march 2015 issue 109

WHAT’S INSIDE:HOMES FOR SALE | PAGE 4Hamilton, Stoney Creek, Ancaster,Dundas & Glanbrook

LUXURY & WAtERFRONt | PAGE 9

HOMES FOR SALE | PAGE 6Grimsby, Lincoln, West Lincoln & Niagara

Flipping Housescan beVery Profitable if youFollow these StepsPAGE 5

March 2015 - Vol 74

Tax Breaks Homeowners should know about…Buying your first home or improving your family’s home can be a significant financial investment; CGA Ontario notes three valuable tax tips for home owners:

First-time home buyers’ tax credit (HBTC)For individuals who are new to home ownership, there is a federal non-refundable

first-time home buyers’ tax credit (HBTC) on qualifying homes. They are eligible for acredit of up to 15% on $5,000 or $750.

To participate, prospective homebuyers (or their spouse/common-law partner) can-not have owned and lived in another home in the calendar year they make the purchase,or the four years previous to that. If they purchased a home in 2013, for example, theymust not have owned and lived in a home after 2008.

Land transfer tax refund programFirst-time purchasers of a newly constructed home and first-time home buyers of a

resale home (that is to be used as a principal residence), are eligible for a provincial-government refund of up to $2,000 of the land transfer tax (LTT) paid for that home.

Healthy homes renovation tax credit

The refundable Healthy Homes Renovation Tax Credit is designed to assist seniorcitizens with the cost of permanent home modifications required to improveaccessibility to, or assist with mobility within their home.

This credit is calculated at 15% on up to $10,000 or $1,500 to cover eligible annualexpenses (i.e., wheelchair ramps, widening passage doors, hand rails in corridors),among other qualifying expenditures. Family members who live with an elderlyrelative may claim this expense on behalf of the household.

To learn more about the tax credits, and deductions available to homeowners, take alook at the Personal Tax Planning Guide published by CGA Ontario at:

www.cga-ontario.org/Publications.aspx

CREDIT: newscanada.ca

3Important

Homeowner

Tax Credits

HOME EVALUATION

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905-575-7700 | 905-945-0188

HOME EVALUATION

NO COST • NO OBLIGATION

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The Golfi Team Real Estate Market Watch March 2015

www.GolfiTeam.comCheck out our redesigned website for all

the latest information in Real Estate!

COMinG FEBRUARY!

| Rob Golfi | 905-575-7700

where the future takes shape

Rob GolfiSALES REPRESEnTATiVE

905-575-7700

If you are buying or selling

a home, contact

Seniors Real Estate Specialist is a designation for REALTORS® to address the needs of home

buyers and sellers, age 50-plus.

Recognized as the mark of accomplishment in luxury markets around the

world, the Certified Luxury Home Marketing Specialist (CLHMS) designation

assures affluent buyers and sellers that the agents who have earned it have

the knowledge, experience, competence – and confidence –they require.

Real Estate Specialist

LUXURY PROPERTIESSaLES SPECIaLIST

Rob GolfiSales RepresentativeLuxuryLuxury

www.GolfiTeam.com

March 2015 The Golfi Team Real Estate Market Watch

Homes For Sale

Call Us Today for information on Any of these Homes!

905-575-7700 • 905-945-0188

Bungalows & Raised Ranches Two Storeys • Semis & Town Homes

Hamilton EaSt

Bungalows/Raised Ranches

Starting at $159,900

16 Available

two Storeys


10 Available

Semis & townHomes


16 Available

Hamilton mtn



39 Available

two Storeys


87 Available

Semis & townHomes


18 Available

Hamilton CtR


Starting at $87,900

12 Available

two Storeys


59 Available

Semis & townHomes

Starting at $94,900

16 Available

StonEy CRk upR



5 Available

two Storeys


25 Available

Semis & townHomes


15 Available

StonEy CRk lWR



16 Available

two Storeys


56 Available

Semis & townHomes


24 Available

GRimSBy



21 Available

two Storeys


19 Available

Semis & townHomes


17 Available

linColn



21 Available

two Storeys


19 Available

Semis & townHomes


17 Available

RentalsRob Golfi*

Great 2-storey home for LeaseOpen concept fully upgraded two storey home. Large eat-inkitchen w/island, 3 large bedrooms. Walking distance toelementary schools and quick access to QEW. Credit Check,references & letter of employment required. Tenant to havecontents and liability insurance.7 Vanderburgh Lane, Grimsby

