Ontario

Hello everyone, my name is Giovanni Rossi. Everyone calls me John. So what right. I agree. You're here because we both share the same sediments. We love Vaughan. As far as I'm concerned we live or would like to live in one of the most desirable areas anywhere. Here is a little information of the world's best past to live, in my opinion.

There are five communities that make up the city of Vaughan.

• Woodbridge, Ontario, North to South - Teston to Steeles, East/West - Hwy 400 to Hwy 50
• Maple, Ontario, North to South - King Vaughan Line to Rutherford, East to West - Bathurst to Hwy 400
• Thornhill, Ontario, North to South - Rutherford to Steeles, East to West - Yonge to Dufferin
• Concord, Ontario, North to South - Rutherford to Steeles, East to West - Dufferin to Hwy 400
• Kleinburg, Ontario, North to South - Major Mac to Kirby, East to West - Pine Valley to Hwy 50

Statistics Canada reported that Vaughan is one of southern Ontario's fastest growing cities. In the last four years the population has grown Thirty Seven percent.

Some Features and Attractions

• Baitul Islam Mosque, Canadian Head quarters of Ahmadiyya Muslim Community and one of the largest mosque in Canada.
• Boyd Conservation Area, park located between Woodbridge and Kleinburg.
• Canadian Soccer Hall of Fame and Museum
• Canada's Wonderland, Canada's largest amusement park located in Maple.
• McMichael Canadian Art Collection, in Kleinburg.
• Thornhill Town Centre, Vaughan's unique town centre located in Thornhill.
• Vaughan Mills, a huge mall with something for everyone, was constructed in Vaughan in 2004.

Transportation

Since traffic on the roads of Vaughan continues to increase, York Region Transit, put Viva buses into motion. The Viva buses only stop for people to get on and get off at Viva stations. At every Viva station you will find there will be a ticket vending machine, there will be a clock to tell you when the next bus will stop there.

Do Real Estate Agents Have To Be Loyal?

By Brian Madigan LL.B.

You might question the matter of loyalty when it comes to your real estate agent.

The basic common law of agency is the same whether we are talking about lawyers or real estate agents, and the duty of loyalty is one of the fundamental principles.

However, you must understand that there is a difference in degree. Loyalty goes to the heart of the solicitor-client relationship. It is the most basic and fundamental obligation. Whether or not there is any payment for service, a solicitor must be loyal to his client. He cannot prefer the interest of another over that of his client, since that would amount to a breach of the duty of loyalty. Not only that, he cannot engage in a conflict of interest. But here, the obligation is disclosure, and with the client's full knowledge and informed consent, he might proceed. So, in part, conflicts of interest are somewhat negotiable. However, the duty of loyalty is not negotiable.

The same is not quite true when it comes to real estate agents. For the most part, real estate agents are expected to work for free. They get paid only when a deal is done.

So, in addition to the laws of agency, which include the concept of loyalty, there are other laws which apply as well. Some of these laws deal with the concept of "brokerage". While a broker is in effect just one category of agent, the laws related to brokerage are much looser than might otherwise be considered to apply.(Here I am simply referring to the commom law and not any statutory laws)

A broker is an agent who is seeking a principal. That's the original common law definition. The broker already has the product, the service, or the property or other item which is to be sold. All the broker needs is a buyer. In that regard, the broker offers to represent just about anyone who will pay the price. The broker usually calls those individuals with whom he has had prior dealings. The item is offered, and if not accepted, the broker offers the item to the next individual on the call list. It would be rather foolhardy for anyone who might be called by the broker, to refuse the purchase, yet complain that the broker had breached his obligation of loyalty if he were to call someone else.

Sometimes, the rules related to agency are somewhat difficult in their application. In Ontario, the Ontario Real Estate Association has gone to great lengths to help clarify the situation.

Where there is clearly no principal-agent relationship, the broker can move on to the next prospect. You might find an analogy here with brokers in the financial services sector. If a broker were selling $100 million in bonds today, he might start to call his client list. The first person who says "yes" gets the deal. Tomorrow, everyone will be called again. There is absolutely no expectation, once you have said "no" to the offering that the broker will either call you back or not offer it to someone else.

In circumstances in which the principal-agent relationship is documented, for example, by way of a Buyer's Representation Agreement, then the duty of loyalty would be paramount. The agent cannot move on to the next prospect without running the risk of breaching the obligation of loyalty to the client.

There are two separate obligations:

1) the brokerage, and
2) the individual sales representative.

Although the brokerage can probably represent more than one client, a sales representative probably cannot. In fact, in the standard Buyer's Representation Agreement (BRA), both the brokerage and the sales representative are permitted to act for more than one party. It seems reasonably fair when we are talking about the brokerage firm which may have several hundred agents, but it's quite a different matter when it comes to your "own" agent.

