july 15, 2013 issue 75

Rob GolfiSales Representative

HOME EVALUATION NO COST • NO OBLIGATION

905-575-7700 • 905-945-0188

WHAT’S INSIDE:Couple selling homeshould have disclosedfloodingPAGE 1

HOMES FOR SALEHamilton, Stoney Creek, Ancaster,Dundas & Glanbrook ListingsPAGE 9

HOMES FOR SALEGrimsby, Lincoln, WestLincoln & Niagara ListingsPAGE 5

July 15, 2013 - Vol 54

The RE/MAX Hot Air Balloon is Coming to Grimsby

for the Golfi Team’s OUTDOOR MOVIE NIGHT!(weather permitting, see page 6 for details)

The Golfi Team Real Estate Market Watch July 15, 2013

www.GolfiTeam.com

About Rob Golfi

Since the inception of

his career in 1997,

Rob Golfi has recog-

nized that understanding his

clients’ needs is essential to

providing excellent service.

Married 25 year with four

children, Rob understands a

family’s wants and needs.

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 the Diamond Club (2010-2012)*, 100% Club

(1999-2001)*, Platinum Club (2002)*, Chairmans Club

(2003-2009)*, Hall of Fame (Inducted in 2003)*, and the

Lifetime Achievement Award (Inducted in 2006)*. 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 10 of nearly 2,500 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.

*Based on RE/MAX Ontario Atlantic Canada annual commission criteria**Based on The Real Estate Association of Hamilton-Burlington total transactions January 1, 2003

– March 31, 2013.

Couple Selling Home ShouldHave Disclosed Flooding

Many readers wonder what theyhave to disclose when they selltheir house. If the home has

been damaged just before closing shouldthey just fix it and say nothing? In mostcases, it is better to come clean.

Here’s why.In November 2011, I wrote about a

London, Ont. court case where Adam andOlga Soboczynski agreed to buy a homefrom Don and Louise Beauchamp. TheBeauchamps signed a property informa-tion statement saying there had neverbeen a water problem in the basement.Just before closing, there was a flood thatruined the basement rug. They dried it outand replaced the underpad, but did notinvestigate the cause of the problem. Nordid they tell the buyers. The basementflooded again three weeks after closingand it cost the buyers almost $25,000 tofix the problem which resulted fromdrainage issues from neighbouringhomes.

At the trial, the judge accepted theseller’s evidence that this was a one-offincident and they had no obligation to tellthe buyers. The buyers appealed.

In a decision dated May 28, 2013,Judge Thea Herman, writing for themajority, decided the sellers had an obli-gation to say something. She noted thatwhen the home inspection was conduct-ed, the sellers said they had not experi-enced any basement water problems. Theflood which occurred later was an impor-tant change to the information on theproperty information statement andshould have been disclosed.

“Had the Soboczynskis known aboutthe flood, they might well have retainedtheir own expert to determine the causeof the problem,” the judge said. “If it wasdetermined that the problem was signifi-cant and was more than a one-time event,the contractual options of recission orabatement might have been available tothem.” The buyers won $25,000 in dam-ages.

The standard agreement of purchaseand sale says that the seller is responsiblefor the property until closing. If any sub-stantial damage occurs before closing,then the buyer has the option of takingthe insurance money and closing, orrefusing to close. The difficulty is whathappens if minor damages occur beforeclosing and who determines whether theyare minor or not.

Floods before closing are more prob-lematic. Although you might be able toeffect repairs, floods can later lead tomould, so this may require further inves-tigation by the buyers.

The lesson here is that sellers shouldtake steps to properly investigate anydamage that occurs before closing andcomplete any necessary repairs. I alsorecommend that this be disclosed to anybuyer so that they can satisfy themselvesthat the repairs were done correctly. Bydoing so, you avoid the time, costs andaggravation of unnecessary lawsuits afterclosing.

Mark Weisleder is a Toronto realestate lawyer. Contact him [email protected]

Cleaning up a flooded basement can be an expensive task. Not disclosing there's beena flood can also be expensive, as one couple who sold their house found out. (This photo was not of the house mentioned in the story.)

Tel: 905-928-9870

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HOMEEVALUATION

THE GOLFI TEAM905-945-0188

Not intended to solicit properties currently for sale.