Quick access to QEWBeautiful 2 storey townhome for lease. 3 bedrm, 2.5 bath,hardwd flooring & ceramics, 9’ ceilings, berber carpet upstairs.Quick access to QEW. 1st & last month’s rent, credit check,references & letter of employment req’d. Tenant is to havecontents & liability insurance.16-541 Winston Road, Grimsby

Views of Lake OntarioBeautiful home on corner lot w/views of Lake Ontario! 4 BRs,3.5 baths, fully finished basement, gas FP in living rm, oakstaircase & seconds from QEW. Credit Check, references &letter of employment req’d. Tenant to have contents & liabilityinsurance. 33 Montreal Circle, Stoney Creek

Large Home finished top to bottomLarge 1.5 storey home finished top to bottom. Main floor bdrmw/ensuite, updated kitch, vaulted ceilings & gas fireplce inliving rm. Fully finished bsmnt, fenced yard w/lrg deckw/retractable awning. Seconds from QEW. Credit Check,references & letter of employment required. Tenant to havecontents & liability insurance. 47 Riviera Ridge, Stoney Creek

Walking Distance to amenities1 BR basement apartment walking distance to all amenities forlease $1200 all inclusive w/1 full baths, eat in kitch, living rmw/lrg windows, sep. entrance, laundry rm, priv. patio. Furnace& A/C ‘14. Credit check, references & letter of employmentreq’d. Tenant to have contents & liability insur2-180 Main Street West, Grimsby

Condo living in GrimsbyOpen concept corner unit w/loads of upgrades. Flr to ceilingwindows in BR w/uninterrupted views of Lake Ontario &Toronto Sky Line. Engineered hardwd flr throughout, & Berbercarpet in BR. Upgraded kitch & countertops w/new S.S.Appliances. Close to QEW & amenities402-520 North Service Road, Grimsby

Want to Lease your Home? Call us Today at 905-575-7700

LEASED LEASED LEASED

LEASED LEASED LEASED

Get inside and check this out!Raised Elevated Ranch in desired area. A little paint and elbowgrease will make this one a winner! Home features 3bedrooms, separate dining room and finished basement withrec room and separate office/den with entry to garage. Getinside and check this one out!. 24 Glen Cannon Drive, Stoney Creek, $329,900

Hot East Hamilton Bungalow! 3 bedroom home with eat in kitchen and living/dining room setup. Walk to new Centre Mall and schools. East highwayaccess. Great for investor, renovator or first time buyer. Sameowner for 40 years! 1309 Cannon Street East, Hamilton Ctr, $89,900

Rare Find Duplex!Main unit owner occupied w/2+1 BRs, fin. bsmnt w/BR &ensuite bath & rec-rm. Upper unit w/sep. entry, 2 BRs, bath,eat-in kitch & liv rm currently rented for $700/mth+hydro. Frntdble mutual DR & detached garage. 29 Beland Avenue S, Hamilton East, $299,900

Has Tons of CharacterLarge country lot in the city! This 3 bedroom home w/loftincludes a professionally finished addition with windowsoverlooking the orchard and garage/workshop 28ft x 40ft.Entertainers dream complete with games room & wet bar. 324 King Street East, Stoney Creek, $599,900

Act Quickly!1-1/2 storey home in fabulous mountain location. 3+1bedrooms, 2 full baths, living room, dining room and rec roomwith lower 3pc bath. Dream 16x24ft garage with 220 service.Custom built gazebo screened in for summer. Parking for up to6 cars.359 Thayer Avenue, Hamilton Mtn, $289,900

Hamilton, Stoney CreekAncaster, Dundas & Glanbrook

Rob Golfi*

Call Today 905-575-7700

A slice of heavenPicturesque 3/4 acre country corner lot bungalow surroundedby pure nature. This home features pride of ownership with anopen and inviting floor plan and sun filled rooms, finishedbasement, main floor laundry, updated shingles and furnace.3226 Indian Trail, Ancaster $499,900

Love to walk? GREAT HAMILTON EAST LOCATION!! Two bedroom, withtwo bathrooms, & eat in kitchen. Lots of updates, two car frontparking with interlock brick. Walk to center mall and schools.Fenced yard with deck. 1329 Cannon Street East, Hamilton Ctr, $139,900

Quiet cul-de-sac with plenty of updatesPrime location! Great 1.5 storey home in desirable StoneyCreek location. Updates include roof ’01, furnace ’06, newpaint '14, new front deck '14, and large fenced yard. Hugedriveway to build a large garage. Don't miss this one. It won'tlast! 14 Roselle Place, Stoney Creek, $324,900

