Buying a Home London Ontario & Area

    Did you know  that in some of the top neighbourhoods in London Ontario, some homes are selling in a day or two , and then, there are still some homes that are dramatically overpriced?

                   Buying a house London Ontario  


  3 very important questions you may want answered before you make a decision.

  • What is the property worth in today’s market? (most important)
  • How flexible is the seller on the asking price? (very important)
  • What’s wrong with the property? (extremely important)


 All Houses & Condos For Sale on MLS            Search MLS London Ontario

 Did you know you may NOT be seeing all homes for sale with the email notifications from the various home search websites you are registered with? We have access to properties for sale that are not listed for sale on MLS. (Home owners have asked us to help them sell, but there’s a few days lag time before they are searchable on MLS or they are doing a few bits of tidying up.

  How about  a process that puts you in the driver's seat? We like to take the time (which will save you many hours later and frustration)  to understand your individual needs by creating a personalised “property profile”.  We have an extensive network of contacts that clients have said have saved them  days and even weeks of searching.

   Our contacts open doors .

Sutton Group Envelope Real Estate Opens Doors           

  Buying a property is usually the most expensive purchase you will make in your life and it’s not something you do every day of the week (unless you are like me and do it daily).                     

  Our inovative Dedicated Buyer Program provides an objective and unbiased view on the property’s true worth and removes the emotion from the buying process. This coupled with expert negotiation skills means our clients  save thousands of dollars. Remember:

  "Price is what you pay, value is what you get" Warren Buffet

  Again, when you engage in our Dedicated Home Buyer Program, we take the time up front to understand your needs, reviewing your criteria and designing a strategy to meet your goals. We then , ( at no cost to you, we only get renumerated AFTER you have successfully taken possession of your home) undertake an extensive research to match your purchasing criteria with properties for sale. We even have have access to many properties that may never appear on the open market (sometimes called “exclusive listings” or "pocket listings").

  Our full search service includes:

  • Initial consultation to listen to your wants, dislikes, must have's and would like to have

  • Unprecedented  market research tools that most other companies have never even heard about.

  • Discretion, confidentiality and our work ethic.

  • Access to our support services such as  legal, home inspection, movers, trades people, property management etc. 

  • We are never too busy because when you work with us as a buyer, not only will you have a professional experienced Realtor to help you ( extensive training and work ethics), we have a closing coordinator, three office administrators, an inside sales associate and a marketing specialist.

  • We all follow this great quote from Jack Bergman: " There never is enough time to do it right, but there is always enough time to do it over!"

​ Ty Lacroix Broker of Record                             Sutton Group Envelope Real Estate 100% Canadian

  We can also refer you to my  network of trusted real estate companies all across Canada,even some cities in the US.


                       professional in every way

          Actually  Buying a Home in London Ontario and Area

   Buying a home in London Ontario and area is exciting but can be time consuming and expensive. It can be an emotional roller-coaster ride that sometimes can end in frustration. To buy a house or a condo requires weeknights spent searching for new listings, phone calls to agents and driving around every weekend inspecting properties. It’s an exhausting process for most home buyers!

These 11 questions you may want answers to when working with a real estate person will determine how well your purchase goes! In fact, these questions clients have told me was worth a minimum $5,000 to them!

   What About?

  • Feeling overwhelmed, frustrated, or simply tired of searching for London area real estate?

  • Missing out on homes several times or perhaps spent wasted money on building inspections or other services?

  • Confused by the asking price and the ending sales price?

  • You’re not sure which London neighborhoods may be the best for you?

  • Getting honest advice and help to remove the emotion from the buying process?

  • How do you compete with other buyers in the London Ontario real estate market?

​                frustrated buyer

  Multiple offers?

  When you make an offer on a home here in London, a few quick tips.

 Our local London real estate market has picked up, and the fact is, in some neighbourhoods and price points, there are not enough homes to meet demand.

  But when you are thinking of making your first offer to purchase, we have seen quite a few mistakes specific to buying London area real estate.

  In many situations, you’ll be in a multiple bidding situation where there are several other people submitting offers on the same home as you.

  So, how do you navigate the waters to get this home, without paying too much?

  By leaving your emotions at the door, we have found that emotional attachment and fear of loss are the reasons for overpaying and all the more reason to work with seasoned experienced Realtors

       Where in Ontario Do We Work?

   As the owner and Broker of Record of the real estate brokerage , I and my associates  cover all of London and South West Ontario. We am licensed in the Province of Ontario and can refer you to our huge network of qualified real estate professionals across Canada, Florida, California, Arizona, North and South Carolina!

     What’s the cost?

