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Divorce: What You Need to Know About Your House, Your Home Loan and Taxes

 How to Avoid Costly Housing Mistakes During and After a Divorce

Divorce is rarely easy and often means a lot of difficult decisions. One of the most important decisions is what to do about the house.

In the midst of the heavy emotional and financial turmoil, what you need most is some non-emotional, straightforward, specific information and answers. Once you know how a divorce affects your home, your mortgage and taxes, critical decisions are easier.  A neutral, third party can help you make logical worthwhile decisions, with useful information, rather than making emotional ones.

Probably the first decision is whether you want to continue living in the house. Will the familiar surroundings bring you comfort and emotional security, or unpleasant memories? Do you want to minimize change by staying where you are, or sell your home and move to a new place that offers a new start?

Only you can answer those questions, but there will almost certainly be some financial repercussions to your decision process. What can you afford? Can you manage the old house on your new budget? Is refinancing possible? Or is it better to sell and buy? How much house can you buy on your new budget? We can help you to determine what you can afford.

You also need to consider do you have a Separation Agreement in place?

Items to Consider:

Review your tax withholding status at your job. If you become 'single' again you will have to determine if you're having the correct amount withheld from your paycheck by your employer. If you have too much taken out of your paycheck, you'll lose the use of that money until you get your tax refund. However, if you have too little withheld, you might have to pay a penalty.

You also need to update your insurance needs. Perhaps you need to increase or decrease or coverage depending on your situation, or consider a different type of insurance. Perhaps you can consolidate your policies with the same company to save money. Call your Insurance Agent for more information.

Update your will, emergency contact list, and beneficiaries. Keep your legal documents up to date with every change in your family situation. You don't want your ex-spouse to inherit your house. Besides updating your will, review the beneficiaries you declared on all your retirement accounts and insurance policies. 

This information is not intended to offer legal advice. Please consult a lawyer for legal advice. For a list of Family Law Lawyers please CLICK HERE

DIVORCE LAW—QUESTIONS AND ANSWERS 

WHAT YOU SHOULD KNOW ABOUT FAMILY  LAW IN ONTARIO

SERVICEONTARIO-A guide to changing your name, address, etc

If you would additional information, please give Jodi or Bruno a call.

Helping you locate great neighborhoods in Mississauga, Milton, Oakville, Brampton, and more.

The following is a review of cities within the GTA.

Mississauga
Did you know that Mississauga is Canada's 6th largest city that is located on the shores of Lake Ontario.

Explore Mississauga’s quaint historic villages, waterfront, or world-class art and theatre at the Living Arts Centre. Visit the Rhododendron Gardens, shop at Square One - Ontario's largest shopping mall.

Mississauga offers stunning architecture, museums, and lakefront parks.

Mississauga offers more than 480 parks and woodlands for you to enjoy. There are lakefront parks at the waterfront. The City has developed and upgrading lakefront parks over the past few years. Many of the lakefront parks feature offer: trails for hiking, cycling, in-line skating, splash pads, beach volleyball, and much more.

Each year more than 200,000 people enjoy the picnic areas in Mississauga's parks. If your family or group is less than 25 people you can use the picnic areas without obtaining a permit. However groups over 25 people are required to obtain a Park Permit. You will require a park permits for all wedding photography as well.

Mississauga has an extensive trail system. These trails can be used for walking, jogging, cycling, and inline skating. During the winter month’s you are welcome to cross country ski.

Mississauga also offers 2 Marinas. Located in the heart of Port Credit, Credit Village Marina provides 100% transient docking for boats up to 45 feet in length. This marina is just steps away from the Village of Port Credit.

Lakefront Promenade Marina one of the largest and most beautiful park developments on all of Lake Ontario. The marina offers amazing boating facilities, a licensed outdoor restaurant, park trails and many other amenities.

Mississauga offers 18 City-run swimming pools and 11 are indoor facilities. The City also offers 7 fitness centers that have treadmills, life cycles, stair climbers, elliptical trainers and rowing machines, and aerobic classes

Mississauga also offers 21 indoor ice-rinks for public skating and hockey.

