Ty Lacroix Broker of Record & Owner
181 Commissioners Road W London, ON N6J 1X9
Phone: 519-435-1600 Email Ty

House Buyer Oh No's in London Ontario


  I did not really intend to name this  ‘house buyer oh no's'  because the following 3 examples of problems were not caused directly by the home buyer, but with a bit more diligence these oh no's would not have happened.

.Three Home Buyer errors

 

   1. We listed this client’s house and received and accepted an offer on it in two days. Financing and home inspection were fine but when the Buyer’s lawyer searched the title, it was discovered the builder and the City did not sign off on the final inspection and there was still an outstanding work permit.

​   My seller client called her lawyer who did her home purchase 9 years ago and his reply? “Not my fault!” Really! Yes, he blamed the City and her and would not take responsibility and blah, blah this and that.

  My client and us contacted the City and after many run arounds, got everything settled. This is not unusual, I have seen it happen many times so that is why, we, the so called lowly REALTOR, research the city for any outstand work orders or efficiencies before we list a house and not depend on the lawyer to do so.

 

  2. We sold our clients house in a newer neighbourhood, they had lived in it for two years and wanted to move to Old North London. When the buyer’s home inspector found two serious issues with the home, the new buyers wanted a price reduction. My seller client’s had a home inspection when they had bought the home and the two deficiencies were not exposed or found.

    I asked the sellers who their home inspector was and how they chose him and he was referred to them by their buyer’s agent. Did they ask for references? Did they ask for experience etc.?

 No, they did not. Upon cooperation with the new buyers and my seller client, we worked out a compromise to the deficiencies, my seller paid for the correction and the sale went through, but at a cost to them of $3300!   

  Buyer errors

 

  The 3rd example is real common and very sad. I was asked to come and list a house that these folks had bought 5 years ago. When I suggested the house price to them, they said “But, that is the price we paid 5 years ago!”Well, I explained to them that they paid $21,000 too much for it when they bought it!

  You can imagine what they said to me.  They decided to go with another REALTOR. At this writing, 8 months later, after two other REALTORS, they have gone to a 3rd Realtor and still trying to sell!

  How sad because these sellers were very nice and hadn’t taken the time to pick the best agent for them when they bought the house in the first place. Oh, by the way, the agent they bought the house with is no longer in business! Wonder why?

  So in summary, the above 3 errors are more common than not and as a professional REALTOR, I find it callous and unnecessary.

​    7 Wonderful Home Buyer Tips


How To Turn One Home Into a Million Dollar Retirement Fund


 

How You Can Turn ONE Home Into a Million Dollar Retirement Fund for Your Family!


  A few years ago, Richard Russell of the Down Theory Letters wrote an incredibly powerful article titled, “Rich Man, Poor Man.” In the article, he shared how important it is for the average investor (you and me) to have a financial plan utilizing the power of compounding. I’ll share a simple financial plan with you that you can download at no cost or obligation. Before I do, I want to quote a portion from Rich Man, Poor Man:

              Compounding for real estate London Ontario

  “Compounding is the royal road to riches. Compounding is the safe road, the sure road, and fortunately, anybody can do it. To compound successfully you need the following: perseverance in order to keep you firmly on the savings path. You need intelligence in order to understand what you are doing and why. And you need knowledge of the mathematics tables in order to comprehend the amazing rewards that will come to you if you faithfully follow the compound road. And, of course, you need time, time to allow the power of compounding to work for you. Remember, compounding only works through time.”

 

  Compounding is not about getting rich quickly. It’s about creating a compounding financial plan and sticking with this plan for years. This isn’t as easy as it sounds because we tend to get easily distracted. Richard Russell wrote:
 

  “There are two catches in the compounding process. The first is obvious – compounding may involve sacrifice (you can’t spend it and still save it). Second, compounding is boring – b-o-r-i-n-g. Or I should say it’s boring until (after seven or eight years) the money starts to pour in. Then, believe me, compounding becomes very interesting. In fact, it becomes downright fascinating!”

 The national statistics for retirement savings show an alarming trend. The average person will not have enough saved to retire. If you’re worried that you’re not saving enough for retirement, you can use the simple investment plan detailed in this new report to create a large retirement fund for your family.


    In this new report, you’ll learn...

  •   How to get someone else to save $412 a month for your retirement
  •   How to setup a compounding money machine to accelerate your wealth
  •   How to leave your family a $1,128,381 fortune
  •    A simple way to double your investment returns
How To Turn One Home Into a Million Dollar Retirement Fund
Believe it or not, as you read this report, you’ll even see a home with a million dollars hidden inside. Most people don’t “see” this money. After “seeing” this hidden money, you’ll never look at homes the same again. For a limited time, you can download this full report in PDF format at no cost to you or obligation.
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The 10 Home Investing Plan For South West Ontario


London Ontario 10 Home Investment Plan

How to Create Wealth & Financial Freedom with the “London Ontario 10-Home Investment Plan!” 