The duty of loyalty arises at common law, and that obligation may still exist to some degree unless the client truly understands that it is not intended to apply. When agents explain the potential conflict of interest, they frequently refer to the brokerage firm and not themselves. The risk is that we may not have a truly informed client. If you remember the financial services analogy, all the participants were sophisticated and did business this way every day. When we are talking about a real estate transaction, frequently the purchaser will be a novice and have had no prior experience.

This duty of loyalty requires "disclosure" and that may come as a surprise to some agents. This duty arises in all (not just some) agency relationships.

So, what happens before the agent can move on to the next prospect:

1) the agency must be terminated,
2) the principal (client) must agree, or
3) the agency agreement must have contemplated multiple representation.

In my view, the simple "multiple representation" clause in the standard BRA is not sufficient for the sales representative. In most cases, it is sufficient for the brokerage, so why not the sales agent?

Let's consider a case where a multinational grocery store chain engages a national brokerage firm to represent its interests. It wants to make sure that the brokerage firm is loyal to it. Naturally, it expects "first call" with respect to any locations which are appropriate for its needs. This loyalty obligation would apply to the brokerage and any of its local agents who are engaged on the project.

Let's consider another case. This time a prospective buyer contacts an agent about a particular location. The agent knows nothing about this property. It is listed with another brokerage. But, on behalf of his client he makes some inquiries and soon becomes convinced that this is an absolutely terrific location. Can he take it to his other clients? No, he is under a duty of loyalty to his client. If the client does not want it or provides permission for the agent to market it to others, then the agent would be free to act. Otherwise, the duty of loyalty restricts the agent's options.

Let's consider one more situation. The agent is the first to discover the property. He offers or suggests it or even shows it to one of his clients. The first client demonstrates no interest, so he is free to move on. He is not under any obligation to seek this client's consent. In effect, he is an agent without a principal. In the previous example, the clientwas the principal and had already found the property.

In summary, the rules related to the loyalty obligation under the law of agency can at times be difficult to understand and apply. But, in most cases they do make common sense. They should, they arise out of the common law.

Confusing or not, it's not all bad, with increased duties and obligations comes increased professionalism.

Brian Madigan LL.B., Realtor is an author and commentator on real estate matters, Royal LePage Innovators Realty
www.OntarioRealEstateSource.com

Sunburns are never good news. Not only do they leave you red-faced and stinging, but they often leave lasting damage. Sun poisoning may seem much more serious, but it's essentially the same thing. In medical terms, sun poisoning and sunburn are both referred to as photodermatitis, your skin's allergic reaction to overexposure to the sun.

In the case of sun poisoning, however, the reaction is a bit more severe and the symptoms may become seriously uncomfortable. A typical sunburn involves itching, redness, and peeling. Severe sunburns may also be accompanied by small blisters that may lead to infection. Symptoms of sun poisoning also tend to include nausea, fever, headache, and dizziness and may also be accompanied by fluid loss and electrolyte imbalance.

If your symptoms are limited to mild discomfort, treat your skin the way you would treat any sunburn. Stay hydrated, apply ice or cold compresses to reduce swelling or itching, and take aspirin. Apply aloe if it helps and keep out of the sun. Try taking beta-carotene supplements as they've been shown to ease inflammation. Avoid using oils or anything that contains potential irritants such as fragrances and exfoliants.

On the other hand, if the burn is more painful or you exhibit any of the systemic symptoms listed above, step up your efforts to cool down and hydrate. Drink plenty of fluids and take a bath in cool (not cold) water. Pat skin dry-don't rub-and stay in a cool environment until your symptoms ease.

At any point, if you suffer from extreme pain or vomiting or if your fever grows too hot (over 104 degrees Fahrenheit), head to an emergency room. In more serious cases, a doctor can prescribe an oral steroid to reduce inflammation or administer IV fluids to restore hydration.

Another possible reason for the reaction is polymorphous light eruption (PLE), a UV-sensitive rash that results in blisters or hives. Although PLE causes similar symptoms to sun poisoning, PLE can occur without sunburn. This condition usually affects people who live in the northern hemisphere and is most common in spring or early summer. Skin sensitivity caused by PLE usually fades by itself within 10 days. In order to ease the symptoms, you can treat the blisters the same way you would treat a sunburn.

Treating these uncomfortable symptoms is just one step. It's easier to prevent any kind of sun-related reaction by taking care to cover up, wear liberal amounts of sunscreen, and avoid medications that have been shown to cause an increase in photosensitivity. Taking oral contraceptives, tetracycline antibiotics, certain anti-depressants and acne medications, and St. John's Wort can all increase the occurrence of photosensitivity. In addition, some pre-existing medical conditions such as lupus or vitiligo can increase the risk of sun sensitivity. If any of these risk factors apply to you, make sure you practice safe sun habits. Avoid tanning beds, stay in the shade between 10 a.m. and 4 p.m., and use a sunscreen with an SPF of at least 30.