If you like to shop, Square One with over 350 stores is where you want to go. This mall has department stores such as Sears, Walmart, Zellers, and the Bay. There is also food court, and Cineplex Odeon theatres.

Mississauga also has the Erin Mills Town Centre, Dixie Outlet Mall, Heartland Centre, Port Credit Village, Clarkson, and The Village of Streetsville.

Lastly, you must visit The Farmers' Market located in the Square One parking lot for fresh produce. This takes place every Friday between the 3^rd week in June until the end of October.

Milton
Milton is located just 40 km west of Toronto is part of the Greater Toronto Area. Milton is one of the fastest growing communities in all Canada. It has had a 71.4% increase in population between 2001 to 2006.

Milton was named after the great author John Milton.

When in Milton, you can experience visiting an ostrich farm, visit the downtown Milton’s farmers market for fresh fruits and vegetables. The downtown offers the restored Waldie's Blacksmith Shop, and many specialty art and antique galleries.

Milton Street Names and Meanings

Field Drive, In 2002, Field Drive (located in the Clarke Neighborhood) was named after Myrtle B. Field (1883 - 1970), who was the Deputy Registrar and one of two women in the province of Ontario that were named Registrar of Deeds for Halton between the years of 1902 to 1955.

Freeman Trail, In 2001 located in the Beaty Neighborhood was named after Dr. Clarkson Freeman (1827-1895). Freeman was a local teacher, medical doctor, served as the Mayor of Milton from 1870 -1872. During the American Civil War, he served in the Union Army under General Ulysses S. Grant as a surgeon and Commander-in-Chief of the Union Army.

Heslop Road, located In Fallingbrook neighborhood. This street was named after Dr. Cecil Hartley HeslopIn (1896 - 1982), He was a local veterinarian, Mayor of Milton (1948 to 1951) and (1954 to 1955). He was also Milton’s Town Councillor from 1920 and 1939.

James Snow Parkway was named after the Honorable; James Snow (1929 - ), He was the Member of Provincial Parliament representing Halton/Oakville during the period of 1967 to 1986. He also held the position of Minister of Transportation for Ontario for the longest period of time. James Snow Parkway runs partially through the lands once owned by the Snow family.

Kearns Drive located in the Clarke Neighborhood, was named in 2000 after a resident of Milton. Private William Kenneth Atkinson Kerns (1893-1919) had served with the Canadian Over-Seas Expeditionary Force during World War I. He passed away in a British hospital on March 9, 1919, at the age of 26, during a surgery to relieve an intestinal obstruction.

Kennedy Circle located in the Beaty Neighborhood, was named after Thomas Laird Kennedy (1878-1959), who was the 15th Premier of Ontario from 1948-1949. He was also the grandfather of Ted Chudleigh, who was a Member of Provincial Parliament (MPP) for Halton North.

Louis St. Laurent Avenue, is located in both Beaty and Coates Neighborhoods, was named Louis St. Laurent (1882-1973), who served as the 12th Prime Minister of Canada from 1948-1957.

Matheson Gate, is located in the Dempsey Neighborhood, and was named after John D. Matheson (1846-1916), who was a local lawyer, publisher of The Canadian Champion, and was the Mayor of Milton in 1881.

McCrae Court, located in the Dorset Park Neighborhood, and was named after John McCrae (1872-1918), who was a doctor; as well as the poet that authored "In Flanders Fields" in 1915. Each year on Remembrance Day, this is the poem is recited around the world.

McCutcheon Crescent, located in the Beaty Neighborhood, and was named after Dr. John Wallace McCutcheon (1905-1992), who in 1946 was a local doctor in Milton, was one of the 5 founders of the Blue Cross (Ontario) on April 1, 1941, and served as a member of the Milton Public School Board from 1958-1959. He founded the Wallace McCutcheon Music Award, which is an award given annually to those with musical ability.

Norrington Place, located in the Dempsey Neighborhood, and was named after Walter John "Bus" Norrington (1915-1988). He was a local farmer, businessman who served as Milton’s Town Councillor in 1947. He also volunteered as a member of the Rotary Club of Milton in 1947. In 1979, at the Royal Winter Fair he was named "World Rye King" for his Rye seed.