A New Special Report Detailing How You Can Create An Extra $954,400 of Wealth in Just 15-18 Years Is Now Available for Immediate Download 

London Ontario 10 Home Investment Plan
The “Get Rich Slow” Plan Designed to Add $954,400 of Wealth in 15 Years If you were to ask a financial planner what the best way to save for retirement is, they would probably tell you... Take 10% to 15% of your pay cheque and save it in your retirement plan. Have your retirement money invested into a “safe” mutual fund, or index fund and when you’re 65 you’ll have enough to retire. This plan certainly works. The problem is you have to work until your 65 or 70! Well, there is another way, a better way. Get your copy now and let me know what you think
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Real Estate Wealth Machine


                            How You Can Create a Real Estate Wealth Machine

               Grow Your Wealth Slowly With Real Estate

                           People Always Need a Place To Live

 

The average person today has many investment options. How many of them can be considered self-financing? The key to self-financing investments is those that offer recurring income. What investment choices do we have that are truly self-financing? Let’s take a look at a few of the most popular investments people make to see if they are self-financing:

 

STOCKS: For the most part, stocks are not-self-financing because they do not regularly pay income to the investor. Only stocks that regularly pay dividends would fit our description as self-financing. Doing some quick Internet research, you can find approximately 300 stocks paying consistently monthly dividends. Only these 300 stocks might be considered self-financing out of the thousands of stocks available.

 

MUTUAL FUNDS: In most cases, these investments are not self- financing. They do not regularly pay income to their shareholders. Yes, some do but most don’t. Those that do, and re-invest income toward acquiring more shares, come with transaction costs that severely eat into the investor’s income.

 

BONDS/CDs/MONEY MARKET ACCOUNTS: The majority of bonds pay interest income to the investor. These bonds would be self- financing. However, Zero Coupon bonds would not considered be self- financing because they don’t pay interest until maturity. That’s hardly perpetual money-making. Another challenge with these investments is they usually don’t pay a very high rate of return.

 

LENDING MONEY: Loaning money to others would be self-financing if your borrower paid interest each month. The interest income you received could be used to loan additional funds to other borrowers.

Lending money is risky if you don’t acquire some form of protection, such as a lien, on their property. However, with this higher risk, you’ll find higher rates of return. The other downside to lending money is the lack of investment appreciation. Throughout the loan payment period, your profits are tapped out at the interest rate charged.

 

REAL ESTATE (HELD FOR RENT): Now, I’m a bit biased on this investment choice. But real estate is one of the best self-financing investments you can make. This is because it pays for itself and, in many cases, it provides additional income that can be used to purchase additional investments.

 

Why is this idea of self-financing so important for investors? It’s important because self-financing investments help you build wealth faster. With investments that are NOT self-financing, you need to use your own money to acquire more of the investment.

With a self-financing investment, you can use income from the investment to acquire additional investments.

 How do you do that?

 Download this free 16 page report now and find out

 


Selling A Condo in London Ontario?


   When thinking about selling a condo in London or South West Ontario, where do you start?

 

Ask about selling a condo in London Ontario

  When do you start?

  Is there a difference if it is a townhouse or an apartment?

  A freehold or a regular condo corporation?

  How would you feel if you knew some surefire ways to prepare before selling a condo, if you knew about the timely steps to take, the questions to ask, the caveats to be aware of?

  From experience of selling 100's of condos in London Ontario, this will get you thinking and keep you on track before, during and after you list your condo for sale.

   Here it Is!

 


Selling a Home in London & South West Ontario - There Are Two Ways


  From the early ages on to today, there are two ways to sell a home, the price approach or the traffic approach.

  Most real estate sales people have been taught and  are still being taught the price approach . You list a house at a certain price, if it doesn't sell in a month they want you to reduce the price, and then another month,  they ask you to reduce the price again and so on! Then when the price gets so low, the vultures come out.

 

                         Unhappy home seller

  The second way to sell a home is the traffic approach. In other words, expose your home to get a lot of traffic (qualified buyers). That means effective websites, blogging, social media, direct marketing, an abundance of buyers already out looking and promotions to get new qualified buyers to see your home so they can buy it.

   You can have the prettiest, fanciest and nicest home in the desert or the jungle but if nobody sees it, nothing happens.                                                                                                                       

    Selling a house in London and South West Ontario  takes more than putting a sign on your property and pretty pictures on a web site

 How well and quickly  your home sells takes a combination of the traffic approach and the reality of the market !

  The brutal truth on how to sell your house or condo quicker & and not leave any money on the table is not for everybody. 

 If I want:

  • my shoes repaired, I go to a shoe repair place
  • my car fixed, I go to a professional & qualified mechanic
  • my health cared for, I go to a doctor or a related health practioner, not the internet or watch medical TV shows or ask Dr. Google.

If you want real estate advice & guidance, who do you go to? 

  • how would you know if they are any good?
  • how would you know if they can get the results you would like?
  • how would you know if they can negotiate for you and think about your bottom line and not theirs?
  • how would you know that well meaning and caring family members who are giving you advice, co-workers or friends are misinformed?
  • how would you know that what your neigbour said they sold their house for is correct?

 


Emotion or Logic When Selling a Home in London Ontario?


Are There Logical & Emotional Decisions When Buying or Selling a House in London Ontario?

The majority of Canadians do not buy logically. They buy emotionally and then try to justify their purchases logically.

Love your Home

In real estate, some real estate salespeople logically try to convince their clients to buy a house in London Ontario. That is why they do not sell many homes or help buyer’s buy homes! Knowing that people will get involved in a property emotionally first & then; it is up to the real estate sales representative to provide solid, logical reasons to justify the purchase or even for that matter, the sale of a home.

