About Middlesex County, ON

Can the Buyers See Themselves Living in the Living Room ?

Part 5 of Easy & Inexpensive Ways to Prepare Your Home for Sale

The living and family rooms are where your new buyers will do most of their "living" so you want to make sure and make the space as inviting as possible.

Here are some tips to make the Living and family rooms appear their best:

•· If you have a favorite "old" chair that doesn't go with the rest of the setting it must go. Big furniture can weigh down a space. (It also may have $18,43 in loose change, some dog treats(if you don't have a dog, oops), childs toys and your favorite jackknife that you lost 14 years ago!)

•· Place a vase with flowers on the coffee table, or you can put a tray with a tea pot and cup set and napkins

•· Take down or rearrange certain pictures or objects on walls. Patch and paint if necessary

•· Vacuum your floor each morning. You may also want to think about getting your carpets cleaned before potential buyers view your house

•· Clean your fireplace.

•· Leave on certain lights during the day. During "showings" turn on all lights and lamps.

•· If the carpeting is in bad shape, shampoo it or replace it.

•· If your furniture shows the effect of raising five kids or if pets have ruined the rugs and upholstery think about storing or getting rid of your existing furniture. Buy, borrow or rent what you need.

•· Put away your holiday decorations. Unless you are showing your home during the holiday season.

•· Have your DVD collection, CD's and video games out of sight.

•· Open the drapes and blinds. Nothing is more depressing than walking into a home where shades, curtains and drapes are closed.

•· Remove all knick-knacks under 10 inches tall. Pack them up and put them under the bed.

There you go, some more inexpensive ideas to maximize the dollars you will receive when selling and speed up the process.

London Ontario Real Estate Increases in Volume and Price in Area

The sales volume in London and St.Thomas and area saw a 14.3-per-cent increase over October 2008. However, October 2008 had an unusually low sales volume of 581, compared to 705 sales in 2007 and 711 sales in 2006, etc. This anomaly explains the large percentage increase for October 2009.

This month's sales include 543 detached homes (up 14.3 per cent from October 2008) and 121 condos (up 14.2 per cent from October 2008). Year to date, 5,726 detached homes and 1,325 condos have been sold - down 6.7 per cent and down 14.8 per cent respectively compared to the same period in 2008.

Sales in St. Thomas also saw gains - 55 homes exchanged hands in October 2009, a 14.6-per-cent increase over October 2008. The average residential price for the month of October was up to $199,242, a 3.9-per-cent increase over October 2008.

"Momentum for sales activity remained strong throughout the third quarter," said Canadian Real Estate Association President Dale Ripplinger. "Low interest rates, rebounding consumer confidence and an improving overall sense of economic security continue to draw homebuyers to the housing market."

The number of sales and average prices year-to-date for October 2009 were:

Type	Units Sold	Average Price	% Change from YTD 2008
Total Detached	5,726	$225,823	-0.5
Total Condo	1,325	$158,263	3.6
Total Residential	7,051	$213,127	0.5

The average residential price year-to-date in London and St.Thomas for October 2009 was $213,127.

The best-selling house style in LSTAR's jurisdiction for the month of October was the two-storey, followed by the bungalow, the ranch, and the townhouse condo:

House Style	Units Sold	Average Price
2 storey	149	$292,765
Bungalow	124	$177,231
Ranches	79	$241,705
Townhouse Condo	58	$153,487

Homes in LSTAR's jurisdiction continue to maintain their affordability compared to other major Ontario and Canadian centres. According to the Canadian Real Estate Association's Residential MLS Report for September 2009 (the most current available), the average price year-to-date for:

London and St. Thomas was $214,103;

Calgary was $382,161;

Durham Region was $275,931;

Edmonton was $320,746;

Hamilton-Burlington and District was $288,702;

Kitchener-Waterloo was $270,399;

Ottawa was $302,087;

St. Catharines & District was $223,697;

Toronto was $388,999; and

Greater Vancouver was $579,012.

So what does this all mean? If you are moving to London, yahoo! Your dollar will get you a house or condo and still have money left over!

