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Purchasing with 0 down,                                  Bank Rates,                   
School Locator,                                                School Cancellation Directory,

                                   Rent Control Guide Lines,                       
Buying on assignment,                                     Tax sale properties,                                                    Mississauga Condo Directory,                           Boundary Maps,                                                                New Provincial Government program for First Time Buyers $10,000,
2009 Federal Budget incentives for First Time Home Buyers,                 
Harmonizing of GST and PST,                          Lease to Own Program





In today's competitive real estate market, timing is everything. Many good homes are sold before they are even
advertised. Beat other home buyers to the hottest new homes for sale with our New Listings Notifcation Service. We can offer you priority access to new listings before they appear on the public mls system.

We enjoy helping our clients purchase their homes in Mississauga, Brampton, Oakville, Milton, Toronto and beyond.

Joining the ranks of hundreds of families who realize that home ownership offers a number of rewarding benefits including building equity, saving for the future, and creating an environment for your family.  When you own your own home, your hard-earned dollars contribute to your mortgage. The equity you earn is yours.  Over time, your home will increase in value.  

We'll take you through the planning process step-by-step, to help you determine which home is right for you.  You'll find a host of informative articles on mortgages, viewing homes, the offer, closing details and moving. We will guide you through the specific requirements that banks have for purchasing a home with

Although the Federal Government has cancelled the zero down program, we have a lender that is still offering this program for our clients. Please feel free to contact us for more information on this mortgage product.

We will walk you through each step of purchasing a home; from helping you  Locate a Home,  show you the home, pointing out all the features, evaluating home sales in the area to help educate you on prices, explain the "Offer Process" and what is involved. We will explain the importance of speaking to one of our mortgage brokers, to get pre-approved for a mortgage. 

We will also review the importance of a  Home Inspection  to help protect you from any hidden structural defects that the home may have. Finally we will also explain typical  Closing Costs  when you are purchasing a home.

Please contact us if you have any questions about buying/purchasing a home in Mississauga, Oakville, Milton, Brampton, Toronto, and the GTA. We are your relocation team for anywhere in North America and beyond.

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Brampton                   Caledon                       Mississauga:           Orangeville        Toronto 

York Region                          Oakville, Milton, Acton, Burlington,and Georgetown




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City Below:

Brampton                     Mississauga          Toronto                 York Region 

Oakville, Milton,
Acton, Burlington,
and Georgetown


Definition of a Tax Sale Property
A tax sale property is the sale of a property by municipal or government tax authorities. Usually in cases where the homeowner has failed to pay property taxes and is now in arrears. The sale of the home can be held by public auction, public tender or by sealed bids.  Usually, the purchaser acquires nearly clear title and immediate possession of the property.  Just like Power of Sale homes, the purchaser's right to possession of the property may be postponed in order to enable the delinquent taxpayer a specified period of time to repay the tax. 

With any investment, there are risks involved. The proceeds of the sale are used to pay back all of the unpaid taxes and expenses that were incurred in listing the property. Any balance, is given to the delinquent taxpayer.

Occasionally, when taxes that are due on a property remain unpaid, the tax authority at public auction, sell the "lien" obtained against the delinquent taxpayer's property. The successful bidder can then convert this lien into ownership of the property if the delinquent taxpayer does not pay the taxes that are due within a specified redemption period.

In Canada, tax sales occur in every province. In Ontario, the process is as follows:

Process for purchasing a Tax Sale Property in Ontario
Tenders must be submitted in the prescribed form and must be accompanied by a deposit of at least 20% of the tender amount in the form of a bank draft, certified cheque or money order made payable to the municipality or board.

The municipality that is selling the property will not make any representations regarding the title or to any other matters relating to the land(s) to be sold.  Responsibility for researching these matters remains with the potential purchasers.

The Municipal Act, 2001, governs all tax sales and the Municipal Tax Sales Rules made under that Act. The purchaser is required to pay the amount tendered plus any other accumulated taxes, land transfer tax and possibly GST. Typically, the municipality does not have any obligation to provide vacant possession to the purchaser.