Robertson Crescent, located in the Timberlea Neighborhood, was named after Peter Lymburner

Robertson (1879-1951). He was the inventor of the socket head screw, and who founded the P.L. Robertson Co., which was the town's major manufacturing employer for over 50 years.

Woodward Avenue, located in the Old Milton, Mountain View and Dempsey neighborhoods, as part of the Bousfield Survey, was the last street before the north boundary of the original town site. It received this name simply because it had a pleasant sound.

Oakville
Oakville founded in 1827 is a lakeside city is located west of Mississauga and East of Burlington and Hamilton. Oakville vision is to become the most livable town in Canada.

Oakville neighborhoods consist of: Old Oakville, Bronte, Clearview ,College Park, Glen Abby , Palermo, River Oaks , West Oak trails , and many more

Oakville is a friendly waterfront community. It is close to all major cities. Oakville is only a 30 minute drive to downtown Toronto, and less than hour’s drive to the U.S. border.

Oakville offers many services, amenities, as well as recreational and educational activities as well.

It is a great destination for visitors looking for entertainment without the big city feel; offering: theaters, galleries, and concerts including live theater, music, galleries, and garden tours.

For recreation Oakville offers: Bronte Creek Provincial Park, Coronation Park, and many great golf courses.

Oakville also offers many restaurants for your dining pleasure; along with fun filled festivals and events throughout the year, including the Maple Syrup, Oakville waterfront festival and Oakville Jazz Festival.

Oakville offers over 3000 acres of parkland, 140 kms of trails and natural creeks, 17 kilometers of waterfront.

Oakville's offers many marinas in the Bronte Harbour and the Oakville Harbour. Visiting boaters can enjoy dining, shopping, and local attractions.                      

Brampton
Brampton, the Flower town of Canada is the third largest city in the Greater Toronto Area of Ontario and one of Canada's fastest growing municipalities. The city is just minutes away from Pearson International Airport.

Brampton Neighborhoods consist of: Bramalea, Castlemore, Churchville, Claireville, Mount Pleasant, Snelgrove, Professor’s Lake, and many more.

The intersection of Main Street and Queen; also known as the "four corners". has existed since the 1820’s..

In the early 1820s, John Elliott and William Lawson from Brampton, England, established a Methodist presence in the area. In 1834. In honor of their English home, they named their settlement Brampton.

In 1860, Edward Dale established a flower nursery. Shortly after that, Brampton became known as the “Flowertown of Canada”. By the 1900’s acres of land were filled with greenhouses that were growing orchids, hybrid roses and many other flowers.

Brampton changed after the Second World War. In the late 1950s, Bramalea was created as "Canada's first satellite city". Bramalea was a planned community built to home 50,000 people by offering homes, shopping, parks, and business.

The Region of Peel was created in 1974 and Brampton became a city. By the 1980’s, large subdivisions were being developed on lands that were once used for farming. The now culturally diverse City of today, was emerging.

Selling a Home with Pets
Selling a home with pet(s). This is a widely discussed and a very sensitive topic. Typically, to avoid discouraging a potential Buyer, your home should give the appearance of being pet free.

When you are considering selling your home, and it is time for the open house, or potential Buyer’s are viewing your home, the threatening bark of your dog, can make the potential Buyer uncomfortable, and possibly discourage them from purchasing your home.

By temporarily removing pets from the home, you are also taking into consideration the best interestst of your pet, as potential visitors may accidentally lock your pet in a room, or worse, accidentally let your pet outside.

There are many options. Consider asking a friend, or family member to take your pets when you are having a showing or open house. Another option is to visit the local kennel.

Most pet owners may not realize that pet odors do exist. Although even something as simple as the odor from your cats litter box, or the smell of a wet dog can leave an impression on a potential Buyer, jeopardizing the sale of your home.

Another reason to remove any evidence of a pet is allergies. Today more and more people are developing allergies, especially to pet dander.