Everything we buy is an emotional purchase. Take the shoes you are wearing. That is a logical point however the colour & style is your emotional choice.

What about a certain brand of food when there are 5 others just like it? We buy it because of advertising, or your parents bought it. You do not logically decide which brand to buy unless you are a frugal shopper and even then, saving money is an emotional decision!

In real estate, the same thing. Everyone needs shelter of some kind, which is the logical point. The type they presently own or rent is an emotional decision. Buyers may want a home of a certain size or location or like they grew up in, that is an emotional decision. For others, it may be based on what they can afford. That may sound logical but money and emotions are linked.

So, when it comes time to list your house for sale in London Ontario, who you list your house with and at what price, are they logical or emotional decisions?  

To effectively get buyers involved in your home, your listing Realtor must help them and their real estate salesperson make your house stand out physically, emotionally and financially.

Make your house in London Stand Out

To effectively help buyers to acquire your home, your listing Realtor must eliminate those things that create fear or tension and replace them with words; images and information that will make a home buyer want to invest their hard-earned money in your home.

Selling a house in London Ontario efficiently takes more than plopping a sign on your lawn; putting it on MLS and then hoping it will sell!

Logic or emotion is your choice!


Where Do Buyers Come From When Selling a House in London Ontario?


To Sell a House in London Ontario, Where Do The Buyers Find My House or Condo?

   where do house buyers in London learn about your home?

The latest Canadian Real Estate Association (CREA) survey reports 96.7 % of homes sold have been previewed online! Yes, the MLS search is one of the first places buyers go and also why your professional lister should have a great web presence or three!         

Below is  a Breakdown of How Buyers get to Find Your Home.

  • 40%  Salesperson contact
  • 26% For Sale Sign
  • 19% Responded to a lister's blog, website but purchased different property
  • 8%  Referred by a relocation service
  • 4% Bought for a combination of reasons
  • 1% Bought advertised property from a magazine or classified ad.
  • 1% Bought open house they saw
  • 1% For Sale by Owner

 

​ Knowing why & how buyers find your home when there are other houses for sale in London Ontario  competing with your home will enable you to make some wise decisions when it comes time to put your home on the market.

 By the way, the real estate market in London Ontario is a seller's market, meaning more buyers than sellers which may make you think about whom you hire to sell your home. Anybody who can chew gum can plop a sign out front of your home , but let me let you on to something I have observed over the past 3 weeks, it is the experienced quality Realtor who is getting their client the most money and best terms!

 So that is 93% of sales!

  Contact us- Sutton Group Envelope Real Estate


2017 Facts About Our Performance


 

           Where First Does a Home Buyer See Your Listing?

 

  96.7% of homes sold have been previewed by buyers on websites, either through Realtor's websitesMLS  or social media ! That is a huge number and why it is extremely  imperative when putting your home for sale in London Ontario & area  to have a great web presence or three!

 

                 Real Estate Websites

 

 Below is How  Home Buyers First See a Home

 

  • 59%  Salesperson contact
  • 27% For Sale Sign
  • 8%  Referred by a relocation service 
  • 3% Through family or a neighbour
  • 1% An advertised property in a magazine or print ad
  • 1% Through an open house they saw
  • 1% For Sale by Owner

 

  Knowing the above numbers and how buyers find your home among all the other homes on the market that are competing with yours, will enable you to make some wise decisions when it comes time to put your home on the market.

 

 

   Exposure and traffic sells homes! Do you not think that a 14% of market share will make a difference?

 

They say that money is not everything but it is to you when buying or selling real estate! We expose our properties through 37 different channels, from signage, newsletters, e-zines, MLS, social media and websites and work with 3 relocation companies.

 

Here's the thing!

 

As Realtors, we do not get paid until your home is sold and you have moved out. We are able  spend $6,000 to $10,000 a month on marketing because we get results and are prepared to risk our hard earned money before we even receive a dime!

 

So, if money is not everything, who you going to call?

 

 

 

                                                          Sutton Group Envelope Real Estate   

 

  • 14 % market share in London Ontario and area
  • 6,766 Realtors Across Canada for referrals 
  • 100% Canadian
  • Success Leaves Clues

 

2017 Market Share Sutton Group Envelope Real Estate

 

Sutton Group Envelope Real Estate Market Share London Ontario

  


Most Critical Time When Selling a House in London Ontario


  When selling a house in London Ontario, The first 10 days are critical and will make the difference how quickly it sells and for how much!

          New real estate listing in London

The most important time for a new listing in London Ontario is 2 days before it officially goes on MLS and the 8 days after!

Why 2 days before? When you and a great listing Realtor prepare and assemble all the necessary marketing tools, the following happens:

  • The listing documents are completed accurately and thoroughly, no mistakes or missing information
  • All the pictures are taken, edited or retaken to show the home in the best way possible way.
  • Care can be taken to describe the home to prospective buyers.
  • All the marketing material is ready such as feature sheets, your "Buy me" binder, your www.youraddress.com webpage and cards!
  • All the websites are loaded, virtual tours are ready
  • You, the home owner can do the final touch ups or any cleaning that may be required.
  • The For Sale sign is up and any directional signs if needed are placed
  • Extra keys are cut

Day 1 to Day 8:  This is when buyers and their Realtor are searching the web for buying a home in London and certain streets for something new. When excitement is the highest. You can now:

  • Be ready for all showings, have all the marketing materials and home information ready for that one buyer who loves your home!
  • You have at least one weekend when historically home viewing is the busiest.
  • If no serious offers, the pricing may be wrong or if not enough showings, the marketing needs to improve  after 10 days!