Bungalow Beauty! Beautiful spacious 3+1 bedroom, 3 bath bungalow in primeStoney Creek location. This property features hardwood andceramic floors throughout, maple kitchen with pantry, ensuite,walk-in closet, central vacuum, central air, in-ground sprinkler,shingles 12/14, California shutters, fully finished basement,concrete drive and patio with shed. Close to QEW, schools,park and go station. 79 Napa Lane, Stoney Creek $544,900


Stylish decor, contemporary updates4+1 BR on a court location. Finished basement w/rec rm, fullbath, kitch & walk up. Features engineered hardwd, crownmoulding, California Shutters, covered patio. Updates: kitchw/granite, baths, C/A, furnace, most windows.7 Lyngate Court, Stoney Creek Mountain, $494,900

Stunning Luxury Waterfront HomeAre you desiring the waterfront dream? This home checks allof the boxes to fulfill that wish. Nestled amongst towering treeswith backyard pool overlooking Lake Ontario. Stunning!24 Lakeshore Drive, Stoney Creek, $949,900

Pristine Waterfront Home!This expansive minimalist designed home will impress. Yourfamily will love the open concept and views from the balconiesthat will take your breath away. 51 Windemere Road, Stoney Creek, $989,900

WATERFRONT WATERFRONT

Hamilton, Stoney CreekAncaster, Dundas & Glanbrook

Rob Golfi*

www.GolfiTeam.com

Be your own boss! High Traffic corner location. Established Bowling Alley (5-pin,2-levels) currently. Rear parking plus municipal. May beassembled with 418 Guelph Line for apx. 1 acre of land onbusy corner. Do not go direct. Contact LA for details ofassemblage. 422 Guleph Line, Burlington $2,000,000

The value is in the land!The value is in the land – no showings on home. Call LBO fordetails. Seller says will entertain all offers. Not warrantingroom sizes. 132 Corman Avenue, Stoney Creek, $279,900


Real Estate Agents Related to Buyeror Seller need FullDisclosure

Investors – Be your own landlord!Fantastic opportunity to own a 12 unit apartment building.Windows & Furnace updates. 6-1 bedroom and 6-2 bedroomunits. Separate meters. Tenants pay hydro.3-7 Connaught Avenue South, Hamilton Centre, $999,000

This is a simple question, but not such an easyanswer. I will give it a go. On occasion, a regis-tered real estate professional may be related to the

buyer or the seller of a home. The agent could also be thebuyer or seller. This is acceptable so long as the realestate rep follows rules set out in the legislation that reg-ulates the real estate brokerage industry.

The general rule is that if the real estate professionalis related to the buyer or the seller of the property, he orshe has to disclose the relationship in writing to all otherparties to the purchase and sale agreement. This ruleapplies whether or not the other parties to the transactionare clients or customers of the real estate professional’sbrokerage.

Similarly, if the real estate agent has some sort of aninterest in the property, he or she has to disclose this rela-tionship before an offer is made.

For example, if the representative is related to theseller, the rep has to disclose this to the buyer in writing.

Likewise, if the real estate professional is related tothe buyer, the professional has to disclose this in writingto the seller.

Consumers and real estate professionals should notethat the legislation governing real estate defines “relatedto” as including someone related by blood, adoption,through a conjugal relationship or even a business rela-tionship.

Furthermore, if the real estate agent, or someonerelated to the professional, has an interest in the proper-ty being bought or sold, then they have to disclose this inwriting to the buyer or seller.

An interest in a property could include the real estateprofessional owning the property in question.

An interest could also include the real estate profes-sional having indirect ownership of the property becauseof another personal or business relationship.

In all cases, disclosure of the real estate professional’sinterest in the property has to be made in writing at theearliest practical opportunity, and before any offer ismade.

For you as the consumer, like with any else, feel freeto ask your registered agent if they have any personalrelationship with the buyer or seller or a business inter-est in the property.

You might also ask them to put the same question tothe representative on the other side, too. You never knowwhat might come out and what might affect your com-fort level as you considour comfort leveler a particularproperty.

CREDIT: Joseph Richer is Registrar of the Real Estate Council of Ontario (RECO).

The Newly Rich: How will your world change whendownsizing creates a windfall??

You may never have imagined yourself sitting on a financial windfall and wondering what to do with it butmany older Canadians who have lived through the housing market’s finest hours are facing just that.