CALL TODAY

FREEFREE

How The Golfi Team Did in 2012:✓ Number Of Homes Sold in 2012: 313 ✓ List Price To Sold Price Ratio: 98% ✓ Average Days On Market: 39

100%ClubAward Platinum

ClubAward Chairman’s ClubAward Hall of FameAward

LifetimeAchievementAward Diamond

ClubAward

Outstanding Team. Exceptional Results.

1999-2001* 2002*

2003-2009* Inducted 2003*

Inducted 2006* 2010-2012*

Burlington

WaWaterdown

Hamililton

StoneyCreekeek Grimsby

West Lincoln

Lincoln

WWaWain!eet Port Colborne

Pelham

Thorold

St St. CaCathathaa rines

NNNiagaNiagaara a on the Lake

Niagara Falls

Fort Erie

Welland

Freeeeleltonton

Duundas

Ancaster

Moount Hoopee

Bininbrookk

Burlington

Waterdown

Hamilton

StoneyCreek Grimsby

West Lincoln

Lincoln

Wain!eet Port Colborne

Pelham

Thorold

St. Catharines

Niagara on the Lake

Niagara Falls

Fort Erie

Welland

Freelton

Dundas

Ancaster

Mount Hope

Binbrook11HAMILTONBURLINGTON & NIAGARA

HAMILTONBURLINGTON & NIAGARA

RE/MAX TEAM IN CANADA20RE/MAX TEAM IN CANADA20

RE/MAX TEAM WORLDWIDE40RE/MAX TEAM WORLDWIDE40

* Based on RE/MAX Ontario Atlantic Canada annual commission criteria. **Information based on recorded total commissions paid between January 1, 2012 and December 31, 2012 from the REALTORS® Association of Hamilton-Burlington. Rankings are compiled from #gures submitted by regional and local o$ces.

RobGolfi

Sales Representative

SharonStafford


HeatherReid


HansMarcellissenSales Representative

WendyMurray-Nicholson


MikeMcNeil


KristinaKing


JohnHellicar


DanGolfi


LynnPage


July 15, 2013 The Golfi Team Real Estate Market Watch

Call Today 905-575-7700

FREEHOME EVALUATIONYour home could be worth more than you think!

Call the GOLFI TEAM

905-575-7700 • 905-945-0188

www.golfiteam.com


YTD Comparison Listed Expired Sold Average Selling Average Days Selling % ofAREA June 2013 / 2012 YTD YTD YTD Price on Market List Price

ANCASTER 2013 530 75 268 $467,693 54 98%

(DISTRICT 42) 2012 429 77 282 $453,574 46 98%

BURLINGTON 2013 2386 179 1669 $486,738 32 98%

(DIST. 30 to 36 & 38) 2012 2277 147 1810 $454,500 29 99%

DUNDAS 2013 224 14 172 $382,430 46 98%

(DISTRICT 41) 2012 219 23 198 $361,983 52 98%

GLANBROOK 2013 350 50 224 $336,327 59 98%

(DISTRICT 53) 2012 290 38 196 $341,537 52 98%

GRIMSBY 2013 331 42 208 $349,607 50 98%

(DISTRICT 54,55) 2012 307 50 231 $344,269 51 98%

HAMILTON EAST 2013 563 56 417 $202,780 37 97%

(DIST. 23,24,27,28,29) 2012 561 71 454 $199,088 45 97%

HAMILTON WEST 2013 514 46 354 $320,700 37 99%

(DIST. 10, 11, 12) 2012 513 56 408 $289,365 44 98%

HAMILTON MTN 2013 1240 107 965 $279,985 36 98%

(DIST. 15,16,17,18,25,26) 2012 1049 127 832 $266,338 41 98%

HAMILTON CTRL 2013 842 122 598 $172,951 42 97%

(DIST. 13,14,20,21,22) 2012 736 159 586 $160,901 46 97%

BEAMSVILLE 2013 143 12 95 $294,763 48 98%

(DISTRICT 981) 2012 118 25 75 $273,496 43 98%

WEST LINCOLN 2013 73 8 36 $385,693 67 97%

(DISTRICT 56, 982) 2012 59 7 37 $357,314 68 96%

SMITHVILLE 2013 61 3 35 $260,118 54 97%

(DISTRICT 57) 2012 66 13 41 $276,485 62 98

STONEY CREEK 2013 750 90 483 $324,504 40 98%

(DISTRICT 50,51,52) 2012 736 108 545 $313,707 48 98%

P R E S E N T E D B Y T H E G O L F I T E A M

Municipal Year-to-Date StatisticsJune 2012 vs June 2013

Based on sales data on all home sales from June 2012 vs June 2013, REALTORS Association of Hamilton-Burlington