                            Focus on marketing your London Home

Once day 11 starts, do something drastically to attract new buyers to your home!

  The way a transaction starts is indicative on how your sale will go, quickly or a long rocky road before you sell your home.                   

 Listing with a strong listing Realtor who has a reputation for being thorough will never do you any harm. Who uses the web  properly, has a follow up system and the finances to see your property through to the final stages.

Ensure that before the sign goes up and the listing gets to the MLS, everything from the lock box, listing brochures and presentations is in place and ready to go. Make sure your listing Realtor has a system to let you view the comments and feedback about your house on a special listing website . Do they have a check list (we have 201 items on it) that they share with you before it even gets on MLS?

Do not let others get in the way of selling homes .

In summary, the most important time for a new listing when selling a house in London Ontario is BEFORE it gets on MLS.

Sold by Envelope Real Estate


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!


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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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.

 Why? 

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.


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


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.

 Why? 

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.


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.

 Why? 

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.


Look at These Condos in London Ontario


 Apartment Condos

 There are two types of apartment condos in London Ontario, high rise and low rise.  Prices start from $76,000 and up! Low rise are typically up to 4 floors and anything above that is usually called a highrise, I use the term Vertical Living London Ontario!

Townhouse or Townhome Condominiums 

   Townhouse condo complexes (townhomes, attached and detached, one floor and more) in London Ontario.

                         find condos in London Ontario

Included  as well are maps, recent prices, descriptions, pictures and if available, condos presently being listed for sale on MLS.

 Where do you start when it comes to locating and buying a condo  in London Ontario?

  Most start off by going to MLS or picking up all the real estate magazines they can get their hands on.

   Thats a good way to get a feel for price and style. But then what? What about certain condo rules, fees and financial stability of the condo corporation, amenities and other questions that are very important to you?

Make your notes buying a condo in London Ontario

 

 I and my associates sell a lot of condos in London Ontario and area,  we view condos daily and know prices to the penny and the better run condo corporations. 

 I even built  a dedicated condo web site called "Condos in London"

  

 


Career in Real Estate London Ontario


 Want a great career in real estate in London Ontario? Don't!

 What? 

 Before I started my career in real estate quite a few  years ago, (my third career and the first two I screwed up), whenever I talked to people about real estate and making it a career, people (other Realtors) would go all out to tell me how tough it was, how it was impossibe as a rookie to get started, there are too many people in real estate all ready and on and on.

 Well, I had already knew about business the hard way, the disappointments, the late nights, the hard work and at times, wondering how I was going to pay my mortgage. You see, I concluded that all these people giving me advice were of three kinds:

  • They were insecure and feared competition
  • They were trying to protect their earnings
  • Their ego's were like the amorous ant crawling up an elephants hind leg and saying " Don't worry, it won't hurt at all"

  Here is what I know:

 Real estate is a great career because like most situations in life, sucess is determined over the long term! 

 In Sun Tzu's  "The Art of War"  he wrote about the best generals and leaders and warriors understanding the following:

 'Know yourself and the others - you win 100% of the time'

'Know yourself and not the other - you may win 50% of the time'

'Know neither yourself or the other and you most likely will lose 100% of the time'

 In real estate and in life, knowing yourself, what are your standards, morals, knowing that reality is neither the way you wish things to be nor the way they appear to be, but the way the actually are.

 You either grasp reality and use it to your benefit or reality will come by and bite you!

 In the same token, knowing your client, their fears, their needs, their DNA (desire, need and ability to buy or sell real estate).


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Insider Tips on Selling a Condo in London


 If you have ever wondered why some condos sell quicker than others, this free guide may answer some of your questions and most importantly, allow you to not leave money on the table or have your condo languish on the market!

 

learn how to sell your condo in London


Selling Your Kilworth Home Yourself or With a Realtor?


New changes or the same old?
 
   Some changes in real estate is the private home selling company (FSBO = For Sale By Owner)  and discount real estate brokerages!
                         real estate London Ontario
 
   The proposition of saving thousands of dollars is enough to catch the attention of anyone. The idea of listing a home for anywhere from $400 for a sign on the lawn and on a website, to a couple thousand dollars if you want some of the additional services that a REALTOR® typically provides such as setting your price, getting your house ready to sell, to assisting you in closing the deal is tempting and awakens the entrepreneur inside some of us.
 
  The burning question private sale companies use as their hook is why would you give profits from your home sale to a REALTOR® if you didn't have to?
 
If you are trying to decide between giving that well spoken REALTOR® thousands of your dollars or selling your home yourself because some do it yourself real estate company says its a snap then take a moment to learn some cold hard facts.
                                selling a house in London Yourself
 
There are salient reasons why more than 94% of home owners in Canada choose to use a REALTOR® when they sell.  I'll share some facts and some myths with you but please don't just take my word here, do your own research and verify  what I am telling you for yourself.
 
 Myth number one: REALTORS® will charge you a standard 5-6% commission to sell your house. 
 