Interestingly, if the Municipality, were to foreclose on a property, all of the mortgages owing on that property would be automatically cleared from the title.  That is why mortgage lenders insist on verifying that the taxes are paid.

Most governments do not want to deal with the expense and hassle of foreclosures.  That is why they opt to sell the tax defaults.  The government recoups its tax revenues immediately, by selling the past due tax certificates.

The property owner is given many opportunities to pay the taxes due in full in an effort for them to keep possession of the property; before there is a sale of property.

The City or Municipality is only interested in recovering the outstanding taxes, they typically offer the owner many opportunities to bring the taxes up to date and if arrangements for payment have been made between the owner and the city, the tax sale of an advertised property will be cancelled.

Occasionally, no one bids on a property. Some reasons for this could be:

There might be an easement on the land and the building on it is restricted, the property may be too small so that you can not build on it. The property could be land locked and is not accessible, zoning of the land could limit its use, the property may be in such disrepair that it is not worth the taxes owed. 

In most situations the city or municipality may try to identify any restrictions so that bidders are fully aware before they bid and commit their 20% deposit; as the deposit would be forfeited should the bidder not close the sale.

Where the tax sale has does not have any bids, the City has one year from the first failed tax sale to decide if the City wants to vest the property to itself.  The city will have to review and analyze any and all concerns regarding the safety of the building as well as any concerns as to contamination to decide if the city should assume any risk by putting the property in the City's name. 

If the City has decided not to vest the property they may issue another request for offers and accept much less than the taxes owed.  These types are properties where the taxes owed are much more than the assessed value.  The City also has the option to do nothing with the property and then start the whole tax process again on that property.

When a property does get sold at the tax sale, the minimum price bid for that property must be at least for the taxes owing. Where the bid was for more than the taxes owing the balance goes to Provincial Court as well as any other creditors that were registered on title.

The Real Estate Department is responsible for any properties where there are not any bids, and the property is vested to the City. They will work with transferring title to another government agency, or the city may acquire the property for its own use. The Real Estate Department may market the property and attempt to get the best price for the property. Most likely, the city will market the property on the MLS.

Often, real estate properties will first end up as a power of sale and the lender will sell the property before it becomes a tax sale property.  Most tax sale properties are usually vacant lands or if there is a building on it, the building is usually in very poor repair and adds little to no value to the property. 

The outstanding taxes are paid first, even before the mortgage, but typically it is the lender that sells the properties in Ontario.  Municipalities may sell when it's only bare raw land and there may or may not be any mortgages on the property. 

You must do your homework as well as due diligence before you consider purchasing such a property.


Assignment of a Sale

The Assignment of Sale is just the assignment of a sales contract that two parites entered into at an earlier date.

This is the transfer of the right to purchase a property from the original purchaser to the new purchaser. It is not the transfer of the property.

An Assignment of sale is more common during the construction stage of many new developments and allow an original purchaser the opportunity to resell their right to purchase a property before having to complete the sale of that property.

Seling on Assignment
The first step to selling on Assignment is to clarify the terms of the original contract that you have entered into. You
require to confirm the details of your eligibility to assign the contract. In most cases the developer may have some administration fee charges and or other restrictions on when or how an assignment may take place.
If you are permitted under your contract to assign your original purchase agreement; then you may do one of the following:

  • You may find a Buyer on your own. In this case you would be responsible for all costs relating to contract preparation, advertising, showing of the property, etc.
  • You may hire a licenced real estate company to handle the contracts, advertise, show the property, etc.

Any administration charge(s) and/or restrictions that may be in your contract can/will be enforced regardless of the manner in which you assign your property.

When Selling an Assignment of sale, it is recommended that you seek independent legal and financial advice as this can be a complex transaction.

Buying an Assignment

When Buying an Assignment of Sale, it is quite different than your regular real estate transactions. In this transaction you are only purchasing the contract from the original owner of that contract and assuming all of their rights and obligations.