If the investment in your family home has paid off handsomely over your lifetime, there might come a timeto lock in those gains. You could downsize and buy a cheaper home or condo — if you knew how long you mightwant to live in the property and if you don’t mind all the land transfer taxes and transaction costs.

Or you could give yourself the flexibility of renting an equally nice home or condo.

The question is – what do you do with it, and what do you need to think about, when that big cheque comesfrom the real estate lawyer?

Here are five things to think about:

• What is your new annual budget going to look like? You will have major savings on annual house upkeep andrepairs and no more realty taxes. You will have major new expenses with your monthly rent. Will this end upcosting you $40,000 more a year or only $10,000 more or is it closer to a break even scenario?

• In order to cover off annual spending, how much, if any, do you need to draw each year from your non-reg-istered investments? The key is not to think about how much income does this need to spin off, but rather cashflow. This income focus is a mistake that many people make, and it sometimes leads to higher risk invest-ments and almost always in much higher taxes.

• Based on your current situation, what is the chance of you outliving your money? What is your likely estatevalue and lifetime tax bill?

• Your tax bill is getting very big, and you need to figure out how to make it smaller. In addition to being forcedto draw 7.59% of your RRIF value (based on age 73), you are now suddenly taxed on income and realizedcapital gains on investments.

The good news on the investment front is that you can structure the portfolio to generate much less income,cut your tax bill, and possibly even keep your full Old Age Security payment in the process.

At these times of positive financial change, it is important to think about how it could change your lifestyle,how your tax situation changes, what type of advice you might require, and how it might allow you to positive-ly impact others.

CREDIT: Ted Rechtshaffen, president and wealth advisor at TriDelta Financial

PLAN WISELY!Join us for a free Information Session Tuesday March 24th, 2015 from 6-8pm

@ RE/MAX Escarpment 325 Winterberry Drive, Suite 101, Upper Stoney Creek

Special Guests Include;

Rob Golfi - Realtor with Re/max Escarpment Golfi Realty, IncJeff Golfi - Realtor with Re/max Escarpment Golfi Realty, Inc

Jason Aucoin - Investment Advisor TD WaterhouseOrlando Consoli, LL.B, TEP, MBA - Will & Estate Planning Advisor

Michael Crosato, CFP, BA - Private Banker TD Wealth

Please RSVP to [email protected]

Grimsby, LincolnWest Lincoln & Niagara

Rob Golfi*

Call Today 905-945-0188


Rare find - this Exclusive waterfront lotin private enclave.Looking for the right neighbor to build a luxury dream home on140 x 183 ft. lot. Exclusive listing to the Golfi Team. BeautifulWaterfront lot sitting on 140 x 183 ft. lot on private cul-de-sacon the shores of lake Ontario, services include sewers, waterand gas to lot line. 143 Lake Street, Grimsby, $955,000

WATERFRONT

Dorchester Estates sweet spot!Spectacular custom built home backing onto the escarpmentoffering in-ground salt water pool, hot tub, on a prestigiouscourt. Features granite kitch counters, porcelain tiles, stainlesssteel appliances, main flr LR/DR, den or office, bonus great rm,hardwd flrs, lrg master suite. 28 Heathcote Court, Grimsby $829,900

Large Bedrooms!3 storey 1520 sq.ft. freehold townhome features 9ft. ceilings, 3great size bedrooms, master with ensuite and walk-in closet,large eat in kitchen, rear yard backs onto pond, 1.5 car garageand minutes to all amenities. To be built. Taxes are “not set”. 5074 Cassandra Drive, Unit 12, Beamsville, $319,900

9 ft Celings!3 storey 1800 sq.ft. freehold townhome features 9ft. ceilings, 3great size bedrooms, master with ensuite and walk-in closet,large eat in kitchen, rear yard backs onto pond, double cargarage and minutes to all amenities. To be built. Taxes are“not set”. 5072 Cassandra Drive, Unit 11, Beamsville, $309,900

Open Concept FreeholdBeautiful 3 bedroom freehold townhouse offering approx 1740sq.ft. of living space. Large eat in kitchen, open concept livingroom/dining room, update flooring, freshly painted, largemaster bedrm, storage closet, finished lower level with walkoutto backyard.4383 Arejay Avenue, Beamsville, $234,900

Prime Corner Unit!2 bedroom home, 2 bathrooms, ensuite laundry, undergroundparking, large living room, eat in kitchen, and gas heating.Move in ready, great views of the escarpment, walk to town,and easy highway access.56 Kerman Avenue Unit#214, Grimsby, $249,900