M A J O R S C A L EA A O O I S

F I L M G O E R G A W PZ A F D H AE X I T C U S T O M S

C C R PT R A G I C O M E D YU N Y Q

E X A M I N E B U Z ZE A A K A A

E D I T M A I N T A I NO E O E O R

T R A N S V E R S E

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Rob Golfi*

Grimsby, Lincoln West Lincoln & Niagara

bEAMsVILLE $399,9004359 Tamarac Avenue

QUIET COURT LOCATION – This 4 bedrm 2 storey homehas everything you’re looking for, open concept, gorgeoushardwood floors in living/ dining room & family room, gasfireplace, 3 tier patio deck in landscaped back yard, newshingles in 2011, updated vinyl windows, & oversized lot.

$1,597 per/mth P&I / O.A.C.

VINELANd $229,9003956 Durban Lane

Adult Lifestyle custom built home backing onto greenspace.Open concept, hardwd & fireplace in living room. Walk-outto multi-level deck, custom, extra deep garage withbackyard access. Home is on leased land

$918 per/mth P&I / O.A.C.

sT. CATHARINEs $259,90055 Longfellow Avenue

Great Location! Features updated kitchen with backsplash,ceramic floors & walk-out to multi-level deck & children’splay center. Main floor complete w/5 pc bath, powder roomand 9ft. ceilings. Basement has ample storage, rec room withoption for additional bedroom and rough-in for bath.


gRIMsby $649,900511 Main Street West

If quality is important, this house is for you! Custom builthome in 2004 sitting on ½ acre features maple kitchenw/granite counters, cove ceilings w/pot lights, Braziliancherry hardwd flrs, professionally finished basementw/fireplace, oversized dble car garage, concrete drive &back patio.


gRIMsby $289,90048 Park Rd North

RENO DONE RIGHT!! Rebuilt from the studs, basically anew home!! Country cozy w/50x125 ft. lot & over 80 ft.driveway w/parking for 10. Located across from a park, this3 bedrm bungalow offers 1100 sq.ft. of updates! Show &Sell!


gRIMsby $324,90026 Brierwood Avenue

AMAZING IN EVERY RESPECT IN THIS PROPERTY –Bungalow in immaculate condition, features beautiful oakkitch cabinets, gorgeous hardwd flrs, all vinyl windows,professionally finished basement with walk out to back yard,new shingles 2013, close to shopping & quick access to QEW.


bEAMsVILLE $312,0004084 Barry Drive

CLASSIC 3LVL SIDE SPLIT–sitting on large 68x128 footlot w/detached oversized double car garage, features sunroom addition, new shingles 2009, mostly vinyl window,oak kitchen cabinets, finished basement, updated bathroom,hardwood floors, & professionally landscape yard.


sMITHVILLE $444,90055 Las Road

Large 2750 sq.ft. 4 bedroom family home located on a quietstreet in the prestigious Station Meadows. Features includehardwood flooring on both levels, large dining room, eat inkitchen, family room w/gas fireplace, unfinished basement,main floor laundry, formal living room, & much more.


NIAgARA-ON-THE-LAkE $259,90024 Robertson Road

Updated throughout and located in a fabulous area! Thisproperty features an eat-in kitchen with pantry, hardwood,living room/dining room with gas fireplace, master withensuite and custom walk-in closet, fully finished lower levelwith wet bar and office. Updates include: shingles ‘12, newA/C ’11, concrete steps and side drive ’10. Unpack and startenjoying! $1,038 per/mth P&I / O.A.C.

