John B. Joseph

Woodpecking His Way Through NDG, Montreal Without A Care

Walking over to a meeting with my client on Brillon avenue in Notre Dame-de-Grace (NDG) this morning and I hear this knocking noise closeby. I looked up and all around with no luck. Something caught my gaze down near the ground and there was this woodpecker going at it on a rotten tree trunk.

I was amazed how confident this bird was and how large it was. It stood more than a foor tall. I slowly stepped my way closer to him and only when I was 3 feet away did he feel I was too close.

He did not fly away, rather chose to move around the trunk to the backside out of my view. Well, I would have non of that and walked around to the other side. He studied me, likely sizing me up, and decided to walk, slowly, to another part of the trunk to continue his pecking search for food.

NDG has been rejuvenated over the last 15 years and is now one of the more sought out neighbourhoods in Montreal. Access to major highways, to downtown and services makes it a nice place to settle in. I offer a glimpse of real estate activity in my monthly NDG market report and provide more detailed, relevant statistics to my clients looking to buy or sell residential property in Montreal, Quebec. The homes on Brillon avenue are in the Eastern-most part of NDG and referred to as Westmount adjacent being tucked up against one of our most prominent neighbourhoods.

Anyways, It was incredible as it is the first bird who was not bothered by my presence. I guess it takes a large bird more to feel threatened.

A little research on the web and I have learned this was a Pileated Woodpecker, a very large North American woodpecker, almost crow-sized, it is the largest woodpecker in America. Adults are 40 to 49 centimetres (16 to 19 in) long, and weigh 250 to 350 grams (8.8 to 12 oz). They are mainly black with a red crest, and have a white line down the sides of the throat. They show white on the wings in flight. Adult males have a red line from the bill to the throat, in adult females these are black.

Real estate sales of homes in Westmount have risen this October. Drop by and read the Westmount October market report now posted in the Neighbourhoods category on my new blog site: johnbjoseph.com

Victoria Hall In Westmount Quebec

Westmount Quebec has some of the nicest architectural buildings in Montreal. A nice example is Victoria Hall, located beside Westmount Park on Sherbrooke Street West.

Victoria Jubilee Hall opened in 1899 and was destroyed by fire in 1924. It was originally petitioned by citizens as a community centre. The architect, Robert Findlay designed Victoria Jubilee Hall using the same style and materials as the Westmount Library. After the fire, a second community centre was built in stone in the neo-Tudor style by the architectural firm Hutchison & Wood. Gothic details, a square crenellated tower, the four turrets, the oriel window above the ogival doors and the buttresses of the two wings were done with Sandstone. The centre has a large hall with balcony performance stage. To date, its’ most recent renovation and restoration was performed in 1998 effected by the firm Fournier, Gersovitz & Moss.

Until December 16^th, from 10 AM to 9 PM, at the Victoria Hall Gallery come visit the exhibition of Montreal painter and glass worker Guido Nincheri (1885-1973). The exposition looks at the influences through which the works of art on both canvas and glass were created. Presented in collaboration with the Conseil des arts de Montréal.

Sellers DO NOT Always Pay For The Certificate Of Location

What is a certificate of location?

It is a document, prepared by a land surveyor, consisting of a report and plan on the current situation and state of real property (the lot and all things attached [immovable] to it) with respect to titles, lot and zoning regulations and municipal bylaws.

The certificate of location provides an expert opinion on whether there is a need for any changes because of existing encroachments, illegal views, discrepancies between the measurements taken and those originally deposited with respect to the property, etc.

At best it can take one week to obtain a new certificate of location; however, there can often be a several-week delay, especially during the high spring real estate period. A new certificate of location for one property or lot can cost from $400 to $1,000 depending on the land surveyor’s firm, time delay in which it must be produced (required before the closing date of the transaction), and the extent of work involved.

Who reviews the certificate of location?

One of the first steps notaries take is to verify if the certificate of location, provided by the seller*, is still valid. This is an essential document for the completion of the title exam on the property. The buyer’s financial institution requires it to provide a mortgage. It is required before the closing/date of the transaction.
* See "Who pays for..." below.

Why a new certificate of location?

Because of any of the reasons below, often the seller is informed that a new certificate of location is necessary for the upcoming sale and is at the seller's expense. This generally results in an upset seller demanding, “Why is the certificate of location that was used in the previous purchase no longer valid for this resale?”