 Fact: Most for sale by owner companies base their selling pitch on the notion that REALTORS® will charge you 5- 6% to list and sell your home.
 
 In actual fact Real Estate sales is one of the most competitive industries there is. The choice of services and fee packages offered by REALTORS® in your market is likely as varied as the number of REALTORS®.
 
The last word on commissions is set by you the seller and in my market if you can't come to an agreement on compensation with one REALTOR® there are over 1500 more you can approach in London Ontarrio and area.
 
  There is no such thing as a standard commission. 
 
Myth number two: "Selling your house on your own isn't as difficult as most Joe Schmo agents make it out to be" (a direct quote from the website of the non licensed PropertyGuys.com)
 
Fact: Less than one in five homes listed privately actually sell privately. Whereas over 95% of homes listed with a REALTOR® actually sell. Listing a home is as easy as banging a sign into the lawn but it is only a first step.
 
Statistics show more than half of the people who choose to list private eventually end up using the resources of a licensed REALTOR® to complete the task. If you have the time to, pick out 10 homes with for sale by owner signs in your area and watch them over the next year, at the end of the year you will see that more will have removed their sign or hired a REALTOR®  or are still trying to sell private than will have sold with the private company.
 
Myth number three: Selling privately will always save you money over using a REALTOR®.
 
Fact: If you are listing privately in a sellers market and or have time to wait it out, eventually you should see offers coming your way. Every buyer that comes to you will also be looking at homes listed with REALTORS® or else they believe their is a financial advantage to be had in buying a private listing.
 
      Most buyers who hunt out private listings do so because they believe you are saving money in commissions and can discount their offers accordingly, they assume they are dealing with someone who is not a professional negotiator of real property and chances are they know the area market better than most private sellers do.
 
    Private sellers become quite familiar with and often weakened over time by this breed of buyer. The longer it lists, the better the chance to take advantage. If you have listed privately in the past you know what I am talking about. A good percentage of successful private purchases are from these buyers and often the difference between the original list and eventual sell price is greater than the commission costs the buyer believed they would be saving themselves. 
 
   Note: Yesterday I just finished listing a house that was a For Sale By Owner and this nice couple tried it for 56 days! The sad part was they had to pay $495.00 up front to get all this sign and marketing stuff!
 
      Most REALTORS® don't get paid untill YOU sell your home.
 
    And to top it off, they had 26 REALTORS® contact them about if the house did not sell, to list with them! ( That 26 was 14 more than the 12 people who did want to see their house! Hmmmmmmmm! Something wrong here!)
 
  Myth number four: Any money you can save on Real Estate commissions = money in your pocket. 
 
 Fact: If the last myth bust wasn't convincing, then consider these facts: Advertising to the degree of most licensed  REALTORS® does not come cheap. Prepare to spend at least a bare minimum of $100 a week and resolve yourself to the fact that your advertising will be relegated to the classifieds along with the used bicycles and outdated computer  equipment where few serious home buyers will ever look, especially when there is a real estate section of coloured ads detailing properties for sale in the same weekend papers.
 
    Also be prepared for have to advertise your home for a much longer period of time than a REALTOR® would need to. Your most effective selling tool is going to be the sign on your lawn and the open houses you do, but keep in mind that of all properties sold through licensed REALTORS®, about one in every ten is the result of a sign call.
 
The other 9 out of ten come through buyers introduced to the property by their REALTOR® and through professional marketing efforts. Ask me about The Envelope 28 Step Marketing Plan.
selling a house in London Ontario
All closings require legal documentation, search of title, and transfer of funds, closing of existing mortgages and assignment of new mortgages just for starters.
 
   Proper documentation and legally acceptable contracts safeguard both the buyer and seller and without a REALTOR® , you are the one who will be personally sued should complications arise, and litigation, lawyers charge by the hour. That documentation a REALTOR® typically handles for your sale will be left to you and your lawyer and comes at a price.
 
REALTORS® carry Errors & Omissions Insurance to protect sellers and buyers in the event of a mistake, misrepresentation or unforeseen discrepancies and deficiencies relating to the property. Individual home owners do not. An error in the square footage of the property or some other detail or event often leads to being sued by the buyer.
    When represented by a REALTOR® it is they who would be sued and their insurance generally would cover any loss. A single mistake could end up costing you far more than a Real Estate commission. A REALTOR® is a valued insurance policy when one needs it.
You can bet that I hear by those who will say this is fear mongering and they have never had a problem in all of their private sales. The ones who have had problems likely won't give you the benefit of their experiences here.
 
Other advice & things you need to consider as you make your decision to list privately are:
  • Make yourself available for the next few months -  Many showings are booked at the last minute and though often frustrating from my perspective as a REALTOR® , we have to accommodate this. It’s kind of like being a fire fighter on call.
  • Many will see you are listed private and just knock at your door expecting to be able to come in and view your house on the spot. With the number of listings available to see you want to be able to accommodate showing request or risk them crossing you off the list and moving on to the next home.
  • Good REALTORS® screen buyers before taking them through a home. You may have to compromise precautions as your own agent but here is some valuable safety advice for private home sellers:
During open houses, take people’s names and phone numbers at the door before allowing them into your home. Write down their license number and type and color of vehicle.
 
Put away all pocket-able items of value before showing your home IE: jewellery, watches, and cash.
 
