Lifestyle matching means finding the right property for you
From sea to sky, we are driven by nature. Inspired by the land, we see its diversity reflected in our people. Our stunning scenery, numerous facilities and cultural mosaic make Vancouver, Squamish, Whistler and Pemberton one of the best places to live in the world. The Vancouver 2010 Winter Games showcased Canada’s geography and culture to the world. Hosting the Games was a catalyst for positive, sustainable growth, resulting in a stronger Canada.
“Once driven by the investment aspect, recreational property sales are now largely motivated by lifestyle.”
Choosing a property is so much more than number of bedrooms, square footage , school district , and commute time. Finding the perfect property is a function of matching properties with your perfect lifestyle. You can count on us to listen and understand the quality, features and amenities that matter to you , and help you zero in on just the right residence - one that match for the lifestyle you want to lead . Think of us as “your real estate matchmaker” in our " Sea to Sky Corridor"."
We also understand how to develop and implement a “customize lifestyle marketing plan for your luxury residence” with a network of luxury real estate experts around the globe if you are thinking of selling your unique property.
Assistance most anywhere you want to buy.
Looking outside our local market? No matter where you want to buy - city or resort in-country or abroad - We can help you locate a knowledgeable professional trough our many international affiliations and contacts . Pick a locale, we'll find a real estate professional to help you. Locally, Nationally and Globally!
Think of us as your real estate matchmaker
Ursula Morel has been the President of FIABCI-Canada (Federation of International Real Estate) among the top RE/MAX Sea to Sky Whistler Real Estate agents and won awards including RE/MAX Hall of Fame and MLS Medallion Club. She is also a member of The Institute for Luxury Home Marketing with the achievement of the Million Dollar Guild (CLHMS),recognized as an "exceptional agent" in the Wall Street Journal and Barron's. Ursula Morel is specialized in Luxury Resort & Second Home Properties and licensed for Trading-& Rental Property Management Service. For the last 33 years Ursula (relocated from Germany and France) has been welcoming people to Whistler from all over the world. That welcome comes in three languages: English, French and German. Her strengths in negotiating as a CNE (Certified Negotiation Expert with international investors have made it easy not only to succeed locally but also to expand her activities globally as a CIPS member (Certified International Property Specialist) , RSPS member (Certified Resort & Second Home Property Specialist) and the TRC (Transnational Referral Certificate).
Ursula More of RE/MAX Sea to Sky Real Estate Whistler Receive New Exclusive
“Certified Negotiation Expert (CNE®)” Designation
Professional negotiation skills are a must for all real estate agents helping home buyers and sellers, especially in the current market
RE/MAX Sea to Sky Real Estate Whistler sold the highest priced home in Whistler since 2008. This $10 million sale indicates confidence in our Whistler market, and affirmation that Whistler is a place where people want to be. We're particularly proud of this one, as it demonstrates that RE/MAX Sea to Sky Real Estate Whistler has the tools to market your home to the global buyer and the expertise to handle your property sale so that both parties walk away satisfied.
Buying a Property
Ursula Morel at RE/MAX Sea to Sky Real Estate Whistler is dedicated to bring you information which will assist you in the purchase of your property.
1. Understand the Definitions used in Whistler's Real Estate
2. Working with a Real Estate Agent
3. What are the associated Costs for Buyers
4. What are the associated Fees for Buyers
5. What are the Financing Criteria
6. HST what is it and how does it affect the purchase of Properties
The Agent is the real estate company under which the individual salesperson who is representing you is licensed.
REALTOR often used interchangeably with Licensee, Real Estate Agent or Salesperson and in BC, is licensed under the Real Estate Act. A REALTOR can use the term REALTOR if he/she belongs to a local board or association that enforces a strict code of ethics.
The Buyer often referred to as the Purchaser.
The Seller often referred to as the Vendor.
The Principal is someone who has engaged an Agent to act for and on his/her behalf either to buy or sell a home.
Dual Agency occurs when a real estate agent is representing both buyer and seller in the same transaction. Since the agent has promised a duty of confidentiality, loyalty and full disclosure to both parties simultaneously, it is necessary to limit these duties in this situation if both parties consent. If you find yourself involved in a dual agency relationship, before making or receiving an offer both you and the other party will be asked to consent in writing to this new limited agency relationship.
This relationship involves the following limitations:
Zoning in Whistler
Phase One Units
Phase Two Units
Buying a home is probably one of the most important financial transactions you will make in your life. So, it is necessary to understand the kind of relationship you might be entering into with a realtor, from an Agency such as RE/MAX Sea to Sky Real Estate Whistler.
Your Relationship with the Agency
A realtor working for RE/MAX Sea to Sky Real Estate Whistler works within a legal relationship called agency. The agency relationship exists between you, the principal, and your agent, the company under which the individual salesperson, who is representing you, is licensed. The essence of the agency relationship is that the realtor has the authority to represent the principal in dealings with others.
Agents and their salespeople are legally obligated to protect and promote the interests of their principals as they would their own.