First, the most common reasons a new certificate of location is necessary:

- A physical change has been made to the property since the purchased by adding, modifying or removing a shed, cabana, swimming pool, garage, fences; certain landscaping changes; enlarged a deck or dwelling.

- The lot cadastral number has changed since you bought your property (Quebec’s cadastral reform has been ongoing since 1994).

- The certificate of location is deemed “too old” by the buyer's financial institution (most institutions insist that the certificate of location not be older than 10 years, some even request one be under five years).

Second, it is not always the seller who is informed to pay for the new certificate!

Who pays for the certificate of location?

In Quebec, the bylaws say either party can pay for one. However, when using a real estate broker the mandatory forms are quite specific. Clause 6.4 in the Promise to Purchase states that the seller must provide a certificate of location describing the current state of the property. What is not clear to buyers and sellers is that it also states that the cost of any new certificate of location shall be borne by the buyer where the previous certificate proves not to have been amended.

Clause 6.4 (Promise to Purchase)

I always advise my sellers to validate and update their certificate of location prior to a sale. The fewer barriers or impediments in a sale will result in less frustration and less dollars lost should a sale be diminished or fail due to bad paperwork and resulting arguments between the parties. Yes! It happens.

However, buyers should be aware that they could very likely find themselves bearing the cost of a new certificate on the day of closing at the notary should the notary discover a certificate does not accurately represent the property being sold. Notaries have been known to accept shortcuts such as having the buyer and financial institution sign off on a faulty certificate when there are minor faults that are accepted by all parties.

What can you learn from this post?

The lesson here is to stop listening to the rumour mill and advice from friends, family and even professionals; READ ALL CONTRACTUAL PAPERWORK BEFORE YOU SIGN. If your broker runs you quickly through it or you are not provided a reasonable and sufficient time delay to make or respond to an offer, INSIST ON A TIME DELAY EXTENSION and review your contracts.

REMEMBER, YOUR BROKER WORKS FOR YOU and not the other way round.

Be careful out there people! INTERVIEW YOUR REAL ESTATE BROKER BEFORE YOU HIRE THEM.

Market Report For July 2011 In NDG, Quebec

Notre Dame-de-Grace (NDG) experienced an average month in July. 10 homes and 13 condos were sold compared with 11 homes and 13 condos last month. Rising prices on Montreal Island have increased the availability of condos in NDG. Condos sales had risen significantly in 2004 and again since 2008 with a peak of 302 sales in 2009.

Average sales values for homes of $477,800 this month being purchased at 97% of the asking value indicates high demand in this sector. Inventory levels support at a low 2.3 months. Days sold was high at 55 days over 27, 37 and 35 in April, May, and June respectively. Condos take longer to sell in NDG averaging 105 days this July. The spring rush month was February and again in April at 41 and 56 days. The market is holding in NDG for condos with 145 active listings and 11.2 months supply. There are some new multi-unit projects nearing completion on Sherbrooke St. West and more on the way.

Condo discount levels off asking price remain low at 4% this month which is normal for the last number of years. The average price of an NDG condo is low this month likely due to newer and smaller units registering at $276,846 over $357,147 and $417,389 the last 2 months. NDG has varied property types and ages ranging from duplexes and triplexes separated for individual sale and multi-unit properties anywhere from 90 years old to fresh construction.

Given it's proximity to all services, autoroutes and downtown along with reasonable pricing, NDG will continue to experience strong activity in the foreseeable.

John B. Joseph has over 20 years of business to business experience in the U.S. and Canada in business process improvement, sales, consultation, sales management and has been helping buyers and sellers in real estate since 2005.

Market Report For July 2011 In Westmount, Quebec

MLS reported home sales slowed somewhat this July in Westmount to 11 from 23 in June. Active listings increased by 2 homes to 17 over last month. Existing inventory is now 8.1 months with the average for days sold dropping a little to 70 days.

I find this quite short considering the average sale in Westmount this month to be $1,160,000. The average discount from the asking price was 95% and within the norm. 7 contracts expired though it is likely we will see some of these homes come on market soon after summer vacation is over.

All in all, this is a good month for Westmount activity.

John B. Joseph has over 20 years of business to business experience in the U.S. and Canada in business process improvement, sales, consultation, sales management and has been helping buyers and sellers in real estate since 2005.