NIAgARA-ON-THE-LAkE $259,000151 Cole Crescent

Fully finished updated 3 bedroom townhouse located in thebeautiful Niagara on the Green. Features eat in kitchen,living room, family room with fireplace, 4 baths, finishedbasement complete with kitchenette, inside entry fromgarage and more. Nothing to do but move in!


gRIMsby $889,900391 Nelles Road North

WATERFRONT RETREAT! Gated Cape Cod home w/riparianrights on private 163 ft. of shoreline. Oak kitchen cabinets,hardwood & limestone floors, showcase FP, upgraded lightfixtures, skylights, large windows, new bath, new shingles,det. garage, across from Nelles beach & close to all amenities.


gRIMsby $389,90030 Udell Way

CCHARMING BUNGALOW IN DORCHESTERESTATES, Gorgeous home with all the upgrades available,beautiful maple kitch w/granite counters & breakfast bar,four year old stainless steel appliances included, large living& dining room with corner gas fireplace, Berber & hardwdflrs, crown moulding, California shutters, main flr laundry,& 1 ½ car garage. $1,557 per/mth P&I / O.A.C.

bEAMsVILLE $369,5002705 Campden Road

One floor family living in serene setting. Home boasts 3+1bedrooms eat-in kitchen, huge basement rec room withwalkout to patio. Large above ground pool & oversizedgarage. Updated, windows, exterior doors, furnace, roof,pool & cistern.


gRIMsby $309,9008 Kidd Avenue

CHARACTER AND CHARM – Fantastic 4 bedrm home inthe heart of Grimsby. New maple country style kitchen withstainless steel appliances, updated bathroom with claw tub,original oak & plank floors, updated shingles & plywood,mostly updated vinyl windows, new furnace 07, new wiring.


bEAMsVILLE $235,0004993 King Street

Prime location in downtown core. Storefront w/largewindow, front & back entrances. Can suit 2 businesses or 1large one. Parking spaces in rear & municipal parking lot.New furnace & 2pc bath. 1500 sq.ft. of business space w/GCzoning plus 2 BR apt on upper level. Tenant pays hydro. Allsizes approx.


WATERFRONT

sT. ANNs $539,9005476 Attema Crescent

CUSTOM BUILT HOME –sitting on 1.11 acre lot inprestigious crt, family size kitchen with maple cabinets,granite counters & breakfast bar, gleaming hardwd flrs,showcase fireplace w/overhead space that can hold a 55” flatscreen, 9 ft. ceilings, 40 pot lights, & water filtration system.


wAINFLEET $389,90040830 Forks Road

Updated 2 storey country charmer. This home has it all, 4bedroom, 2 full baths, large eat-in kitchen, main floor office,laundry and mudroom. Outside features a lovely wrap-around porch and 4 car garage.


gRIMsby $265,00018 Cedar St. Unit 1

END UNIT ON QUIET COURT –2 storey, 3 bedrm condo,features large wrap around porch, open floor plan withstylish kitchen, living rm with hardwd flrs & cornerfireplace, crown moulding, professionally finishedbasement, lots of visitor parking, quick access to QEW.


wEsT LINCOLN $369,9006832 Sixteen Rd

48 Acres close to town, 5 acres of bush approx. & 35 acresof worked land. 5 bedrm, large handy mudroom &woodstove in the living room. Outside features an aboveground swim pool & a 25x45 drive shed.


gRIMsby $284,90010 Wentworth Drive Unit 9

ORIGINAL MODEL HOME - Extremely well taken careof 2 bedrm unit in fabulous condition, features gas fireplacein living rm, crown moulding, new flooring, professionallyfinished basement with large rec-rm & games area. Verydesirable adult community and close to all amenities.


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Stonehaven Granite Works, the Natural Choice for Granite

Celebrating their 19th yearAnniversary, Stonehaven GraniteWorks is the "The Natural Choice”

when it comes to quality granite, marbleand quartz for all your renovations or newbuilds when considering countertops,fireplaces, tub surrounds, table tops andmore.

Stonehaven Granite Works in StoneyCreek is the area’s premier supplier ofnatural stone products. In 1994 itsfounder Giorgio Di Stefano recognized amarket for a quality supplier of Naturalstone products in this quickly growingarea of Southern Ontario. 6 years ago,with a boom of new home developmentin the area, he partnered with MarioDumitrescu and together, these businessmen recreated an industry leader.Stonehaven Granite Works imports slabsfrom all over the world, bringing the bestnatural stone products available to theirshowroom. With over 150 colours andmore than 3000 slabs in stock to choosefrom, the "natural" choice is clearlyyours. A granite option in your space,whether residential or a work place, canhave the same effect as a piece of fineArt. It can be the WOW factor of anyspace, it can complement, showcase andenhance any room with its natural beauty.Granite is practical, durable and quiteversatile. A natural stone found all aroundthe world, once quarried, cut and pol-ished & sealed, granite is nearly impervi-ous to scratches, heat, etching, staining orweathering. It’s one of Mother Nature’smost versatile and beautiful creations.