Specifically, the agent has the following duties:
When There Is No Relationship
However, if you choose to work with a seller's agent, that agent must still work within a manner which is legal and ethical. Their duty is still to provide you with accurate, honest answers to your questions, as well as access to all of these services:
A realtor who is not your agent cannot:
You should not provide a real estate agent who is not your agent with any information that you would not provide directly to his or her principal.
These are the costs that a buyer of real estate is responsible for:
1. Costs of Mortgage including:
2. Fire Insurance Premium>
3. Lawyer or Notary Fees & Expenses
5. Strata maintenance fees (if property is part of a strata corporation)>
6. Survey Certificate (if required)
There are fees associated with buying any home anywhere in world - here is a brief summary of the fees associated with buying a home both for residents and non-residents in Whistler:
1. Property Transfer Tax: This is a Provincial Government Tax that applies to all transfers of real estate and is payable on the completion date. The rate of the tax is 1% on the first $200,000 of the purchase price and 2% on the balance.
2. HST is a 12% tax that applies to the purchase of new construction and on the resale of accommodations that have been rented out for short term or nightly rental. The payment of the HST can be deferred if the new purchaser intends to use the accommodation for short term or nightly rental at least 90% of the time and s/he becomes a HST registrant.
3. Tourism Whistler Assessment Fees: These are quarterly fees payable to Tourism Whistler and are calculated based on the number of bed units (one bedroom equals two bed units) in the accommodation. If you are using the accommodation for personal use only and it is not available for rental more than 14 days a year, you may apply to pay a lower rate of this fee.
4. Insurance: Buyers are required to arrange insurance on single family residential accommodations, and liability and contents insurance on strata-titled properties.
5. Condominiums: Of special concern to condominium purchasers, there will be monthly maintenance charges, and the Strata Corporation is also entitled to levy special assessments for extraordinary expenses if necessary.
1. Withholding Tax on Rental Income: You may obtain an exemption from the 25% non-residents are required to pay to Revenue Canada by filling out a simple form called an NR6, explaining that the projected rental income is less than the anticipated expenses associated with the property. After filling out this form, you must also file a tax return with Revenue Canada.
2. Execution of Mortgage Documents: Once the borrower has signed a commitment letter with the lender, the lender will instruct a lawyer or notary to draw the mortgage security. These documents must be couriered to the borrower for their execution in the presence of a notary public. What this means to the buyer is simply that sufficient time be allowed to courier the documents as faxes or other methods of transmission are not possible in this case.
3. Methods of Payment: It is recommended that the purchaser open a bank account in Whistler for the transfer of funds. The balance of the purchase price must be paid by certified cheque or bank draft in Canadian funds. Since exchange rates fluctuate from institution to institution, from day to day, and depending on the amount to be exchanged, it is important to research this before the completion date.
4. Completing the Transaction: It is critical to complete transactions on the designated completion date in British Columbia. The vendor has the option of cancelling the contract of Purchase and Sale should the funds not be paid on the stipulated completion date, and is entitled to retain the deposit. It is not uncommon for vendors who wish to continue with the transaction to demand interest or additional charges for extensions for late completion.
5. It is important to note that some rules are different in Canada and you should be aware of them.
Higher Valued Properties
1. For a property valued at or below $500,000, the conventional down payment of 25% is required.
2. For the next $250,000, the down payment amount shoots up to 40%.
3. For the next $250,000, 45%, and then 50% of the remainder.
4. For example, with a purchase price of $800,000, the maximum mortgage allowed is $552,500. This applies to Canadian residents only, either owner occupied or investment properties.
1. For the first $400,000, a down payment of 35% is required.
2. For the next $300,000, a down payment of 45% is required,
3. Then 50% for the remainder.
It should be noted that lending policies at Canadian institutions vary considerably. If you are interested in the exact situation that addresses the property you are considering, please contact our mortgage broker Michele Ellis, Global Mortgages 604.905.9063.
How does HST work?
The payment of HST can be deferred if the new purchaser is going to continue to offer the property for short term or nightly rental for 90% of the time and becomes a HST registrant. Becoming a HST registrant is a straightforward procedure of completing four forms. Once you are a HST registrant, you are entitled to claim credits for the HST that you pay, for example on legal fees, property management fees, and utilities such as electricity, gas, cable and telephone. You are then required to charge, collect and remit GST on the nightly rentals, which in some cases may be done through your property manager. You will be required to file an annual GST return as well.
HST on New Homes
HST on Resale Homes
HST and Real Estate Deals
Buying a home is an exciting and complex adventure. It can also be a very time-consuming and costly one if you're not familiar with all aspects of the process, and don't have all the best information and resources at hand.
One of my specialties is representing the best interests of Sea to Sky area buyers throughout the home buying process. My comprehensive, high-quality services can save you time and money, as well as make the experience more enjoyable and less stressful.
If you're like most people, buying a home is the biggest investment you will ever make. So whether you're buying a starter home, your dream home or an investment property, why not take advantage of my experience as a local market expert for the sea to sky to make the most informed decisions you can, every step of the way?
The following articles provide useful information and are a great place to start if you're considering buying a home.
|How to choose a Neighborhood for Your Home Search||Why use a Realtor When Buying a Home?|
|How to Choose a Home||Home Inspections Avert Future Headaches|
|Take Charge When Buying a Home||The Basics of Making an Offer|