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Offers & Closing 



Nobody likes “surprises” and too often  Real Estate Sellers forget the associated costs of selling their property.  To ensure you are not caught off guard, complete the sheet below.​

Seller's Net Sheet


First Mortgage Balance

Second Mortgage Balance

Approximate Legal Fees

Legal Disburments

Land Transfer Tax


Real Estate Fee [5%]

H.S.T on Real estate Fees [13%]



Mortgage Penatly Payout

Moving Expenses








1.  Review of the Showing Procedures…How it Works


  • We will determine the best times to show agents through your home

  • You will be notified each time a showing appointment has been booked either by Telephone, Text, or Email

  • Sometimes agents and/or buyers cancel at the last minute

  • If your property is tenanted, we will establish the best way to ensure that the tenant doesn’t interfere with any of the showings and will review my handout on Tenants Rights

  • I will hold a Broker Open House and a Public Open House


2.  Review of What to Expect from an Offer…When We Get One


  • In today’s market, an Offer may come in quickly.  Have we priced it low or just right?

  • Don’t be surprised if any offer we get is LOW to begin with…remember, any offer is a GOOD offer...this is where my negotiation skills will come in handy!

  • Once the offer is on the table we have 3 real choices: accept it, sign it back, or decline.  How do we do that?

  • What conditions would we expect to see in any offer we receive, and how long are they?

  • How long do the negotiations take before we have a “firm” deal?

  • How much closing time do we need if we are going to buy another home after selling this one?


Here is a brief overview of handling an offer on your property

  1. Communicate Early and Often
    I, as your Agent, will explain how Offers and Counter Offers, Back Up Offers, Subject-to-Sale-of Offers, and No-Subject Offers are handled, and the possibility of Competing Offers.

  2. Agent Advises but Client Decides
    I will guide you but the Seller is the ultimate decision maker.

  3. Offers and Counter Offers
    I will carefully walk you through any and all Offers and Counter Offers.  All Offers and Counter Offers should be made in writing to ensure that the terms, time frames, and legal obligations of the parties are understood.  Written Counter Offers should include a specific time period for acceptance.  The withdrawal of a written Offer or Counter Offer should also be done in writing.

  4. Disclosure of Terms of Offers and Counter Offers
    The terms of an Offer or Counter Offer with one potential Buyer may not, and will not, be disclosed by me to another potential Buyer without the prior consent (preferably in writing) of the Seller.  This, of course, assumes that the Seller has not agreed with a Buyer to maintain the confidentiality of the price and terms of the Offer.  The Seller decides whether the existence of an Offer or competing Offer is to be disclosed and a full-price Offer does not obligate the Seller to accept the Offer.

  5. Agent Communication
    I will make every reasonable effort to keep cooperating agents informed within the framework of the client’s instructions.

  6. Agents are NOT Lawyers
    Agents are not lawyers and therefore I will advise clients to seek legal advice regarding any questions about the legal status of an Offer or Contract.


Congratulations on the sale of your property!  And thank you for allowing me to assist you.  It was a pleasure doing business with you!

Now that you have a firm Contract of Purchase and Sale, here are the next steps:


  1. My office writes to your lawyer (once you have notified me of your lawyer’s contact information) and sends him/her copies of contract. We notify him who the Seller’s lawyer is

  2. The lawyer arranges to convey the property and sets an appointment to meet with you (usually the day prior to the Closing Date or Closing Date ) to sign the deed, collect your cheque, etc.

  3. The lawyer clears your mortgage, pays the Realtors, and gives you a cheque for the net amount.

  4. Please check your contract and be sure to leave all items included in the sale of the property.

  5. Please refer to our “Moving Checklist” provided in our Presentation.  (Note:  You must be out by the time stated on your contract under Possession Date)

  6. We pass our set of keys to the purchaser.  Please leave your set inside the property, or call us to pick them up.  Please don’t forget mailbox key, garage door openers, etc.

  7. Please call the Property Manager to book off the elevator (for condos).

  8. Contact your Property Manager and make arrangements for maintenance fee cheques (for condos)

  9. I hope you’ve found this to be a pleasant experience and have been satisfied with my personalised service! Kindly send me a Testimonial that I can use in my marketing. Also, if you know of anyone who might be thinking of buying or selling a property, I would appreciate you telling him or her about me.


1.  Before You List Your Home [or start packing] 


  • Find your most recent property tax bill

  • Assemble the last 12 months’ utility bills

  • Make extra keys for your front door and building door

  • Get a copy of your association’s most recent financial statements and budget, be sure that a balance for the reserve fund is included, AGM minutes, and minutes of the last 2 years’ strata meetings

  • Find a copy of the Condo’s By Laws, Financial Statements, and your floor plan


2.  If the Property You are Selling is an Investment Property

  • Put together a list of your tenants’ names with their respective home and work phone numbers

  • Make a copy of the lease (if any) and a list of the rent charged, noting if utilities are included or not

  • Have a key made for the property

  • VERY IMPORTANT … Don’t renew the lease with tenant. Leave them on a month to month basis.


3.  Before Your Move

  • Obtain estimates from moving companies

  • Give away, sell, or discard any unnecessary belongings

  • Obtain school records for new school transfer for your kids

  • Check and clear any outstanding property taxes on your present property

  • Call your insurance agent and transfer or arrange coverage for your new home

  • Arrange for the shutting off of all utilities and the connection of utilities for your new house.

  • Have meters read

  • Try to arrange your telephone cancellation or transfer for the last possible moment on moving day

  • Clean all drapes, rugs and floors

  • Defrost and clean refrigerator one day before the move, clean stove

  • Make arrangements to discontinue cleaning services, window cleaners, snow removers, landscapers, etc.

  • Ensure that adequate insurance for all your household goods is still in place while your goods are in transit or storage

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