Stonehaven Granite Works’ new20,000 square foot facility allows cus-tomers to view granite choices under nat-ural lighting, and in the showroom theydisplay finished countertops so you are

able to visualize them in your final desti-nation. This Granite gallery is truly aweinspiring with sensational slabs of shinystone, waves of natural colour and reflec-tions in hues sure to stimulate any designpalette. With so many options, the staff atStonehaven Granite Works are there toassist in choosing the best natural stonefor your application and style. Whetheryou are building a new home or office, orworking on a renovation project,Stonehaven Granite Works will workclosely with you to provide exceptionalservice and craftsmanship. From graniteselection that best suits your needs andbudget, to templating, manufacturing andinstallation, Stonehaven Granite Workswill deliver uncompromised quality. Withthe best state of the art CNC machinery inthe industry, each and every installedgranite application is sure to exceed yourexpectations. Whether a big project orsmall, Stonehaven Granite is “TheNatural Choice.”

Visit the showroom at 791 SouthService Road, (between fruitland andfifty Road) Stoney Creek or online atstonehavengranite.com

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Founder Giorgio Di Stefano and Mario Dumitrescu display some of their products asStonehaven Granite celebrates it’s 19th anniversary this year.


Rob Golfi*

Hamilton, Stoney Creek,Ancaster, Dundas & Glanbrook

Call Today 905-575-7700

sTONEy CREEk $499,900177 Silverlace Circle

BEAUTY, WARMTH & VALUE – All brick, w/top qualityfinishes, maple kitchen cabinets w/granite counters &breakfast bar, hardwd flrs, fin. basement great for in-law,master bedrm suite w/additional rm - great for dressing rm,den, TV rm or nursery, & grand foyer w/spiral maple staircase.


HAMILTON EAsT $350,000867 Beach Blvd.

WATERFRONT LOT 42.50X149.00 ft.! Build your dreamhome in trendy Beach Blvd backing onto the WaterfrontTrail, fully serviced vacant lot with sewers, water & gas tolot line.


bINbROOk $384,90092 Windwood Drive

Amazing space in this fabulous 2100 sq.ft. home, featuresopen main floor plan, formal dining rm, showcase gasfireplace in family rm, family size kitch w/patio doorsleading to party size deck & fenced in yard, master bedrmw/walk in closet & ensuite w/relaxing roman tub, & finishedbasement.


ANCAsTER $539,90034 Norma Crescent

Fabulous 2 storey in fantastic location, features gorgeoushardwd in family rm w/wood FP & wet bar, main flr den,upgraded trim on main lvl, new carpeting & under-pad,freshly painted, patterned concrete drive & patio, newshingles ‘09, unspoiled basement w/good ceiling height &access to garage.


sTONEy CREEk $479,90055 Chiara Drive

SPECTACULAR 4+1 BEDRM - Shows like a dream,features oak kitch w/granite counters & back splash, hardwdflrs w/oak staircase, master bedrm w/2 walk in closets & spastyle ensuite, professionally finished basement, &landscaped yard w/35x18 ft. 2 tier deck.


sTONEy CREEk $439,9003 Riviera Ridge

Spectacular, luxurious & Immaculate best describes thisawesome beauty, features main flr den, beautiful hardwd ,ceramic flrs & new carpeting, large family size kitch,professionally finished basement, new c/air, shingles 5 yrsnew, private back yard quick access to QEW.


sTONEy CREEk $389,90068 Mountain Avenue North

WHAT A DOLL HOUSE. Beautifully kept home in the heartof Old Stoney Creek, this cozy 4 bedroom home features in-law set up with separate entrance, many updates includeshingles 2012, furnace 2008, updated vinyl windows,beautiful wrap around porch, 25x22 dbl garage/workshop.