   99.8% of the time we are paid by the listing real estate brokerage which is disclosed to you up front at all times in writing and verifiable.

   There are no upfront fees, hidden fees or retainers,  we only get paid once the property you choose has changed hands. In other words, if we don't perform, we don't get paid! 

  We call it our success fee! We get paid only after you have successfully and happily purchased a property that we have worked hard to get for you.

       We Work hard for you

   See our client reviews 

        Frequently Asked Home Buyer Questions:

  What am I getting for my money that I cannot achieve myself?

   Buying quality real estate in London Ontario and area is not a part time task. As professional  Realtors, we work for you day in, day out to find the right home for you. We will listen to your needs and will provide you with independent advice to confirm your decision. We understand local market values intimately. 

    Will you listen to my needs? 

    Of course – listening is the most important aspect of any relationship, that is why we have two ears  and one mouth, to listen twice as much more than we speak.

                  we listen


    How will know you really understand my requirements?  (How could you possibly know what I want?)

 This is a common fear of most buyers. We spend a considerable amount of time asking about your needs and wants BEFORE starting the search process. 

  Can you find me properties not listed on MLS?

   Of course, our research team can find real estate that is for sale by relentless searching of every real estate site available, plus social networks and print media.

  Why You?

  We guarantee not to waste your valuable time sending you or showing you inappropriate properties. We deflect all the stress and detail and save you days or even weeks of endless searching. 

  With our guidance, you will save time, money and stress in the purchase of your next home. You will gain access to more properties, be better informed about comparable sales and understand the true value of each property.

 Because we are not the smartest, prettiest, largest, fanciest or rich, we just work harder than most!

                we compete

   What is the process and how long will it take?

  Once you are comfortable with us and we with you , we will conduct a thorough research and then present you with a shortlist of homes.

  If you wish to pursue any of the chosen properties, I then conduct a full valuation of the property and negotiate on your behalf. The decision to buy is then yours. I am committed to finding you the right home, no matter how long it takes. 

  What is the difference between a buyers’ agent and a selling agent?

  The key difference between a buyers’ agent and a traditional selling agent is who they represent. A buyers’ agent works exclusively for the buyer, whereas the selling agent works for the vendor (seller). By the way, lawyers cannot represent both the buyer and the seller, why then, are Realtors able to?

  How will I know what the property is worth?

  We conduct extensive due diligence for  clients on recent sales and have access to a comprehensive database of all past sales. We discuss the positives and negatives of each  property. Using this information, together with information on the state of the market provides our clients with the assurance they are not overpaying.

 What Next?

  One phone call to 519-435-1600 or email will not cost you a nickle but could save you thousands!

Buying a Home Before The New Mortgage Rules

Tougher Rules for Mortgage Lending

New Mortgage Lending Rules

  Effective January 1, 2018, new mortgage rules come into effect, meaning that if the actual rate was 2.97% on a five year mortgage, you would have to qualify as if the rate was 4.89%! This means either a larger down payment, less of a property and your earnings have to be high enough to qualify at the 4.89% rate.

 For Example:

 $200,000 mortgage at 2.97% =$943.42 at the 4.89% rate $1150.72 based on 25 year amortization

 $400,000 mortgage at 2.97% = $1886.84, at the 4.89% rate $2301.44 based on 25 years

 So, as long as you have a firm offer by December 31, 2018, even if the sale closes in 2018, you qualify at the present interest rate and not the 4.89% rate.

 Sitting on the fence up to December 31 can cost you if you are thinking of buying a condo, house or an income property. Give us a call; there are some good buys in London Ontario.

Multi-Generational Homes Are in Demand

    In a recent North American survey, an increasing amount of homebuyers are looking for a property to accomodate more than one generation of their family.

Multi Generational Families 

52% of respondents cited health care issues as the number 1 reason why home buyers or sellers would move into a house with other generations of their family.

Financial reasons were the second reason and less than 1% cited a strong family bond as the main reason.

  If you are a homebuyer in the London Ontario region and looking to accomodate a member or members of your family, I understand and can help.

Choices To Make Before Buying a Home

     In a recent survey, the biggest and most costly error home buyers make is how they start the process of buying a home in London.

 Usually the first step is deciding you want to move,  to stop renting or downsizing from a larger house. All good so far.

                          searching to buy a condo in London

 Then, most of you will go and talk to a good mortgage lender( this is a major and crucial step and be careful whom you talk to, I cover that in another report) to see if you qualify and for how much. How much of a downpayment and what would your average payments be. Again, you are on the right track.

 Then what?

