.
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What is a Real Property Report?

REAL PROPERTY REPORTS (RPR’S) IN RESIDENTIAL REAL ESTATE

While the content of this post should be considered reliable and informative, this should not be considered legal advice and we recommend that you contact our firm directly should you have any questions.

Contact Douglas Robertson LLP here to speak with a Lawyer


It is always a good idea for a seller of a residential house to ensure that they have a current RPR with compliance prior to listing the property for sale. If the seller is unable to deliver a current RPR to the purchaser on or prior to the Closing Date, the purchaser may refuse to close and the Seller could be liable for damages.

What is a real property report?  A real property report, or RPR, is a legal document that clearly illustrates the location of significant visible improvements relative to property boundaries. Usually the purchase agreement will require the Seller to provide a real property report showing the current improvements on the Property with evidence of municipal compliance or non-conformance. The RPR does not have to be an original; a photocopy of faxed copy will usually suffice.

Every municipality is different and will have different requirements for a real property report. It is important for the seller to be aware of the specific rules that apply to their municipality.

Real property reports are not required for the sale of condominium properties.


 Do you have more questions? Please call us at (403) 407-2605 or drop us an email at realestate@douglasrobertson.ca. We’d like to help.
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Title Transfer in Alberta

what to expect when land title can not be transferred prior to the closing date

While the content of this post should be considered reliable and informative, this should not be considered legal advice and we recommend that you contact our firm directly should you have any questions.

Contact Douglas Robertson LLP here to speak with a Lawyer


In Alberta a transfer of land can often take a number of weeks to be registered at the Land Titles Office. Does this mean that you cannot close your transaction until the transfer has been finalized? Not necessarily.

In situations where the land transfer cannot be registered prior to the closing date, the purchasers can purchase title insurance, or, the parties may agree to close using the Western Law Societies Protocol (the “Protocol”) if available.  The intent of the Protocol is to allow the release of mortgage proceeds and purchase funds on the Closing Date regardless of whether the registration has been processed. The Law Society insurance program will provide insurance coverage in the event the purchaser or the lender suffers a loss between the closing date and the time at which the documents are registered.  Without the Protocol, closings would not be able to occur until the transfer has been properly registered.

*** It should be noted that the Protocol cannot be used for the purchase of new condominiums, commercial or agricultural property. ***


 Do you have more questions? Please call us at (403) 407-2605 or drop us an email at realestate@douglasrobertson.ca. We’d like to help.
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