HAMILTON MTN $194,900309 East 26th Street

Cute as a button! 1+1 bedroom & 1.5 bathrm w/large garage& lot (39.83’x108’) needs some updating. Roof stripped &re-shingled in (‘11), vinyl windows, bathrm (‘10), frontporch (‘12).


HAMILTON EAsT $319,900159 Adeline Avenue

New!! Pick your finishes!! One of a kind 1300 sq.ft.bungalow with double car garage on large 45x107 ft. lot ina neighbourhood friendly East end locale! 3 bedrooms, 2bathrooms including an ensuite & walk-in closet, 9ft mainfloor ceilings & main floor laundry.


HAMILTON MTN $975,000516-526 Concession Street

Become a part of Hamilton arts scene or modify this largespace for your own purpose! Total building size: 14,400sq.ft. 390 seat theatre with an additional 4 residential and 5commercial units. Projected cap rate of 9.6 % uniqueproperty. Do not go direct.


bURLINgTON $799,900243 Plains Rd

Large 3/4 acre lot in the city! Potential development site onbus route and close to all amenities. Renovate existing homeor build your dream home on this country like setting w/lotsof possibilities. 2700 sq.ft. home with oversized triple cargarage, newer windows, furnace and A/C 2011.


sTONEy CREEk $374,900108 Greenstem Crescent

Outstanding & immaculate 4 bedroom home professionallydecorated with the ultimate floor plan, features 9ft ceilings,beautiful hardwood floors, upgraded light fixtures, maplekitchen with extended cabinets & granite counters, breakfastbar, crown moulding, & quick access to QEW. Shows like adream!


HAMILTON EAsT $108,000236 Glennie Ave.

Quiet Street in the East end. Minutes from the Red HillExpressway. Large yard with oversized 14 x9 shed. Longdriveway with parking for several cars. Great home for firsttime buyers.


sTONEy CREEk $369,90040 Edgewater Drive

NEWPORT YACHT CLUB – 2,200 sq.ft. freeholdtownhome w/a fantastic open floor plan, features beautifulsparkling refaced kitchen, professionally finished basementw/spare bedrm, tiled 20x20 court yard deck off of spaciousfamily room w/fireplace, walk to marina, parks & lake.Quick access to QEW.


HAMILTON EAsT $197,90014 Melvin Avenue

Beautifully maintained solid brick bungalow located in quietconvenient area. Large kitchen, hardwd floors, updatedelectrical ’07, furnace ’02, basement is waterproofed byOMNI 08, beautiful back yard oasis, roof 2012, oversizedgarage (16x24) w/hydro & concrete floor. Everything isdone just move in!


ANCAsTER $629,90026 Field Road

Picturesque 6.26 Acres, 4 BR family home features an in-ground pool, Quonset building, separate log cabin in thewoods, Gazebo, deck, 2 fireplaces, 4 baths, kitch w/vaultedceilings, dble car garage, new furnace & carpeting, freshlypainted, re-finished hardwd flrs boarders the Rail trail &more.


sTONEy CREEk $339,9006 Pleasant Avenue

IN-LAW SUITE W/SEPARATE ENTRANCE! Updatedbungalow in prime Stoney Creek location! Updates in thelast 5 years include, kitchen, bathroom, windows, doors,lawn, soffit fascia, 100 amp service, new 1.5 garage fullyinsulated and finished w/hydro. Furnace & C/A in 2005.Back deck with walkout from bedroom.


sTONEy CREEk $439,90024 Drayton Court

Court location, pie shaped lot on quiet cul-del-sac. Featuresstunning courtyard front entrance to porch, solid oak kitchenwith Corian counter tops, showcase stone fireplace in familyroom, gorgeous hardwd floors, professionally finishedbasement, & mostly updated vinyl windows.


sTONEy CREEk $408,5006 Hilts Drive

Immaculate home sitting on Stoney Creek Plateau, featuresgorgeous original hardwd flrs, formal dining rm w/drsleading to beautifully landscaped private yard, family rmw/showcase fireplace, updated bathrms, new furnace & C/A2013, updated shingles, new soffits & facia, & new insulation.


bURLINgTON $949,900470 Patricia Drive

Custom new build approx. 3000 sq.ft. Features 9ft.ceilings on main floor, coffered ceilings, crown molding,hardwood staircase & flooring, designer bathrooms &kitchen, 4 large bedrooms all w/ensuite baths & walk-inclosets.


