A big thanks to Chris for contributing today’s guest post. 

We have had two occasions recently where clients have closed on a house and found out, after the fact, that the previous owners had not paid all of their outstanding taxes. In each case, our client has been faced with a bill from the municipality plus any interest outstanding, for the previous owner’s taxes!

When lawyers are hired to close a house transaction, the expectation has always been that he/she will look into the realty tax account for the house to make sure that there are no outstanding taxes due before ‘closing’ and title transferring.  Not so, says several municipal tax clerks.  When speaking with a few local municipalities, I have been told that, in fact, many legal firms no longer request a “tax certificate” before closing, which would tell them definitively when outstanding taxes exist.
 
What does this mean for our buyer clients?  Well, if they purchased ‘title insurance,’ a claim can be made for the amount of taxes the buyer has had to pay on the seller’s behalf.  If they did not purchase this insurance, once the title has transferred, they are responsible for the outstanding taxes so they would have to pay them and then they could pursue the previous owner by the usual means available, such as small claim’s court. 

I can see, down the road, where Title Insurance companies may tire of this practice if they are paying out too many ‘tax arrears’ claims. 

In addition to finding out more about title insurance, we also discovered that a major chartered bank has a policy which collapses a tax account as soon as a lawyer’s letter is received advising them of a house sale, regardless of the closing date.  In our case, the seller’s bank did not pay the outstanding taxes on their due date, and instead credited the tax account funds into the seller’s bank account.  The amount of funds was not equal to the amount of owed taxes and this went unnoticed by the seller.

In the meantime, when a buyer is hiring a lawyer, the prudent thing would be to clarify whether the lawyer intends to purchase a ‘tax certificate’ on the day of or day before closing.  The tax certificates vary in cost by municipality, but are around $30 – $50 for production of this information in certificate form, which tells the lawyer if any taxes are outstanding for the property in question (amongst other things.)  Lawyers would pass along that charge to the buyers, under the disbursement section of their invoice.  It seems a very reasonable cost to pay to obtain such important information. 

We’ve checked with local lawyer, Alex Besse, partner in Besse, Merrifield & Cowan on this topic, and he had some interesting points to make.  He said that our story is a direct consequence of the increasing use of title insurance in the past 5 years.

Unfortunately, lawyers primarily use title insurance to get around a house not having a survey.  For the attractive cost of $175 – $200, the buyer can buy title insurance as opposed to paying for a survey, a tax certificate ($30-50) and a zoning report ($30-50.)  This type of insurance, however, does not solve all the problems which could arise from not having a proper survey done.  Alex maintains that title insurance is not an adequate or intended substitute to these. He does point out that one of the most important reasons for which to buy title insurance is to guard against mortgage fraud, especially when there will be no mortgage on the property. 

He also drew our attention to the fact that in our case, if a buyer were to submit a claim against their title insurance policy for the taxes owing by the previous owner, the insurance company would in turn go after that previous owner for the money plus costs.

What does all this mean?  If you are the seller, check with your bank if you pay your taxes through your bank, that they will be paying any outstanding instalments before closing.  If you are the buyer, ask your lawyer about tax certificates, zoning reports, surveys and title insurance. 

The fewer the surprises you have before, at and after closing, the better!

I was reading a column in the local paper written by Canadas most decorated citizen,  Richard Rohmer.   He does a wonderful job of summarizing why Collingwood is THE finest community perhaps in all of Ontario.  Please read it, it gives a great snapshot of what’s happening in our fair town.

Anyway, I then got thinking about the number of famous people who live or have lived in South Georgian Bay.  People like hockey legend  Jason Arnott, and  Susan Clark from the TV show,  Webster.  We sadly just lost Opera Singer and Actor, Jan Rubes.   For Better or For Worse cartoonist,  Lynn Johnston was born here.  Add to the list, world figure skating champion and motivational speaker, Barbara Underhill and, musician and Juno winner Kim Mitchell  (Some time I’ll have to tell you the story about walking in on him by accident).  Of course we are also home to now famous, Canadian Idol finalist Drew Wright and Juno nominees, Midway State.

There are countless other musicians, celebrities, sports figures, business tycoons, senators and politicians who call South Georgian Bay their home or second home. You’d be stunned by some of the world figures who are currently looking for property in the area.   I think Mr. Rohmer has it right when he says, “This is some great place to live.”