Example of an Assignment

Original Purchase Price:$300,000 (as agreed upon in the original Contract of Purchase & Sale)

New Purchase Price: $350,000 (as agreed upon by the original owner and the new owners)

Difference /Assignment Fee: $50,000 (paid to the original owner of the Contract of Purchase & Sale)

Once the Assignment Fee has been paid by the new owner to the original owner; the new owner is then pays the original purchase price of the property as per the terms of the original Purchase and Sale Agreement to the developer.

The Assignment of Sale contract is not as simple as the above example. When entering into an Assignment it is important that both the original owner and the new owner seek professional advice. Let work for you and make your buying or selling experience easy and stress free.

For more information on Assignment of propeties, please give us a call.



 The following map will help you to locate your new home by district.

Detailed Boundary Maps of Mississauga by District. If you would like a map not shown below, please let us know and we will e-mail you a link.

For your convenience, we have collected TREB Boundary Maps and have made them available for you.  These district maps will help you identify the boundaries that Real Estate Representatives/Brokers use to do their searches with.  Use these maps in order to help you better describe the area you want your next to be located.







First Time Home Buyer’s have Three (3) Government Programs to Stimulate the Housing Industry

First-Time Home Buyers’ Tax Credit
A new non-refundable tax credit based on an amount of $5,000 for first-time homebuyers that purchase a home that closes after January 27th, 2009. The credit is based on the lower personal income tax rate for the year and must be claimed in the same taxation year to qualify.

A first-time homebuyer is an individual and/or their spouse/common-law partner who are purchasing a home for the first time or have not owned a home in the previous four (4) calendar years. Both individual’s must intend to occupy the home as a principal residence.

Home Renovation Tax Credit
This a temporary 15% Home Renovation Tax Credit (HRTC) and will provide tax relief to an approximately 4.6 million Canadians. The HRTC program will provide employment opportunities for the trades people, encourage investments in Canada's housing stock, and will boost sales for companies that produce and sell building products.

The HRTC will apply to eligible home renovation expenditures for work performed, or goods acquired, after January 27, 2009 and before February 1, 2010, pursuant to agreements entered into after January 27, 2009.

The 15-per-cent credit will provide Canadians with up to $1350 in tax relief on expenditures that range between $1,000 to $10,000.

RRSP-Home Buyers’ Plan Enhanced
Homebuyers can now withdraw up to $25,000 tax free from their RRSP’s to buy or build a first home. This was increased from $20,000.

This program allows the withdrawal of up to $25,000 from a registered retirement savings plan (RRSP) to purchase or build a home for the new homebuyer or for a related person that has a disability.

Harmonization of PST and GST

Ontario Premier McGuinty has publicly admitted that the provincial government is considering combining the Provincial Sales Tax (PST) and the Federal Goods and Services Tax (GST) into one harmonized sales tax.

This harmonized sales tax could increase the cost of all new homes constructed because of the addition of the cost of PST on top of the GST.

The harmonized sales tax could also result in PST being charged on other various real estate related services that are currently exempt from PST. This can include: REALTOR® commissions, legal fees, appraisals, home inspections and other services.

The harmonized tax will impact consumer spending and hurt the economy even further.

The following are some of the areas that will be subject to the HST:

1.        Real Estate Commission
2.        Legal Fees
3.        Chattels
4.        High ratio insurance premiums (CMHC)
5.        Fire insurance premiums
6.        Home inspection fees
7.        Moving costs
8.        Appraisal fees
9.        Surveys
10.      Title Insurance


****Please note HST will NOT apply on the monthly maintenance fees for residential condominiums.

On the purchase of a new home from the builder, never having been occupied, there will be HST payable. The buyer, however, will be able to take advantage of a New Housing rebate up to an amount of $24,000.

On the sale of new homes, the date of the Agreement is important. Generally, sales of newly constructed or substantially renovated homes under written agreements of purchase and sale entered into on or before June 18, 2009 would be grand parented, such that these sales would not be subject to the provincial portion of the single sales tax where both ownership and possession of the homes are transferred after June 2010. Therefore, if the Agreement of Purchase and Sale was entered into prior to June, 2009, then there would be no further implications regarding the HST.

When you are deciding to purchase a home, you need to consider the style of home that meets your needs and requirements.