If you are selling, yahoo again! We are in a slight seller's market and homes that are clean, updated and priced well sell the quickest and for the most money!

What is a Buyer Agency Agreement and what are the Benefits?

Entering into a Buyer Agency Agreement (now a requirement issued by RECO - Real Estate Council of Ontario) has countless advantages and no disadvantages. When you sign a Buyer Agency Agreement, you are simply agreeing to "hire" a personal representative who, by law, must represent your best interests to the best of his/her ability. All of this personal service is available at absolutely NO COST TO YOU! With Ty and the Envelope Real Estate's Associates you get an entire team of real estate professionals devoted to protecting your needs to help you make one of the most important investment decisions of your life - and you don't even have to pay a fee!

You are probably saying to yourself, "this sounds too good to be true! What's the catch?" The "catch" is that you are signing a legal document between you and the Buyer Sales Representative that will establish a legal relationship with duties and obligations on the parts of both parties. Your Representative's obligations are set forth by law, as is your obligation. Your obligation is merely this: you agree to let the Envelope Team represent your home buying needs exclusively throughout the duration of the agreement until you find a home and take title. The duration is a variable you decide. This is to guarantee that the Buyer Sales Representative receives compensation from the Seller's Agent for the work she/he has been doing for you. Signing the Buyer Agency Agreement merely means that you agree that your Representative should be compensated for the services in guiding you professionally through the home buying process.

Of course, the beauty of the situation for the Buyer is that you don't even have to pay a fee. If you do buy a home while under a Buyer Agency Agreement, the Buyer Sales Representative named in the agreement must receive commission compensation. This is established by law to prevent unscrupulous people from taking advantage of the compensation structure of the real estate industry. You are not paying your Representative's commission; there is no advantage to trying to save money by circumventing the Representative's services.

Your Interests are Professionally Represented

Enlisting the services of a professional Buyer Sales Representative is similar to using an accountant to help you with your taxes, a doctor to help you with your health care, or a mechanic to help your with your car. So the first advantage is obvious. If you had the time to devote to learning all you need to know about accounting, medicine, and automotive mechanics, you could do these services yourself! But who has the time. You probably already have a full-time career to which you are committed. This is why you allow other professionals to help you in specific areas of expertise.

The Envelope Team is devoted to perfecting real estate service. Continuous education, market research and vast experience are combined with an excellent Team of Professionals to find you the perfect home quickly. The Envelope Team will guide you through the home buying process and exclusively represent your interests as we help you find a home, present your contract offer, negotiate and close.

Just as your accountant, doctor and mechanic get to know your needs through a steady relationship; your Buyer Sales Representative also gets to know your real estate needs and concerns. This type of relationship is built by open communication at all times and by touring homes with your Representative so they get a good idea of your feedback and concerns. If you try to jump from Representative to Representative, you will not receive the best real estate service possible and you will be violating your agreement with your Representative. There is nothing to gain from trying to find and tour homes on your own and you will spend a lot of time when your Representative can tell you everything about any home before you see it.

It is always better to make an informed decision to buy something than it is to be sold something. When you hire a Buyer Sales Representative, your interests are professionally represented, and you have more control and peace of mind than if you are simply sold any home you find. Buying a home is a big decision. Let your representative act as your specialist, even if you happen to find the perfect home yourself. Finding the home is only one step in the home buying process.

Congratulations! You are about to embark on the exciting journey of finding your dream home. Whether it's your 1^st home, retirement or investment property, the Envelope Associates will make the experience fun and exciting as we find the perfect home for you!

Your Own Personal Shoppers...

Envelope Real Estate Brokerage Buyer Sales Representatives

are top professionals highly trained in servicing the needs of buyers.

They focus 100% of their time and effort in touring homes,

counseling buyers and showing properties.

They represent buyers throughout the entire offer negotiation process,

be it a Resale Home, For Sale By Owner or New Construction.

In addition, as your "Personal shoppers",

our Buyer Sales Representatives employ the latest in

technology and computer systems in order to ensure

that everything possible is done to find your

dream home quickly and with the least amount of inconvenience.

Our buyer clients find this specialization

not only saves them time,

but also offers them an expertise

and market perspective they find highly beneficial.