Check to see that all doors and windows are locked after each showing. Thieves are known to use open houses to scout out valuables in a home and possible points of entry then return when the home is empty.
 
Never do an open house or showing alone. Have your partner, a friend or neighbour at the house with you when strangers are coming to view the property.
 
Ask neighbours to keep an eye on your home while it is for sale and report any strangers on the property to you immediately. Otherwise neighbours might assume strangers on the property are there to view the home with your knowledge.
 
Take names and phone numbers when people call to book a viewing. Don't confirm a showing right away. Tell them you will call back to confirm. If they refuse to share name and number politely tell them they cannot view the home unless they do and end the conversation. Before calling back to confirm screen their name and phone number on the internet to verify legitimacy.
 
Always go with your gut feelings. If something seems odd don't book the showing and if they are at your door tell them it isn't a good time.
 
Always stay with potential buyers as they view the home and walk behind, not in front of them as you go through the house. Insist that they stay together as you show them through. If one person wanders off tell them you would like them to stay together.
 
Restrict all your showings to daylight hours. If someone calls or comes to the door during the evening get their information, check it out and call the back with appropriate times they can view the home.
 
If you have pets, have some one take them for a walk or at the very least put them in the back yard during showings. The incidence of allergies with buyer clients seems to go up every year and I have had many turn around and walk right back out if they sense there are dogs or cats in the home.
 
The same goes for smoking. If the home is smoked in you are eliminating a large portion of potential buyers before you start.
 
In the end the convenience, exposure, negotiating skills, legal protections, personal safety and yes ability to market your home to the highest degree to the greatest number of people are the reasons more than 90% of the public choose to hire a professional over experimenting with selling private.
 
Whatever choice you make, do your homework first and don't be taken in by anything offered by anyone you can't first verify for yourself.
 
As you can see, there is a price in trying to save money! If you are prepared to pay that price and know what the price is, I wish you well.
 
 
Read what one of my clients had to say
 
Dear Ty:
      "Cathy and I just wanted to take some time and thank you for everything you have done for us.
       I always thought buying a house would be the most stressful thing anyone could do. I now know that indeed selling is by far the most stressful.
      As you know we did try to sell on our own, when this failed we tried another real estate agent and had a bad experience. Due to this experience we were very unsure about the whole thing and were very disheartened as we were so looking forward to our future plans.
    Ty, from the second we first met, Cathy and I were blown away with your experience and professionalism, your reputation truly speaks for itself. You sold our house for exactly what we wanted and to top it off, you did it in 81/2 hours! Amazing!
   As our family and friends heard about our success, they of course asked the question: 'Who did you use?' and I reply 'Ty Lacroix" .
   Cathy and I cannot express our gratitude enough, thanks again for everything, Cathy and I could not be happier!"

Jason and Cathy Bear

Contacts


Ty Lacroix Broker of Record & Owner
519-435-1600(Office)

181 Commissioners Road W
London, Ontario, N6J 1X9
Canada


Michael Theisen Sales Representative
5194351600(Office)
5194351600(Fax)

181 Commissioners Road W
London, Ontario, N6J 1X9
Canada


Lori Administrative Manager
519-435-1600(Office)
519-435-0501(Fax)

181 Commissioners Road W
London, Ontario, N6J 1X1
Canada


Cathy Sales Administrator
519 435 1600(Office)
519-435-0501(Fax)

181 Commissioners Road W
London, Ontario, N6J 1X1
Canada


Linda Listings Coordinator
519-435-1600(Office)
519-435-0501(Fax)

181 Commissioners Road W
London, Ontario, N6J 1X9
Canada


Beth Marketing
519-435-1600(Office)
519-435-0501(Fax)

181 Commissioners Road W
London, Ontario, N6J 1X1
Canada


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?

 

 


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.


Contacts


Ty Lacroix Broker of Record & Owner
519-435-1600(Office)

181 Commissioners Road W
London, Ontario, N6J 1X9
Canada


Michael Theisen Sales Representative
5194351600(Office)
5194351600(Fax)

181 Commissioners Road W
London, Ontario, N6J 1X9
Canada


Lori Administrative Manager
519-435-1600(Office)
519-435-0501(Fax)

181 Commissioners Road W
London, Ontario, N6J 1X1
Canada


Cathy Sales Administrator
519 435 1600(Office)
519-435-0501(Fax)

181 Commissioners Road W
London, Ontario, N6J 1X1
Canada


Linda Listings Coordinator
519-435-1600(Office)
519-435-0501(Fax)

181 Commissioners Road W
London, Ontario, N6J 1X9
Canada


Beth Marketing
519-435-1600(Office)
519-435-0501(Fax)

181 Commissioners Road W
London, Ontario, N6J 1X1
Canada


Where Do Home Buyers First Start To Look For Homes For Sale?


           Where First Does a Home Buyer See Your Listing?

 

  96.7% of homes sold have been previewed by buyers on websites, either through Realtor's websitesMLS  or social media ! That is a huge number and why it is extremely  imperative when putting your home for sale in London Ontario & area  to have a great web presence or three!