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1 2 3 4 5

6

7 8 9

10 11

12

13 14 15

16

17 18 19

20

21 22

23

Across

1 Ethiopian capital (5,5)

7 Levy on cars etc (4,3)

8 Loose-fitting shirt or cloak (5)

10 Destiny (4)

11 Side playing at their ownground (4,4)

13 Process of arrival (6)

15 Seafood item (6)

17 Envious emotion (8)

18 Contract (a muscle) (4)

21 Digger for gold or coal, say (5)

22 Thick soft porous cake —attractive person (7)

23 Clumsy person — heavy shoe(10)

Down

1 Separate(d) (5)

2 Shorter signals in the Morsecode (4)

3 Church bell-ringer or grave-digger (6)

4 Flatter (6,2)

5 Barmy (7)

6 Bottleneck on wheels (7,3)

9 Intricacy (10)

12 (Of gossip) in circulation (8)

14 Face cloth (7)

16 Hitchcock classic (6)

19 Person shunned socially (5)

20 Evidence of pregnancy —knock (into) (4)

CROSSWORD PUzzLE (Solution on Page 4)

The Solution

5 8 2 94 9 6 8

6 15 38 4

5 22 8 3 1 6

1 86 7 91

2 7 6 3

SUDOKUSUDOKU

615847 293

429531 768

783964 152

976253 841

531672 489

248315 976

394186 527

867429 31

152798 634

5

Fill in the grid above, so that

each row of 9 squares, each

column of nine and each

section of nine (three squares by

three) contains the numbers

1 through 9 in any order. There

is only one solution for the

puzzle and the numbers shown

can NOT be changed.

When it comes to real estatedeals, the devil is in the details.If it’s important to you, get it in

writing in the contract, as these questionsfrom readers highlight.

Q: The listing said that the kitchencounters were granite. I found out aftermoving in that they were ceramic. Can Isue? There was nothing about this writteninto the contract.

a: In every real estate contract thereis a standard section called the “EntireAgreement” clause. It says only thingsexpressly stated in the contract in writingare guaranteed. This means that if aclause is not included, it didn’t matter toyou.

In this example, the buyer wouldlikely not be able to sue the seller. Manylistings contain qualifications that saythat buyers must independently verify allinformation. The lesson is that if there isanything in a listing or ad about a proper-ty that is important to you, make sure itfinds its way into your agreement.

Q: The seller took the TV bracketwhen they took the TV and now there is ahole in the wall. The TV was not includ-ed in the deal. Does this mean that theycould take the bracket as well?

a: While most lawyers will tell youthat a bracket screwed into the wallbecomes a fixture and cannot beremoved, a judge still may look at theintention of the parties. If the seller canshow they didn’t intend to make the TVor the bracket a permanent attachment,they may have an argument that theycould remove the bracket as well. Since itis not worth going to Small Claims Courtto fight over a $150 bracket, it is best toproperly include this in your agreementin the first place, to avoid confusion later.

Some agents include a clause to tryand make this clearer by saying that “allexisting flooring & floor coverings, drap-ery tracks, ceiling fans & fixtures, built inappliances, bathroom mirror(s), heating-ventilating-air conditioning equipment,central vac and accessories and all otheritems secured by means of nails, screws,plumbing, wiring, ducting and relatedaccessories which are now on the proper-ty are to be included in the purchase priceexcept items which are leased or rentedand those specifically listed herein.”

The clearer you are, the less likelyyou will need to go to court later.

Q: I owned one home but sold it over20 years ago. (If I buy a house now) am I

still eligible for the Ontario LandTransfer Tax rebate?

a: No. The rebate, to a maximum of$2,000, is available to first-time homebuyers who have never have owned ahome anywhere. Your spouse cannothave owned a home while they were mar-ried to you. The same eligibility appliesfor the City of Toronto Land Transfer taxrebate, which is a maximum of $3,725.

Understand the amount of land trans-fer tax you have to pay before you signany real estate agreement, as it can add on

average an additional 1 to 2 per cent toyour purchase price on closing.

MarkWeisleder is aToronto realestate lawyer.Contact him [email protected]

If It Matters, Put It In Your Real Estate ContractWhen it comes to real estate deals, the devil is in the details.

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