 Yup, most of you start searching the MLS listings, Kijiji, real estate websites and real estate magazines (that are usually a month late) and what do you do? You call 4 or 5 real estate sales people who have listings you want to see and set up an appointment.

 While making those appointments you hear the same thing:

  • Are you preapproved for a mortgage?

  • Are you working with an agent?

  • Do you have a house to sell?

  • Perhaps a few more personal questions or the name of your cat or dog! 


        Questions about buying a home in London Ontario

 Then you go see a few homes, if you like one you may put in an offer with the listing sales person  without any research or thought of the long term consequences.

   Or, the homes you have seen are not to your liking, but you like the sales person and they convince you that they can help you look for something else, again, without any research of that agent or thought of the long term consequences!

  The wisest thing you can do after you have made the decision you want to move, is to research and contact the real estate sales person who has the skills and experience and whom you will entrust your hard earned money to!

 Maybe interview two or three.

 Then when you have confidence in the sales person you have chosen, that good real estate person will research properties on your behalf, make appointments to match your time table, protect you in the buying and offer process and be there if any challenges come up.

 Do you not think that having that type of representation would be better for you than just entrusting that binding faith with just anyone? A friend of a friend, Uncle Joe's distant cousin who just got her license and needs some money, or your co-worker who's husband 'does' real estate on the side!

11 Questions You may Want To Ask a Real Estate Person BEFORE you start!

More Tips on Buying a Home in London Ontario?

  We put this home buyer tool kit together for you, the home buyer, having the right tools (information) make things go much smoother. 

   Home Buyers Toolkit

Have You Ever Thought Of Retiring Early?

 Have you ever thought of retiring early? Who hasn’t, right?

 Well, the best way to learn how to retire early is to study others who have actually achieved early retirement. Motivational speaker Tony Robbins often says, “Success Leaves Clues” to illustrate how important it is for us to copy what we see working for ourselves. The idea being if someone else retires 20 years early, we may be able to accomplish the same goal by doing what he or she did.

  I have studied three different early retirees to see how they retired early. Each of these three early retirees used different plans for early retirement; however, all three plans have commonalities we can learn from.

  One of these early retirees retired at the age of 31. Another retired at the age of 35. The third retired in his 40s. There are success clues you can follow in all three early retirees.

   These plans and the commonalities of early retirees have been detailed in new free report. In this new report, you’ll learn how...

1. You may be able to retire early without a large retirement fund.

2. To actually increase your wealth throughout your retirement so you’ll never run out of money.

3.  To live a “regret-free” life.

   Imagine how life would be if you didn’t have to work 40 plus hours each week? Would you have more time for exercise? Would you be able to spend more time with loved ones? Would you have time for the things you keep putting off? Yes, yes, and yes.

To find out how you can retire early, download this report in PDF format below


Retire Earlier Than You Think?
There is a lot to learn and consider from these three early retirees. Here is a summary of key points: 1. Each early retiree thought seriously about how they wanted to live their lives. They didn’t just blindly copy everyone else. They questioned the typical path to retirement of working for forty plus years hoping to finally retire in their sixties. They decided to walk a different path and used their existing retirement savings to create income to live off of so they could retire early. 2. Each early retiree valued their time over money. They all understood that trading time for money was a bad deal in the long run, as our time is severely limited. They flipped this plan around and used their money to buy time.
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For Millennial Home Buyers in London Ontario

Definition of Millennials


Over the last two years I have worked with many Millennials  who wisely bought either a condo apartment or a townhouse in London Ontario and had help in reducing their living expenses and  for some, earning about $200 month over their mortgage, taxes, utilities and condo fees!


How did they do it?



Love It Or Leave It

Love it or Leave It” London Ontario’s Only Home Buying Guarantee

100% Home Buyer Guarantee

If you obtain a home through Sutton Group Envelope Real Estate Brokerage and you are not 100% pleased with it, we will sell your home for you for FREE! We offer this guarantee within the first 24 months after you purchase the home.


We want you to be totally satisfied with your home and will do everything to get you into a home that you will love…Guaranteed!

We are confident that we have the ability to listen to you and to being dedicated in finding the “Perfect Home” for you.  We take 100% responsibility; we offer no excuses and no finger pointing.

That’s why we are willing to work for FREE if your home isn’t everything you expected it to be.  You have nothing to lose, 

There is some fine print and here it is:

This home buying guarantee excludes commercial properties, investors & students.

Home Buyer Ezines

If you are thinking of buying a house or a condo in London Ontario & area and would like more tips and ideas on how to save, I have a series of 24 free e-zines for house & condo buyers . I do not spam, trade or sell your contact information. You are under no obligation what so ever!