 

                 Real Estate Websites

 

 Below is How  Home Buyers First See a Home

 

  • 59%  Salesperson contact
  • 27% For Sale Sign
  • 8%  Referred by a relocation service 
  • 3% Through family or a neighbour
  • 1% An advertised property in a magazine or print ad
  • 1% Through an open house they saw
  • 1% For Sale by Owner

 

  Knowing the above numbers and how buyers find your home among all the other homes on the market that are competing with yours, will enable you to make some wise decisions when it comes time to put your home on the market.

 

 

   Exposure and traffic sells homes! Do you not think that a  15.2% of market share will make a difference?

 

They say that money is not everything but it is to you when buying or selling real estate! We expose our properties through 37 different channels, from signage, newsletters, e-zines, MLS, social media and websites and work with 3 relocation companies.

 

Here's the thing!

 

As Realtors, we do not get paid until your home is sold and you have moved out. We are able  spend $6,000 to $10,000 a month on marketing because we get results and are prepared to risk our hard earned money before we even receive a dime!

 

So, if money is not everything, who you going to call?

 

 

Delaware Home Seller Tool Kit


Delaware House Seller Tools


Ilderton Home Seller Fears


   What’s some of the fears when someone lists a home with a Realtor?

  For most, its worry about being locked into a lengthy listing agreement with a less than competent Realtor, costing valuable time and exposure on the market.

   Agreement for sale of a house in London

  

  • How quick will it take to sell?
  • How do I get as much money as I can for the house?
  • How do I avoid paying a huge commission fee and I don’t want to go to a discount, bare bones real estate brokerage or even to try to sell it myself?

 

  You do have options! Our many plans take the risk and the fear out of listing your home with a Realtor. 

   How?

   Because we clearly spell out our promise to you–it’s simple! You then pick the best plan available for marketing your home to its fullest potential. We are able to obtain the highest possible market value by doing the following:

   

  • “No Questions Asked, No Fee” Cancellation Agreement
  • Input your property into the MLS
  • Feature your property on over 56 real estate websites.
  • We make the additional investment to have our listings as “featured homes” on Point 2 homes, Kijiji, Craigslist &  Facebook
  • Create a virtual tour of your property and will be shown on the multiple websites.
  • Your home address.com personal website
  • 118 other tasks

 

    “No Pressure” presentation

   We will never allow you to be pressured.  All offers will be emailed, faxed or delivered to my office and presented to you by us, so you can make an informed decision.

   Frequently Asked Questions:

 Shouldn’t I pick an “area specialist” to sell my home?

   There are Realtors who focus primarily in one geographic are or neighborhood. But buyers come from all over the city and in some cases, all over the province, not just from that small neighborhood. So an area specialist usually really means “listing agent” in the area.

 But MLS, computers, the internet and cell phones have changed that aspect of the real estate business. Now the important points in selecting an agent are experience, track record, technology and marketing skills.

   Also, buyers do not care whose sign is on the lawn, they want to see your home and not be pressured.

    Why do your homes sell so fast? Do you price them too low?

   Absolutely not! Many of our listings sell at full price. We make it our business to know the market, so we can ensure we get the highest possible price for our sellers. Studies show that the highest value for a home is achieved in the first 10 days—so it is important to get it right the first time.

   marketing

 Our homes typically sell quicker than the average because of the effective marketing we do. We accomplish this by first doing a supply/demand analysis in the immediate area for any home we consider marketing. All Realtors have access to the same market information. It is the evaluation of what that information means to the marketing of a home that matters. X-rays mean nothing until they are evaluated by a competent doctor. Similarly, knowing what the market is doing affects both the marketing time and value.

   Why do you sell so many homes?

   Our extensive marketing campaigns, as well as our  internet presence, experience, product knowledge, doing the little things right, effective marketing programs and our skilled team all add up to positive results. Every field has people who, through their drive and passion, manage to excel.

  I heard that there are limited service brokerages who charge less. Why shouldn’t I hire the cheapest agent?

  Sellers don’t’ need an agent just to sell their house. They need an agent to sell their house for more! If your property would sell for the same price no matter who sells it – it probably would be in your best interest to sell the home yourself. In that case, why pay any agent?

  The fact of the matter is we can sell your home for more. We have the track record we do because we are experts at pricing the property (using a specific supply-demand analysis prior to even looking for “comps”) and experts at creating the greatest amount of exposure of your property.

  Even when receiving offers, we do not follow the pack. We do not permit other Realtors to pressure you into a rash decision. The offer will be presented to you by us alone. 

  Why Do You Have So Many Buyers?

  Full-time Buyer Specialists

  Our buyer specialists only show property, write offers and negotiate contracts. They know the inventory, the ins and outs of financing, and which lenders to use to get the best rates.

  Another reason is our “Love it or Leave It “guarantee!


Downsizing To or From Riverbend in London Ontario?


   There is a Huge Difference Between Logical & Emotional Decisions When Buying or Selling a Home  in London Ontario or any other place in Canada

 

 The majority of Canadians do not buy lor sell logically. Most buy or sell emotionally and then try to justify  those decisions logically.

 

    logic or emotion when selling?

 

  In real estate, some real estate salespeople logically try to convince their clients to buy. That is why they do not sell many homes or help buyer’s buy homes! Knowing that people will get involved in a property emotionally first & then; it is up to the real estate sales representative to provide solid, logical reasons to justify the purchase or even for that matter, the sale of a home.

 

  Everything we buy is an emotional purchase. Take the shoes you are wearing. That is a logical point however the colour & style is your emotional choice.