High Energy Buyer Program

As the Broker/Owner I want your home buying experience to be fun and exciting, not time consuming. Therefore, I have developed the High Energy Home Buyer Program which includes the following:

Instant Buyer Notification System - our Buyer Sales Representatives will help you identify exactly what features you are looking for in a home. This information is inputted into our specialized computer program that is linked directly with the Multiple Listing Service. Our computer program then searches the MLS every minute for homes matching your profile as they hit the market, and before most Realtors and buyers even know about them. Details of these homes will be sent to you immediately via e-mail, fax, or by phone. Armed with this information you can decide which properties you truly interested in and when you would like to view them.

Pre-Qualification Program

Our loan pre-qualification program ensures that you as buyers received the best mortgage rates and service in the market place today. It also guarantees that you only spend time looking for homes that you qualify to purchase today.

Expert Negotiation Skills

The Envelope Team has helped hundreds of families buy and or sell a home in the last 5 years. This level of experience is a testimonial to the extensive expertise and negotiating skills that will help protect your interest and address all your concerns.

On-Line Services: www.enveloperealestate.com

The Envelope Team is always available online, whether you are searching for a home, downloading free special home buying reports, using our mortgage calculator to help you crunch numbers, or sending correspondence via e-mail.

Relocation Experience

The Envelope Team has enjoyed helping countless families relocate to and from London region. We have worked with numerous relocation companies and government relocations.

Education - Schools

The Envelope Team is knowledgeable of the different public and separate school systems, private schools, nursery schools and day care facilities in the London Region - we will provide you with a complete directory!

Prior to Finding You a Home...we will...

•ü Meet with you to discuss your needs and desires;

•ü Highlight various neighborhoods to determine which ones are best suited to your needs.

•ü Ask you to fill out our "Home Buyer Questionnaire", to assist us in defining your interests and needs;

•ü Explain the Buyer Agency Agreement;

•ü Assist you in Pre-qualifying for Mortgage Purposes.

During the Search for the Right Home...we will...

•ü Launch our detailed High Energy Home Buyer Program action plan;

•ü Keep you informed of daily updates on newly listed properties that meet your buyer profile;

•ü Ensure that we are available to you by phone and 24 hour pager for offers, questions and concerns;

At the Time of Offer...we will...

•ü Review the Offer to Purchase;

•ü Explain all conditions and special clauses;

•ü Represent you in presenting the Offer;

•ü Present the offer and handle negotiations until we have an agreement.

When we have a Conditional Agreement...we will...

•ü Ensure that all documents are forwarded to your Mortgage Broker;

•ü Assist you in choosing a Lawyer to represent you for a smooth and successful closing;

•ü Assist you in choosing a reputable and professional Home Inspector;

•ü Monitor that conditions are completed in a timely manner (inspections, mortgage financing, etc.)

Once we have a Firm and Binding Agreement...we will...

•ü Keep in touch and maintain communication with you;

•ü Ensure that all documents are forwarded to your Lawyer;

•ü Make ourselves available for future real estate needs and questions;

•ü Make you part of our "Most Valuable Client" follow-up program.

So as you can see

Below is a retort and bureaucratic mixup, foul up and a FUBAR event that occurred a few years ago,

This is an actual letter sent to a man named Ryan DeVries regarding a pond on his property. It was sent by the Pennsylvania Department of Environmental Quality, State of Pennsylvania . This guy's response is hilarious, but read the State's letter before you get to the response letter.



SUBJECT: DEQ File No.97 -59-0023; T 11N; R10W, Sec. 20; Lycoming County

Dear Mr. DeVries:

It has come to the attention of the Department of Environmental Quality that there has been recent unauthorized activity on the above referenced parcel of property. You have been certified as the legal landowner and/or contractor who did the following unauthorized activity: Construction and maintenance of two wood debris dams across the outlet stream of Spring Pond.


A permit must be issued prior to the start of this type of activity. A review of the Department's files shows that no permits have been issued. Therefore, the Department has determined that this activity is in violation of Part 301, Inland Lakes and Streams, of the Natural Resource and Environmental Protection Act, Act 451 of the Public Acts of 1994, being sections 324.30101 to 324.30113 of the Pennsylvania Compiled Laws, annotated.