A staycation, a vacation you do at home, can be a wonderful alternative to a long, expensive, painstakingly-planned trip -- the time and money you can save are significant. However, if you don't take certain precautions, your staycation can be little more than a stressful extension of everything you need a break from. The following staycation strategies can assure that your staycation is truly a relaxing romp rather than a wasted week. Difficulty: Easy Time Required: However Long You Have

Here's How:

1. Turn Off The Phone.
   This sounds obvious, but the point of a staycation is to have a vacation, and the point of a vacation is to get away from the demands of your regular life. To truly do so, you need to stop being ‘on call,' and set your phone to go straight to voicemail. You can check your messages each night if you want to, and decide who you want to call back, but it may be a good idea to tell everyone you won't be around for a week, and just take a break. (While you're at it, why not put your mail on hold and take other precautions you'd take when you go on a traditional vacation?)
2. And The Computer.
   While many, many people make the mistake of taking work with them when they go on vacation (a strategy that tends to sabotage the relaxing element of a trip), it's even more important to avoid being available for work when you're on a staycation. (It may be more tempting to ‘check in' at work, and they may feel more entitled to request it of you, which is all the more reason for the computer to stay off.) Even if you're not planning to work with your computer, do you really think a week of playing World of Warcraft or Weboggle would be as relaxing and memorable as other options you have?
3. Try Something New
   Staycations mean you can play ‘hometown tourist,' and enjoy the fun things that your city (or surrounding areas) have to offer, which you normally might go out of your way to experience. An added benefit of going to the touristy places in your area, is that when you pass by these places after your staycation is over, your fond memories will be triggered and you can relive the fun. You may also be more inclined to do such fun things during the rest of the year when you're not vacationing, which might provide a nice little escape that can help stave off burnout.
4. But Don't Over-Book Yourself
   As you indulge in the fun that your town has to offer, remember to schedule in some ‘down time' to read, relax, sleep in, lollygag, and do all the things people really like to do on traditional vacations. The idea of a staycation is to feel like you've gotten a break, so be sure you get one. Just balance it out with fun activities, too.
5. Don't Be Afraid To Splurge
   Because you're saving money by staying close to home, you can (and should) eat meals out and splurge in other areas, just like you would on a traditional vacation. If you want to go to brunch, get a massage, go shopping, or even hire a cleaning service to come if you don't already have one (you'd get maid service in a hotel, right?), you should do so guiltlessly if you can afford to. It contributes to the carefree mindset you're trying to capture with your staycation. It makes all the difference between a staycation and just a week hanging around the house.
6. For specific staycation ideas and strategies, see this article on cheap vacations at home. What You Need:

• Some time off of work.
• An open mind.
• A fun attitude.

PST Registry

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6,186 1,675 330 210 8,401 6,144 16,006 10.0%

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5,423 1,584 925 124 8,056 6,528 17,509 10.3%

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21,028 2,684 975 124 24,811 10,368 41,547 15.4%

27,647 3,959 975 124 32,706 13,632 55,388 15.6%

9,221 1,734 925 124 12,004 7,104 23,391 12.6%

9,848 3,800 550 185 14,383 13,440 54,334 15.5%

8,906 5,850 700 185 15,641 27,900 83,362 17.9%

12,145 11,650 750 185 24,730 45,300 101,526 13.4%

7,908 7,100 650 185 15,843 22,440 72,794 17.1%

7,722 3,200 550 185 11,657 11,904 52,854 17.0%

7,404 2,900 500 185 10,989 11,136 47,225 16.3%

7,128 2,300 450 185 10,063 9,600 35,671 14.3%

5,614 1,700 400 243 7,957 7,296 28,075 14.8%

6,975 2,450 500 185 10,110 9,984 26,620 10.2%

6,587 2,519 400 0 9,506 9,216 25,783 10.7%

4,314 705 481 0 5,500 9,024 25,308 10.8%

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0 89 325 85 499 10,368 30,622 11.3%

0 94 355 47 496 11,328 22,256 7.5%

8,064 8,066 2,000 25 18,155 30,000 86,897 17.4%

8,448 10,966 2,000 25 21,439 38,700 73,334 11.4%

7,613 12,366 2,000 25 22,004 42,900 81,466 11.4%

8,489 7,266 2,000 25 17,780 27,600 61,052 13.3%

6,480 3,366 2,000 25 11,870 10,176 28,449 10.7%

10,099 9,766 2,000 25 21,890 35,100 77,576 13.3%

0 96 0 0 96 11,136 17,876 6.2%

0 488 0 0 488 12,480 14,510 4.5