Experience the true meaning of “Home sweet Home”.

Tucked away in this enclave of Hawthorn sits a grand home of distinction. Built by acclaimed architect Beaumont Jarvis in 1904, this tastefully renovated 5 bedroom home offers a lifestyle of luxurious comfort, perfect for a large family. Enjoy the serene backyard with gunite pool bordered by rockery and soothing waterfall.

Stroll to Craigleigh Park and Park Drive Reservation Lands with Fido. Quick walk to Castle Frank subway. Minutes to private and public schools, the popular Summerhill Market, Danforth, and Yorkville.

A few features include a spacious formal living room with wood burning fireplace; a grand dining room perfect for large family gatherings; newly renovated gourmet kitchen with cathedral ceiling and skylights; family room off the kitchen with a walk out to stone patio and a breathtaking backyard oasis – totally private!

Elegant mix of modern comfort and traditional charm. Beautifully renovated kitchen with Brazilian granite, bright and spacious principal rooms, master retreat with sitting area and ensuite, hardwood floors throughout and countless updgrades including three new baths. Finished basement with 3 piece bath.

Located just steps from Davisville subway, Yonge street shopping, restaurants, and the Kay Gardiner beltline. Immediately across the street from Oriole park, where dogs, children, and baseball teams come to play!

Move in and enjoy midtown convenience!

The conversion of the rental condo townhouses entailed a complete makeover of the existing units while maintaining the uniqueness of each. No two homes in the collection are alike.

My client was the first to buy in this community of 23 others. Graced with beautiful grounds and numerous alcoves of condos, it was a new place for Rosedale downsizers to come and feel at home.

My client’s unit was a 3 bedroom, 3 bathroom, 3 level space with top-of-the-line finishings, close to 2000 sq. ft. in total. It had an attached garage for 1 car, a finished basement, and a patio for a barbeque and table – a real bonus, since most don’t have any outdoor space.

It was perfect for my client. He was downsizing from a large Rosedale home, and needed something where he could hang his hat for those few months while he was in the city. The price tag? $1.3 million.

My client was also the first to sell….and that we did in January 2012. Pricing wasn’t easy, as there were no comparables in the complex, so we had to look at similar spaces
in the Rosedale neighborhood. Long story short….it was priced at $1.595 and sold for $1.617…..2 people wanted it at the same time…you know that story.

Result: One disappointed buyer who didn’t get the home, one happy new homeowner, and one very happy client…a bit remorseful about having to leave this gorgeous home….but moving on to his next adventure. The other owners in Ancroft Place were also very happy….as now the bar has been set!

A title search is used to find out if there’s anything of importance the buyer needs to be aware of regarding the property. These things include (but are not limited to):

• Liens that need to be paid off once the deal is closed (mortgages, back taxes, mechanic’s liens, etc.)
• Restrictions and allowances (real covenants, easements etc.)
• Any recorded legal rights. For example if a neighbour had been given permission to park in the driveway, or if the city owns parts of the property (hydro wires, water pipes, etc.)

These searches are often outsourced to a title company or attorney, due to the fact that this type of inspection can be quite exhaustive.

Title insurance is there to protect the buyer from any problems with title that could arise after the sale. As in-depth as those title searches can be, the reality is that sometimes, things get missed. Insurance will ensure you against any financial losses from deficiencies in the title or property and any unknown mortgage liens.

In order to obtain title insurance, the insurer will go through the records to document a chain of title and detect any claims that are on record. If anything is found, the insurer then works to remedy these before providing a policy.

Title insurance, which ranges in price from $500 – $1500 depending on the value of the property, is a necessary investment to protect you when purchasing a new home.

Borrowing a page from some of the best luxury boutique hotels around the world, Boutique is utterly chic and downright spectacular. With a sleek and contemporary sensibility, the towering, glass-encased 35-storey loft-style building features some of the best layouts, finishes, and condominium amenities in Toronto. From the gorgeous lobby that greets you to the stunning suites designed by ZAS Architects and adorned by Cecconi Simone Interior Design, you know you’ve arrived at one of the best addresses in Toronto.

Situated at 21 Nelson Street at the corner of Simcoe Street, Boutique is at the forefront of the best that Toronto’s downtown has to offer. Close to the booming financial district and steps to the exhilarating entertainment district, Boutique offers its residents proximity to the city’s pulse.

Enjoy 1,000 sq. ft. plus a 330 sq. ft. terrace! This one bedroom plus den two storey loft penthouse features 9ft. ceilings, exposed brick, and wood flooring throughout as well as in suite storage, an over sized locker, and a premium parking location. Stainless steel appliances and pot lighting, over sized shower, and central air conditioning. Amenities include a counter current exercise pool, large terraces and a stunning rooftop lounge with two patios. Gym, cardio theatre, weight room and yoga studio are at your fingertips. Enjoy the outdoor plunge pool, or relax in one of the private white cabanas while you BBQ. You can also take advantage of the fabulous fire pit! Boutique is the perfect condo for young professionals!

Also available unfurnished for $2750.