The Department has been informed that one or both of the dams partially failed during a recent rain event, causing debris and flooding at downstream locations.


We find that dams of this nature are inherently hazardous and cannot be permitted.

The Department therefore orders you to cease and desist all activities at this location, and to restore the stream to a free-flow condition by removing all wood and brush forming the dams from the stream channel. All restoration work shall be completed no later than January 31, 2008.

Please notify this office when the restoration has been completed so that a follow-up site inspection may be scheduled by our staff. Failure to comply with this request or any further unauthorized activity on the site may result in this case being referred for elevated enforcement action.. We anticipate and would appreciate your full cooperation in this matter. Please feel free to contact me at this office if you have any questions.

Sincerely,

David L. Price
District Representative and Water Management Division.


Here is the actual response sent back by Mr. DeVries:


Re: DEQ File No. 97-59-0023; T11N; R10W, Sec. 20; Lycoming County

Dear Mr. Price,

Your certified letter dated 11/25/07 has been handed to me to respond to.
I am the legal landowner but not the Contractor at 2088 Dagget Lane, Trout Run, Pennsylvania .

A couple of beavers are in the (State unauthorized) process of constructing and maintaining two wood "debris" dams across the outlet stream of my Spring Pond. While I did not pay for, authorize, nor supervise their dam project, I think they would be highly offended that you call their skillful use of natures building materials "debris."

I would like to challenge your department to attempt to emulate their dam project any time and/or any place you choose. I believe I can safely state there is no way you could ever match their dam skills, their dam resourcefulness, their dam ingenuity, their dam persistence, their dam determination and/or their dam work ethic.



These are the beavers/contractors you are seeking. As to your request, I do not think the beavers are aware that they must first fill out a dam permit prior to the start of this type of dam activity.

My first dam question to you is:

(1) Are you trying to discriminate against my Spring Pond Beavers, or

(2) do you require all beavers throughout this State to conform to said dam request?

If you are not discriminating against these particular beavers, through the Freedom of Information Act, I request completed copies of all those other applicable beaver dam permits that have been issued.

(Perhaps we will see if there really is a dam violation of Part 301, Inland Lakes and Streams, of the Natural Resource and Environmental
Protection Act, Act 451 of the Public Acts of 1994, being sections 324.30101 to 324.30113 of the Pennsylvania Compiled Laws, annotated.)

I have several concerns. My first concern is, aren't the beavers entitled to legal representation? The Spring Pond Beavers are financially destitute and are unable to pay for said representation -- so the State will have to provide them with a dam lawyer. The Department's dam concern that either one or both of the dams failed during a recent rain event, causing flooding, is proof that this is a natural occurrence, which the Department is required to protect. In other words, we should leave the Spring Pond Beavers alone rather than harassing them and calling them dam names.

If you want the stream "restored" to a dam free-flow condition please contact the beavers -- but if you are going to arrest them, they obviously did not pay any attention to your dam letter, they being unable to read English.

In my humble opinion, the Spring Pond Beavers have a right to build their unauthorized dams as long as the sky is blue, the grass is green and water flows downstream. They have more dam rights than I do to live and enjoy Spring Pond. If the Department of Natural Resources and Environmental Protection lives up to its name, it should protect the natural resources (Beavers) and the environment (Beavers' Dams).

So, as far as the beavers and I are concerned, this dam case can be referred for more elevated enforcement action right now. Why wait until 1/31/2008? The Spring Pond Beavers may be under the dam ice then and there will be no way for you or your dam staff to contact/harass them.

In conclusion, I would like to bring to your attention to a real environmental quality, health, problem in the area. It is the bears! Bears are actually defecating in our woods. I definitely believe you should be persecuting the defecating bears and leave the beavers alone. If you are going to investigate the beaver dam, watch your step! The bears are not careful where they dump!

Being unable to comply with your dam request, and being unable to contact you on your dam answering machine, I am sending this response to your dam office.

THANK YOU,

RYAN DEVRIES
& THE DAM BEAVERS