Location! Location!Large 4 bedroom family home in a great location with easyaccess for a bus to Brock University, schools, and highways.Updates include roof 04, furnace 09, large attached garage,big yard and more. Great location for students or a great familyneighbourhood.36 Cartier Drive, Thorold, $259,000

In-Law SetupNewly built 2 storey home, with in-law sitting on nearly 30acres. 3 bedrm home w/ open concept living, 1 bedrm in-laww/ basement rec rm. Original barn, 43x24 ft garage/workshop& office. Property borders Twenty Mile Creek, beautifullypicturesque.4426 Regional Road 69, St Anns, $849,900

Popular Townhouse CommunityOpen concept living & walk-out to balcony & views of LakeOntario. Well-appointed with 2 bedrms, den, hardwd flrs,appliances incl & quick closing. Close to waters edge, parks &highway access.541 Winston Road, Unit 80, Grimsby, $274,900

Charmer in Port Dalhousie! Main floor with living rm, dining rm, 2 bedrms, bathrm, eat-inkitchen, family rm w/fireplace & views of inground pool & deeplot. Separate master bed upstairs. Newer updates windows,shingles, furnace/a/c & pump filter.178 Main Street, St Catharines, $279,900

Unique, Stylish & ready to Move InThis former church has been completely renovated to include3 possibly 4 bedrooms, open concept living room/ kitchen.Master bedrm creatively situated in one of two loft areascomplete w/bathroom ensuite. Possibilities to work at homew/large family room area perfect for multiple uses!10 Page Street, Port Colbourn, $239,900

Prestigious Neighbourhood5 bedroom home on the most prestigious street in NiagaraFalls includes in-law w/nanny suite, in-ground pool, sunroomw/built in hot tub, landscaped yard w/sprinkler system, eat inkitch, family room w/wood fireplace. Updates: roof ‘12,Furnace ‘13, AC in in-law suite, Water pump 14, interior &exterior painted in ‘12.10185 Niagara River Pkwy., Niagara Falls, $849,900

WATERFRONT

One Acre - Just the right size property–easy to maintain and nicely private!Enjoy country living only minutes from downtown and QEW.3+1 bedrm home boasts large eat-in kitchen, liv rm w/ fireplc,main floor family rm w/ walk-out to deck. Fully finished bsmt w/large rec room/fireplc + add’l bedrm/office. Oversized garage,small barn in fully fenced backyard w/ above grd pool + pond!262 Mountain Road, Grimsby, $344,000

Lakefront with 16 acres of vines alreadyplanted!Approx 21 acres property. Build your dream on lakefront parcelor create your own winery. Can be purchased with adjoiningLakeside Dr property. Great Opportunity!4921 Sann Road, Beamsville, $2,299,900

Country living in Grimsby2.35 Acres of good living. Property features a storey & a halfhome w/ updated large country kitchen, good size living rm &dining rm. Main floor also featuring 2 bedrms & main bathrm.Master bedrm upstairs. Let the kids run on the large propertywith paddocks and 2 barns.572 Ridge Road West, Grimsby, $549,900

Own your own vineyard!Approximately 28 Acres Parcel with 24 acres of vineyardplanted. 6 Acres-Sauv Blanc, 6 Acres-Gamay, 5 Acres-CabSauv, 5 Acres-Merlot, 1 Acre-Chardonnay, 1 Acre-SauvCoronation. Home has had some interior updates & new 3500gallon cistern. 4266 Greenlane, Beamsville, $1,399,900

Room for busy family!Approx. 3000 sq ft home w/ in-law set up & walk out frombasement. Features grand foyer w/ circular oak staircase, 4oversized bedrms, finished basement kitchen, bathrm & 2ndlaundry. Home updated with new carpet and ceramics. 4349 Birchmount Avenue, Beamsville, $459,900

8 acres of Merlot currently planted withWater Views!Water Views! Approx 19 acre parcel with fantastic views of thewater. Farmhouse currently rented. Great opportunities! Canbe purchased with adjoining Sann Road property. GreatOpportunity! 4558 Lakeside Drive, Beamsville, $1,899,900

Move in and put your feet up!This 3 bedroom well maintained bungalow boasts recentupdates including kitchen, flooring, bathroom, windows,concrete walkway & steps with maintenance free railing. Enjoythe spacious family room and above ground pool in thebackyard. 7260 Sixteen Road, West Lincoln, $354,900