To help you decide the following link about architecture will help you to determine; Housing styles, definitions, pictures, and explain the different home styles (Bungalow, split level, side split, back split, multilevel and more).

Mississauga Condo Directory- To help you to locate a condo within Mississauga.


  • Applewood Place Condos, 1333 Bloor St
  • Granite Gates Condos, 1800 The Collegeway
    Canyon Springs Condos, 1700 The Collegeway
  • The New Yorker Condos, 2581 Confederation Pkwy
  • The Fairways Condos, 1400 Dixie Road
  • The Ovation Condos, 3880 Duke of York Boulevard
  • City Gate Condos, 3939 Duke of York Blvd
  • The Kingsmere Condos, 880 Dundas Street West
  • Queenscourt, 362, 364, 366 The East Mall/ 2 Valhalla Inn Road
  • The Esprit Condos, 50 Eglington Avenue
  • No. 1 City Centre Condos, 1 & 33 Elm Drive West
  • Towne II Townhome, 55 Elm Drive
  • Enfield Place Condos, 265 & 285 Enfield Place
  • The Carlisle Group Condos, 115, 145 & 155 Hillcrest Avenue
  • Oblisk I Condos, 3590 Kaneff Cres
  • Place Four Condos, 3650 Kaneff Crescent
  • Place Royal Condos, 3695 Kaneff Crescent  
  • Place Avant Condos, 3700 Kaneff Crescent
  • Towne Townhomes, 3605 Kariya Drive
  • The Skymark Towers Condos, 25 & 35 Kingsbridge Garden Circle
  • The Park Mansion Condos, 45 & 55 Kingsbridge Garden Circle
  • Lyndwood In The Park Condos, 3100 Kirwin Avenue
  • The Colony Condos, 180 Mississauga Valley Blvd
  • Sherwoodtowne Condos, 4235 Sherwoodtowne Blvd
  • Anaheim Towers Condos, 4185 & 4205 Shipp Drive 
  • Odyssey Condos, 250 Webb Drive
  • Club I Condos Condos, 300 Webb Drive
  • The Monarchy Condos, 325 & 335 Webb Drive
  • The Platinum Condos, 350 Webb Drive
  • Conservatory Group Condos, 400 Webb Drive
  • Phoenix Condos, 550 Webb Drive



First Time Home Buyers living in Peel may be eligible to receive government assistance up to $10 000 for a down payment.
The Ontario Government has designed an Affordable Home Ownership Program to help provide low-to-moderate income residents who are currently renting the opportunity to qualify for down-payment load assistance when they buy a home in Peel Region (which covers Brampton, Caledon and Mississauga). 
This program will assist eligible applicants who have a total annual income of $75,800 or less and a purchase price that does not exceed $247,000. Qualifying applicants can receive up to a maximum of $10,000 in assistance.
Who Qualifies for this Government Assistance Home Ownership Program? Applicants must be:
18 years of age or older, Not own or have an interest in another residential property, Using the home as the sole and principal residence of the purchaser, Currently be renting and looking to buy a sole and principal residence
Having a total household income not exceeding $75,800, Obtain a mortgage and demonstrate sustainability
Participants may not include anticipated rental income from a portion of the property in order to obtain a mortgage
Able to pay all additional closing costs, Able to supply all necessary documentation to the Region of Peel

Terms of the Loan:
The down payment loan is for a 20-year period and no interest is charged if:
The home remains the sole and principal residence of the owner, cannot be rented, leased or sold in the 20-year period. On the 20th anniversary date of the agreement, the loan is automatically forgiven provided there has been no default.

Repayment of the loan is required when: The home ceases to become the sole and principal residence of the owner, or is sold before the 20-year affordability period.
In the event that the home is sold before the 20-year affordability period, and there is a value increase, the down payment loan must be repaid plus five per cent (5%) of the capital gain (appreciation). If the home is sold for less than the original purchase price, the owner does not pay appreciation and the principal is forgiven (the sale must be at fair market value and must be an arm’s length transaction).

This Loan applies to: Detached, semi-detached, townhomes and condominiums. Duplex, triplex, mobile homes, and New Homes do not qualify. Please give us a call if you would like more information. 


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