 

  What about a certain brand of food when there are 5 others just like it? We buy it because of advertising, or your parents or friends bought it. You do not logically decide which brand to buy unless you are a frugal shopper and even then, saving money is an emotional decision!

 

  In real estate, the same thing. Everyone needs shelter of some kind, which is the logical point. The type they presently own or rent is an emotional decision. Buyers may want a home of a certain size or location or like they grew up in, that is an emotional decision. For others, it may be based on what they can afford. 

 

   That may sound logical but money and emotions are linked.

 

    So, when it comes time to sell a house or buy a house or a condo, are they logical or emotional decisions?  

 

  To effectively get buyers involved in your home, your listing Realtor must help the buyer and their real estate salesperson make your house stand out physically, emotionally and financially.

 

Make your house in London Stand Out

 

    To effectively help buyers to acquire your home, your salesperson must eliminate those things that create fear or tension and replace them with words; images and information that will make a home buyer want to invest their hard-earned money in your home.

 

 When you are planning to buy, you may wantto do the opposite and from experience, I have seen well balanced people make some poor choices, which were emotional and not logic.

 

 

   Logic or emotion is your choice! So is the Realtor you choose to help you.


3


 
 
 We have the facts about real estate in London Ontario
 
 In this so called information age, is there too much information? Could be, but I am alarmed by the amount of false information that is out there, especially when it comes to real estate.
 
  I speak with London home buyers and home sellers every day and the questions I get asked, the perceptions they have and in some cases, a real estate market belief system so strongly embedded that in time will come back to haunt them!
 
  If people hear the same thing, read the same thing or misunderstand something enough times, they believe it without asking the best question of all: "Is it true?"
 
 If someone was thinking of selling their home in Byron or buying a house or condo in Byron, would it not make sense to know the following & make a decision than basing a decision on guesswork, false perceptions and emotional bravado?
 
  • Days on the market vs List Price Median for the last 10 years

 

  • Historic count of active listings

 

  • Historic sales for the last 10 years

 

  • Historic sales price trends

 

  • Historic sales and price range

 

  • Original price vs sold price

 

  • Sale price / list price ratios

 

 Why is this information important? Whether you were buying or selling, these numbers will give you peace of mind of the neighbourhood trends, plus, a confidence level for price, expectation levels for negotiating and about 8 other advantages I can help you with.

 

  Knowledge of the market, the ability to get hard facts and not assume anything or give an opinion that could be biased is the cornerstone of our business and the reason why our volume of business and referrals have growing exponentially.

 

 Our work ethic makes a huge difference as well!


London Ontario Home Buyer Tool Kit


When you go shopping for a house or condo to buy, there are actually two homes competing for your attention: the one that meets your needs, and the one that fulfills your desires. 

You may think money dictates your decision and in some cases you may be right. But about 85% of the time, you would be surprised at the results you can get when working a professional Realtor and these tools in the tool kit and articles.

Envelope real Estate Buyers Toolkit


Love Wortley Village 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.

 Why? 

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.


1


 

 
 We have the facts about real estate in London Ontario
 
 I can give you :
 
  • Days on the market vs List Price Median for the last 10 years

 

  • Historic count of active listings

 

  • Historic sales for the last 10 years

 

  • Historic sales price trends

 

  • Historic sales and price range

 

  • Original price vs sold price

 

  • Sale price / listprice ratios

 

 Why is this information important? Whether you were buying or selling, these numbers will give you peace of mind of the neighbourhood trends, plus, a confidence level for price, expectation levels for negotiating and about 8 other advantages I can help you with.

 

 Our knowledge of the market, our ability to get hard facts and not assume anything or give an opinion that could be biased is the cornerstone of our business and the reason why our volume of business and referrals are growing exponentially.

 

 Oh, a hard work ethic makes a huge difference as well!


You, & Only You Determine When Your Home Sells in London Ontario


    Well Researched Pricing Leads to  Your House Selling in London Ontario

   Over 94% of home buyers surf the internet to begin their home search. That means home buyers are well aware of which houses are available & what the asking price is.

                  searching for a house to buy in London Ontario

  Today’s home buyers are wiser and have access to information that was not available years ago. Industry surveys show that the average home buyer sees 10-16 homes before making a decision!

  What that means in most cases is that home buyers and their sales representative know the market for homes similar to yours. Yes, every home may be unique and have different features but to get market value for those features and uniqness is another issue all together and that is what marketing is all about.

   Knowing that, now more than ever, pricing is the key to selling a house in London Ontario and area. Some home sellers think that a higher price will give them some negotiating room. But in fact many buyers don't even look at a property that is overpriced; much less make an offer on it. This can lead to the house listing becoming tired or in the worst case scenario, not selling at all.

 The first question a home buyer asks me when showing them a house to buy is “How long has this house been on the market?”

                               an expired listing

  If it has been on the market more than 20-25 days, buyers wonder if there is something wrong with the property. After a while, the home seller then has to drop the price, taking less than they might have if they had priced it correctly to begin with.

  Homes that are well-priced attract the buyers in their price range.

  If the buyer's perception is that the property is a good buy, then the seller is positioned to receive the listing price or close to it.

  In closing, when selling a home in London Ontario and area, how thorough is your research of the real estate market? 

 How would you like to have your house sold properly, at the lowest possible fee?