Grimsby, LincolnWest Lincoln & Niagara

Rob Golfi*

www.GolfiTeam.com

Turn of the century character home!Beautifully finished with rich trim, crown mould, warmhardwoods, French doors, character front porch. Granitekitchen counter, added on family room with kitchenette &office. Carriage house perfect for the live/work environment.3869 Victoria Avenue, Vineland, $399,700


Vacant Commerical Lot – NEW PRICE!VACANT COMMERCIAL LOT 40x140 ft. located walkingdistance to downtown Beamsville and QEW. Services are onthe road. Call Rob Golfi today at 905-945-0188 for a privateviewing. Thank you for visiting my website and I look forwardto hearing from you. 4946 Maple Avenue, Beamsville, $79,000

Beautiful lakefront property! Double car garage with 1 bedroom apartment, in-ground pool(as is) and garden. Landscaped yard leads to beach. Buyerto do “due diligence” with building permits, zoning, siteinfluences, conservation authority and property restrictions.Municipal services available at the road. Taxes “not set”.47 Lakeside Drive, St. Catharines, $379,900

VACANT COMMERCIAL LOT

WATERFRONT

Due Diligence Required

The Muskoka house – If you like livingon the water with no yard maintenance BIGGER THAN IT LOOKS! 2200 sq ft completely rebuiltWaterfront retreat w/180-degree views of Lake feat. 3 bedrms& 2 baths. Large master w/ensuite, two main floor bedrms, 3pcpowder rm, two-level living area, spacious dining rm, & oversized chefs gourmet kitch. You will love this freehold property!1-11th Street, Grimsby, $899,900

WATERFRONT

Bragging rights for owning a piece ofperfection! Executive 2-storey home backs onto green-space! 1-1/2 yearold home 3+1 bedrm with main floor master suite, stylishkitchen, butler’s walk-in pantry, separate dining room, finishedbasement, office, games rm, rec rm & walk-out. 154 Forest Ridge Court, Welland $659,900

Call Today 905-575-7700

Luxury Homes & Waterfront Properties

Rob Golfi*


Rob Golfi*

The Muskoka house – If you like livingon the water with no yard maintenance BIGGER THAN IT LOOKS! 2200 sq ft completely rebuiltWaterfront retreat w/180-degree views of Lake feat. 3 bedrms& 2 baths. Large master w/ensuite, two main floor bedrms, 3pcpowder rm, two-level living area, spacious dining rm, & oversized chefs gourmet kitch. You will love this freehold property!1-11th Street, Grimsby, $899,900

WATERFRONT

Rare find - this Exclusive waterfront lotin private enclave.Looking for the right neighbor to build a luxury dream home on140 x 183 ft. lot. Exclusive listing to the Golfi Team. BeautifulWaterfront lot sitting on 140 x 183 ft. lot on private cul-de-sacon the shores of lake Ontario, services include sewers, waterand gas to lot line. 143 Lake Street, Grimsby, $955,000

WATERFRONT

Beautiful lakefront property! Double car garage with 1 bedroom apartment, in-ground pool(as is) and garden. Landscaped yard leads to beach. Buyerto do “due diligence” with building permits, zoning, siteinfluences, conservation authority and property restrictions.Municipal services available at the road. Taxes “not set”.47 Lakeside Drive, St. Catharines, $379,900

WATERFRONT

Due Diligence Required

Entertain in elegant Georgian style!Classic Georgian Colonial Manor with picturesque tree-linedprivate driveway. Featuring gleaming hardwd, entertainerskitchen, stunning great room with 14 ft ceiling, and custommillwork and trim thru-out. Upstairs you will find 4 spaciousbedrms all featuring their own ensuite, as well as bedroomlevel laundry.6195 Milburough Line, Burlington, $1,799,999

8 acres of Merlot currently planted withWater Views! Approx 19 acre parcel with fantastic views of the water.Farmhouse currently rented. Great opportunities! Can bepurchased with adjoining Sann Road property. GreatOpportunity! 4558 Lakeside Drive, Beamsville, $1,899,900

WATERFRONT

Stunning Luxury Waterfront HomeAre you desiring the waterfront dream? This home checks allof the boxes to fulfill that wish. Nestled amongst towering treeswith backyard pool overlooking Lake Ontario. Stunning!24 Lakeshore Drive, Stoney Creek, $949,900

Pristine Waterfront Home!This expansive minimalist designed home will impress. Yourfamily will love the open concept and views from the balconiesthat will take your breath away. 51 Windemere Road, Stoney Creek, $989,900