If you have pets, ensure that you steam clean the carpets, and give your home a thorough cleaning, including baseboards, and change the filters in your furnace.

Consider removing your pets food, toys, and beds from the home. This will reduce odors, as well as clutter..

Lastly, review your lawns. Ensure that all “droppings” are removed and that your grass remains green and not “scorched” from the pet urine.

        In conclusion, a pet-free home which is clean, absent of odors, and clutter will help to increase the chances of selling
          your home.

Selling your Home in a Buyer’s Market

PRICE

Price should be the first item to address when you want to sell your home quickly in a Buyer's Market. In a Buyer’s Market, listings tend to take longer to sell. If your home is overpriced it will take even longer to sell and most likely you will have to reduce the price eventually.

When deciding the price to list a home, it is imperative to review what similar homes have sold for in your neighborhood for the past 6-12 months. Jodi and I always stress that in a Buyer’s Market, you need to give the potential Buyer a reason to view your home. That is why is important to price your home around the same price as the competition or even slightly less. If you over price your home, you run the risk of potential Buyer’s totally skipping over your home.

The First Impression

The average Buyer takes less than 7 seconds to make an unconscious decision about the home they are viewing. That is why it is important to ensure that your start with the outside of your home and ensure that is clean and tidy.

Always ensure that the grass is cut, weed free, or that snow is shoveled.

Ask yourself the following questions:

·                      Is your doorbell in good shape and operational?

·                      Is your front door clean and nicely painted?

·                      Is your home tidy? Are there dishes in the sink, clothes on the floor?

·                      Are the beds made?

·                      Do you smoke or have pets? These 2 odors alone will turn off potential Buyer’s.

In conclusion, the condition of your home and pricing are the 2 major factors that Sellers should consider in a Buyer’s Market.

In a Buyer’s Market, marketing your home is also a major necessity. Our proven marketing plan, ensures the your home is marketed and seen everywhere. For more information on our marketing plan, please go to:

http://www.jodiandbruno.com/OUR_MARKETING_PLAN/page_1646696.html

WHAT IS A FSBO? (For Sale By Owner)

We have all considered the thought of trying to sell your home privately, without the use of an experienced and qualified Real Estate Agent.  Jodi and Bruno would like to help you sell your home privately. If you have any questions regarding selling your home, please feel free to contact us.

When you are going to sell your home, you need to consider:

Pricing your home correctly and effectively -You need to consider the correct asking price for your home. If you set your price too high can be costly. Selling prices of homes are determined by the market place and market conditions, not by emotions or by what you feel your home is worth. You need to objectively compare the prices, features and overall condition of all similar homes that are currently listed in your neighborhood and as well as those that have sold in recent months.

Everyone would like the most amount of money they can for their home, and all Real Estate Agent knows this.  If you have more than one agent that is competing for your listing, some agents may over-inflate the value of your home to win your listing. It happens quite often to see homes list 10-30% over the true market.  

Most of the time, the home could sit on the market for months with little or no showings. Often your home is labeled as “Troubled or Suspect”; everyone wonders why has the home been on the market for so long? You are constantly inconvenienced by having to have your home tidy for potential showings.If you price your home correctly at Market Value (Pricing your home based on a complete analysis of other sales and comparing to current listings on the market. Competively priced homes usually sell within a reasonable period of time and sell very close to the asking price. If you home is priced correctly, it should sell for 97-99% of asking price!

Prepare your home for sale-Make sure that your home is staged properly and makes a positive statement. You need to take an objective look at your home as if you are a potential buyer. You may need to paint and make some repairs and move/remove some furniture before you start showing your home. For more information on staging: CLICK HERE

Legal Documents that you will need - Before you try to sell your home privately, you need to have certain documents ready for prospective buyers: Current copy of an Agreement of Purchase and Sale, List of clauses to protect yourself, Seller disclosure sheet, a receipt for deposit from buyer,  loan application for buyer, property feature sheet, estimate of closing costs for buyer, list of exclusions that you might have, survey of your home, and have a home inspector pre-inspect your home.

