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Making an Offer

Once you have found a home that is right for you, it is time to make an offer.

There are 8 basic elements of an offer:

1.     Parties & Property Address & Legal Description

2.     Price

3.     Deposit

A deposit shows your good faith and will be applied against the purchase of the home when the sale closes.  Deposits are usually no more than 2%-5% of the purchase price. Deposits are then cashed upon acceptance of the offer by both parties, and held in a Real Estate Brokers trust account until closing.

4.    Standard Ontario Preprinted Terms

5.     Chattels - Inclusions and Exclusions

Items within the home that will be included in the purchase price such as appliances, fixtures or decorations (i.e. drapes, mirrors etc.) are referred to as chattels.  Do not assume that anything will be left behind.  If you want it, put it in writing.

6.    Closing or Possession Date

The date the title of the property is legally transferred and the transition of funds is finalized...the moving date!

7.     Title Search Date

The time given to the buyer's lawyer to search title of the property and to ask for documentation from the Sellers lawyer..this is usually 10 days to 14 days prior to possession date.

8.    Schedule A - Custom Terms and Conditions

This is the "meat" of the offer...this is where the offer is customized to meet your unique requirements.

Items to consider in your offer:



  • What are your conditions? Financing, property inspection, home insurance, well inspections, septic inspection, WETT inspection of fireplace, reviewing leases, reviewing income statements, sale of present home, etc
  • Timing of conditions
  • Size of Deposit (2% to 5% locally)
  • Is there a survey? A survey is not a requirement for closing a transaction, but it's nice to have
  • What fixtures are included? What Chattels are included? What are you going to ask for? What don't you want?
  • Selecting a moving date
  • Warranties, cleaning, other terms
  • If you are buying a condo, you should ask that it be conditional on your lawyers review of the Status Certificate







What is the Status Certificate?

Whether you are buying new or resale, the Seller or property management firm will be able to provide you with information on the status of the condo corporation, so that you can make an informed decision to purchase.  These documents are ordered during the conditional period of the purchase and may cost a fee of approximately $100.  The information package will include the governing documents including rules and regulations, an up-to-date Status Certificate, the most recent Reserve Fund Study and Technical Audit and the Operating and Financial Statements. It is recommended to have your lawyer review this documentation during your conditional period.

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