WATERFRONT WATERFRONT

Prestigious Neighbourhood5 bedroom home on the most prestigious street in NiagaraFalls includes in-law w/nanny suite, in-ground pool, sunroomw/built in hot tub, landscaped yard w/sprinkler system, eat inkitch, family room w/wood fireplace. Updates: roof ‘12,Furnace ‘13, AC in in-law suite, Water pump 14, interior &exterior painted in ‘12.10185 Niagara River Pkwy., Niagara Falls, $849,900

WATERFRONT

Custom built home with EquestrianHobby Farm on 37 AcresFeatures nanny's quarters or 2 bedroom in-law suite, 2fireplaces, gourmet kitchen, ceramics, vaulted ceilings, in-ground pool, 3 car garage. Barn with 13 stalls, 4 paddocks & a60x140 arena. Minutes from town!342 Kemp Road West, Grimsby, $959,900

WATERFRONT

www.GolfiTeam.com


YOURHOME

GUARANTEED*OR WE BUY IT *Certain conditions applySOLD

We SELL more...because we DO more!

www.Golfiteam.com | 905.575.7700 |1.800.288.9184

SHARON

StAFFORD

HANS

MARCELISSEN

ERIC

PINI, B.A.

WENDY

MURRAY-

NICHOLSON

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MIKE

MCNEIL

DAN

GOLFI

JENNIFER

DRAHO

PENNY

CIARDELLI

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ASHLEY

SIDLER

ALLISON

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JEFF

GOLFI

THE ULTIMATE SELLING TEAM

RoB GolFiSALES REPRESEnTATiVE

77.21 Acres of prime flat farm landVery productive prime flat farm land sitting on 77.21 acres in agreat location on Grimsby mountain, no fence lines, welldrained. Build your dream home on Church St. or Kemp Rd.348 Church Road, Grimsby $619,900

Great for young family2 storey home has 3 bedrooms, eat-in kitchen, main floor livingroom, dining room, family room and laundry. Large backyardw/above ground pool and deck. Updates include kitchen,bathroom, most windows, furnace, central air, siding, fascia,soffits and eaves.4981 May Street, Beamsville, $299,900

Tired of seeing expensive homes on tinylots? This home noticeably wide lot and over 260 ft deep will giveyou all the real estate you need to make your back yard intoyour paradise. 2 master suites, designer kitchen with butler &walk-in pantries. Complete package with desired finishes andfeatures. 6246 Tesla Court, Niagara Falls, $649,900

Welland News! Rare find:A small, two storey condo townhome completely renovatedbacking onto walking trail. New carpet, lighting, polishedhardwood floors and fresh paint throughout. 2 spaciousbedrooms with private balconies. Concrete block constructionand dedicated parking. Shows brand new! 810 Clare Avenue, Unit 4, Welland, $184,900

Stylish decor, contemporary updates4+1 BR on a court location. Finished basement w/rec rm, fullbath, kitch & walk up. Features engineered hardwd, crownmoulding, California Shutters, covered patio. Updates: kitchw/granite, baths, C/A, furnace, most windows.7 Lyngate Court, Stoney Creek Mountain, $494,900

The value is in the land!The value is in the land – no showings on home. Call LBO fordetails. Seller says will entertain all offers. Not warrantingroom sizes. 132 Corman Avenue, Stoney Creek, $279,900

MortgageAmount

MonthlyPayment

Bi-weeklyPayment

200,000 671.89 309.96 220,000 739.08 340.95 240,000 806.27 371.95 260,000 873.46 402.95 280,000 940.65 433.94 300,000 1,007.84 464.94 320,000 1,075.03 495.93 340,000 1,142.21 526.93360,000 1,209.40 557.92

As of February/March 2015 OAC

2.05%

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Crossword Solution

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Crossword puzzle

Across1 Good poker hand (8,5)8 plinth (4)9 Height (8)10 megaphone (10)12 peevish (6)14 Earnings (6)15 Decisive (10)19 British peer (8)20 Converse (4)21 to a very great extent (6,7)

Down2 Wee total (anag) — drier (3,5)3 Correct (5)4 agricultural storehouse (7)5 add up (5)6 tell iRa (anag) — word for word (7)7 Foam from detergent (4)11 one engaged in dispute — cowboy

— Cambridge mathematician witha first-class degree (8)

13 Caribbean island — liqueur (7)14 public transport going back and forth

between two points (7)16 Sporting team — police unit (5)17 trysts (5)18 Cut into small cubes (4)

the Solution

5 6 3

3 5

1 2 8

2 3 7 6

4 1

9 25 8

4 35

6 7

7 3 1 4

SUDOKU

485261 937

396175 428

172586 349

213794 865

548329 671

769412 583

821943 756

634857 19

957638 214

2

8

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.