Here are a few things to be aware of:

• What space are you renting out? Have you converted your basement into an apartment, and if so, did you do it legally? This is crucial when it comes to having a rental unit. Permits are required, and failure to obtain one can become a sticky situation. You may have to pay a fine, or even take apart all the work you did.
• Fire safety is also of the utmost importance. An inspector needs to come in and ensure that the space is up to code. Some of the necessary requirements are two exits, smoke and carbon dioxide alarms, and high ceilings. Find out everything thats required here: http://www.firesafetycouncil.com/english/pubsafet/apartments.htm
• You need to inform your insurance company if you get a tenant. Your premiums may go up, however it’s worth the peace of mind knowing that if anything happened, you’re covered. Your tenant should also get their own content insurance. Make sure you’re protected no matter what happens.
• Rent is taxable… and there are other fees involved as well. Painting, electrical, repairing appliances… these are all issues that landlords face on a regular basis. Which brings up another important point:
• Can you do repairs? You may need to unclog a toilet, change a lightbulb, or be faced with more complicated tasks. What if there’s an electrical short, or a small flood? Would you be able to handle these repairs? If not you’ll need someone on call who can.
• Is your rental unit desirable? Is it sound proofed? Freshly painted (preferably neutral)? To attract a long term, responsible tenant, the place should be nice enough that the potential occupant could see themselves living there for awhile, which is good for you. Having to continually find new tenants is time consuming and costly.
• Be aware of your rights as a landlord. Tenants have many rights, as they should. No one wants to feel like they could be kicked out of their home at a moments notice. On the other hand, a tenant can leave before the lease is up by giving two months notice. Your best bet is to become familiar with the Residential Tenancies Act, which you can find here: http://www.e-laws.gov.on.ca/html/statutes/english/elaws_statutes_06r17_e.htm
• Know what your place is worth. It’s beneficial to consider bringing in a real estate agent. For a small commission, usually 1 months rent, they can assist you with the price, marketing your unit on MLS, and making sure that your potential renter passes a proper credit check.

Having a tenant can be beneficial; you can have some extra money in your pocket, the added security if you live alone, and someone who could potentially help you when it comes to looking after the place while you’re away. It’s not unheard of to have an agreement where your tenant could water the plants while you’re out of town and vice versa. However, knowing your rights as a landlord and being prepared for circumstances that can arise is in your best interest.

Once the homes are built, they are transported piece by piece to the location and put together in a way that looks similar to building with Lego blocks. The benefit of this? These homes consume less waste! By building in a warehouse, less excess material is made and any that is created gets efficiently recycled. In addition, the builder does not face any environmental influences when it comes to building the homes that would happen on site. This makes for a more efficient, streamlined building process.

Nexterra works closely with Living Homes for the style and construction and with green interior design companies to ensure that all the countertops and finishes are up to environmental standards. Yet, they’ve also kept up with the Canadian standards we require: All the windows and sliding doors are argon glass insulated, and the heating and cooling is geothermal technology.

So how much for a modern, sustainable home in the city? Looks like $1.7 million for a three bedroom home. Check out the pics and let me know what you think!

http://www.nexterra.com/photo-gallery/

That being said, a kitchen is an integral factor in the purchase of a home. However, updating your kitchen can be an expensive, time consuming task. So here are some tips on renovating your kitchen on a budget:

• When in doubt, paint it white. This is a quick and easy fix. White helps the kitchen look clean and streamlined, while helping the potential buyer envision what they would like to do to personalize it.
• Update your back splash. There are many options now (especially in glass) to help give your kitchen a little personality.
• Take a look at your ceiling. Consider the lighting in your kitchen. Although lighting can be a bit expensive, it will definitely change the mood and give your kitchen an entirely different feel.
• Add glass to your cabinets. It’s amazing how a little glass can really clean up and modernize a kitchen.
• Don’t be afraid to put nice furniture in the kitchen. This creates a formal atmosphere and gives the appeal of dining in your favourite room.

So a little work can really make your kitchen a stand out and make the difference between a good house and a fabulous one!

If you’d like some recommendations on who to use and where to go for tiles, lighting etc., please call me….I have a whole list of resources I’d be happy to share with you.

It’s very important however to make sure that you’re at the top of your game when it comes to the final days of either selling or buying a home. In order to make life just a little easier during those days, here’s a checklist of what you need to do in both scenarios:

Buying a home:

• Have your cable and telephone providers ready to install right after closing.
• Your movers should be scheduled to come later in the day after the previous occupant has moved out. If you’re moving into an apartment or condo, arrange for an elevator with the management.
• Your pre-closing inspection should be planned just before closing. This way you can ensure that the property is in the same state as when you signed the offer.
• Get title insurance! Talk to your lawyer to make sure this is completed. It’s very important to protect you from any deficiencies in the title property or any unknown mortgage liens. You should also discuss how you will be taking title of the property.
• Arrange for property insurance. In a condo, it’s important to protect your contents and any liability. Fire insurance is crucial when purchasing a home.
• Have the utility company check the meters when you close, so you’re not responsible for any previous charges.
• Find out what, if any, deductions you will be incurring from the bank, and ensure you have the money ready for closing. This generally happens if you get a mortgage for less than 20% down.

Selling a home:

• Arrange your movers for the morning, and try to have everything completed by 5pm.
• Have all utility meters read on the day of closing so you don’t incur any charges afterward.
• Contact your cable and telephone company to arrange to have your service moved or cancelled upon closing.
• Make sure you have given your lawyer a copy of the deed, survey, mortgage and any property tax bills. You should also give one set of keys to your lawyer a few days before closing.
• Once the deal is closed, cancel your home insurance policy. If you plan on leaving the house vacant for at least 30 days before closing, notify your insurance company so that you’re covered if anything happens.
• If you’re considered a non-resident of Canada (Which means you’ve lived outside of the country for more than 183 days), you will need to obtain a certificate from the Canada Revenue Agency for any income tax payable. Otherwise, the buyer can hold back 25% of the sale price until you receive it. Make sure to discuss this with your lawyer as soon possible as this can take up to two months to complete.

Keeping a checklist on hand for all the little jobs you need to complete can help make your transition smooth, not to mention protecting yourself financially. If you require any further assistance with the purchase or sale of your home, please contact me. I would be happy to help.