Marketing Your Home - Determine the most effective ways to market your home. Some buyers can be reached through the local newspaper; however, this is a small portion of the market. You also need to reach all of the buyers that are currently working with a licensed Realtor®. You should target as many top agents as possible in your market area to see if any of their buyer’s requirements match that of your home.

You should also target out-of town buyers, create a high quality feature sheet and promote your home on the Internet.

Studies have shown that it is more difficult to sell a home when it is vacant.  The home appears to be less appealing, forgotten, and many cosmetic imperfections on the walls, ceiling and floors now stand out because the furniture is missing. This can cost you money.  If you move, this is also disclosing your motivation to sell, which will give prospective buyers and advantage.

Always ensure that you are available to answer the phone when a prospective buyer calls. (You know how annoying it is when you call someone and get voicemail!). If you miss a call be sure to return the message promptly. Also, ensure that someone is always available to show your home.

If you are trying to sell your home without a real estate agent in an effort to save the commission, most likely saving money is one of your primary considerations.  Whatever your reason(s), it is very important to keep them to yourself and not disadvantage yourself when negotiating price.  When you are asked why you are moving, simply answer, “Your housing requirement have changed” To view our Marketing Plan please
CLICK HERE 

Pre-Qualify Potential Buyers - Don't waste your time showing your home to potential buyers who cannot afford your home. Have them complete a Mortgage application, so go to our Mortgage Calculator to see if they qualify based on: Salary, debts, liabilities and credit standing.  Qualifying Calculators are here. 

Research- Research home inspectors, mortgage lenders, and review your existing survey. Ensure that you understand the Agreement of Purchase and Sale and all the clauses. You may want to contact your real estate lawyer to review your Agreement of Purchase and Sale. Potential buyers may require you guidance on how to purchase a home. You will need to know how to explain the process from negotiating a price and completion date, the importance of mortgage pre-qualification, home inspections and possible amendments to the Agreement.

What Will Your Net Result Be? - Will you save money trying to sell your home without a Real Estate Agent? The fact is that most Buyers actually use a real estate agent because it doesn't cost them anything for their services (The seller pays the agent's fee). 

Always be cautious because buyers, investors and speculators tend to seek out “For Sale by Owners” because they are typically in search of a bargain.  They tend to lowball offers, which could net you much less in the long run. 

Ensure that you are prepared with all your marketing, negotiation skills, evaluations, showings and all legalities. Consider your costs to market your home and prepare all necessary materials from the "for sale" and 'open house' signs to any contracts and legal fees?

Is the price that a buyer will offer you as a For Sale by Owner, higher than the price that an experienced agent could net for you minus their commission?

Selling your home privately can be a rewarding and cost-effective way to sell your home.  Just make sure you do are effectively prepared!

If you would like any additional information, please feel free to contact us.

   How to Understand and Influence the Appraisal Process
   When you are selling your home; the Buyer’s mortgage company will require an appraisal to be done on your home. 
    Knowing how you can maximize the value of the appraisal may increase the value you get for your home.

It is rare for a home to sell exactly for its appraised value. Mortgage companies will only lend up the appraised value. Therefore, most homes will sell at or below its appraisal value.

Unfortunately, appraisals are subjective, and can be manipulated.

The appraisal process starts by comparing your home to sale of 4-5 other similar homes in your neighborhood. The appraiser will compare: number of bedrooms, bathrooms, square footage, etc). Once the appraiser has identified similar homes to yours, they will adjust your price up or down based on upgrades that you may or may not have. (ex new bathroom, new kitchen, etc). The appraiser will grade your home using terminology such as: excellent, average, poor. Unfortunately, this evaluation is subjective on the appraiser.

Ideally, if you can be present during the appraisal, you can point out renovations, and upgrades in in your home. Basically, the more upgrades and renovations you can point out, will help you to receive a more accurate appraisal of your home.

See if the appraiser will show you his/her comparables. You may be able to help by advising what you know of the homes being used as a comparable. (Your square footage is more, you have pot lights, larger lot size, etc). 

By you taking a proactive role, you can help the appraiser better understand your home and neighborhood, and possibly you will receive a higher appraisal.