(Solution on Page 10)

Homeowners’ Title Insurancecan differ per policy

It is a common understanding amongreal estate lawyers that residential titleinsurance will provide protection againstmunicipal work orders and buildingbylaw violations discovered by buyersafter they purchase a home. But it turnsout that not all title insurers offer this pro-tection. The issue came to light back inApril, 2006, when the Macdonaldsbought a house in Toronto which hadbeen renovated before they purchased it.They later discovered that, during therenovation, load-bearing walls had beenremoved, making the second floor unsafeto use. No building permit had beenissued for the alterations.

In November, 2013 the City ofToronto issued a work order requiringwork to support the floor structure. TheMacdonalds did the work and made aclaim for the costs under their ChicagoTitle policy. The policy itself providesinsurance coverage for itemized risks ifthey affect title on or after the date of thepolicy, including expenses to repair thestructure because of any outstandingnotice of violation. Yet Chicago Titledenied the Macdonalds coverage on thebasis that it was not covered by the poli-cy. In October, the couple applied to theSuperior Court for a summary judgment.They asked the court for a declarationthat they had coverage under the policy,and that the insurer was obligated to com-pensate them.

The judge ruled the municipal workorder was not a risk covered in the policybecause it did not affect the Macdonalds’“ownership of the land” and therefore didnot fall within the definition of “title” inthe Chicago Title policy. The judge’s rea-soning was based on the fact that the

work order was not registered by the cityagainst the title to the property. The judgewas apparently unaware that work ordersare never registered against title. In hisdecision, Justice John Macdonald (norelation) noted that the owners have the“entire right, title and interest” in thehouse “just as they did before they knewof the deficient and dangerous nature ofwhat they purchased. Their title is as mar-ketable now as it always was.

In Ontario, work orders, even thoughnot registered on title, continue to affect aproperty after ownership is transferred.Historically, Ontario lawyers included amunicipal search for outstanding workorders in their due diligence for a proper-ty purchase. Often, this search is nolonger necessary based on the assump-tion that title insurance will protect theowner against whatever a search wouldhave revealed.

In December, the application for sum-mary judgment and the court case itselfwere both dismissed. Gavin Tighe,lawyer for the Macdonalds, has filed anotice of appeal.

Would a similar claim have been hon-oured by other title insurers? I wasadvised by a representative of TitlePLUSthat their standard policy wording wouldhave protected the owners. I believe thatpolicies issued by Stewart Title and FirstCanadian Title would also have coveredthis situation.

The lesson to be learned from this caseis that buyers and their lawyers shouldalways review the wording of their titleinsurance policy, and choose their insur-ers very carefully.

By Bob Aaron, Toronto real estatelawyer, [email protected]

MARKET ACTIVITY in SelectedRAHB Areas – January 2015

Number of Sales Average Sale PriceAreas 2014 2015 2014 2015

Hamilton West 38 26 $323,692 $340,717

Hamilton East 40 51 $197,613 $217,661

Hamilton Centre 71 69 $172,706 $213,049

Hamilton Mountain 91 93 $303,454 $321,943

Burlington 193 162 $481,956 $517,262

Ancaster 34 26 $517,497 $518,469

Dundas 13 13 $347,823 $487,865

Flamborough 17 22 $516,647 $636,759

Waterdown 19 10 $453,758 $468,229

Stoney Creek 43 54 $360,353 $381,046

Grimsby 23 17 $348,500 $392,036

Glanbrook 12 11 $376,004 $458,561

Dunnville (61) 8 4 $169,750 $206,138

Caledonia 8 4 $169,750 $206,138

Note: Numbers of sales represents sales reported on properties listed on the Multiple Listing Service(MLS®) of the REALTORS® Association of Hamilton-Burlington. Average sale price is calculated bydividing the total dollar volume of sales (not shown) by the number of sales in that month.

Pamela Culp Blanchard Cell: 905-971-9568 www.seniordownsizing.ca

Senior Downsizing

WE GUIDE YOU THROUGH THE ENTIRE PROCESS

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Submit your entries by March 23, 2015

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Enter via Mail (include this card):name: _________________________________________

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mail to the Golfi team Re/max: 664 Fennell avenue East, Hamilton, on l8V 1V1.

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march 2015 issue 109

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