On a recent art studio tour, my hubby John and I wandered up to the beautiful Pretty River Valley about 10 minutes south of Collingwood.  The Valley is tucked into the Niagara Escarpment amid thousands of acres of parkland, streams, hills and breathtaking views.  Lo and behold, what did we see?  Reindeer!

It would seem that Santa is taking a summer vacation at the eco-friendly Pretty River Valley Country Inn and who could blame him?  It’s a wonderful place to escape from the city or the North Pole.

Despite the fact that Collingwood is surely one of the prettiest towns in the province, the folks living in Olde Towne  would likely tell you that their view to the west is anything but pretty.

On the north side sits an empty lot and an abandoned, boarded up old rooming house.  On the south sits the neglected Tremont Hotel and the construction site for the new library. In the distance you see an auto body shop and overhead, a jumble of utility wires.  There is hardly anything redeeming in site.

There is however,  a new movement underway and this sad little corner downtown may soon become one of the more admired corners of our fair town.

First, the new library and municipal building is well underway now.  After an agonizing public delay and process, the new building will have a design that is sympathetic and in concert with the 19th century heritage stylings of our historic downtown.  Blending old and new, this fabulous library will earn the coveted Gold Level, LEED (Leadership in Energy and Environmental Design) certification.
 
The Tremont was also the subject of much debate and discourse.  In recent years, this municipally owned building was falling deeper into disrepair (we call that demolition by neglect) while heritage enthusiasts pleaded for its survival.  Today, it is rumoured that the town has entered into an agreement with a private interest to restore the building into a mixed commercial-residential complex.  If so, it would be a perfect example of creative and adaptive reuse of  a building that preserves a cultural heritage asset and brings new life and function into its purpose.

Generally speaking, it seems that one or two new developments in an area spurs interest in improving other properties nearby.  Given the scale of these two large redevelopments at St. Paul and Simcoe, I think the folks in Olde Towne may have a much better view ahead.

Collingwood and Blue Mountain used to be unknown little towns and then somehow, the secret got out.  The Georgian Triangle has really become the “Hamptons” of Toronto with people moving into this area on mass from “the city.”  I’ve often wondered what drives this forceful and ongoing trend.

Although I was born in Toronto and grew up in Oakville, we moved to the Georgian Triangle back in 1986 when it was still relatively unknown.  Somewhere in the years since then, we settled into the lifestyle of small-town Ontario without ever really noticing or looking back.  Along the way, we started to drive slower, got used to planning extra time for each errand to allow for the inevitable friendly chats in the grocery store or on the street, adapted to clean air and came to feel at home with Georgian Bay and Blue Mountain as neighbours.  While we were busy living, we somehow became reflections of the town we call home. 

For those who know that we cared for our elderly mothers in our home in their last years, you know we’ve also spent most the last five years being only in one of two places:  work or home.   It’s like at times we forgot there was a big world out there as our own world was very narrow and focussed.  Until now that is.

This past week, a good friend and I ventured out for a two day “girl’s week-end’ (even though it was mid week) in the BIG city of Toronto.  Yup, we’re talking concert tickets at the ACC (Il Divo or, “The El Hunkos as my friend calls them), taxi rides, dinners, drinks, a swank downtown hotel and of course, shopping!
 
While navigating through traffic along busy Dundas Street toward Jarvis, a funny thing happened.  As there were no cars behind me, I slowed down to allow a pedestrian to cross in front of us.  He was standing in the middle of the road.  Now in Collingwood, this is considered a gesture of decency on the part of a driver and, it is entirely common.  The pedestrian completes their j-walk and waves a “thanks” as everyone goes on their way.  Well in Toronto, this fellow got mad at me!  He angrily waved his arm for me to hurry up and then he just shook his head at me as though I was the sorriest country bumpkin he’d ever seen.  No sooner did that happen when a taxi cut me off and then a streetcar came barrelling toward us.  Next block?  Fire trucks and ambulances tried to get down the impossibly congested street leaving my heart breaking with worry over the poor saps who were waiting for them.

Now don’t get me wrong.  I LOVE Toronto.  Besides the obvious advantages of having great options for shopping, dining and activities, there are lots of trees, great public spaces, parks, inspiring works of public art, gentrified neighbourhoods, beautiful architecture and neighbourhoods that I imagine are much like small villages where the residents rarely need to leave.
 
But there is another side.  There is traffic, visible pollution, poverty and sadness.  It’s expensive.  It’s noisy.  I couldn’t see the stars at night.  In some areas, it felt soulless with enormous buildings built like boxes, no trees and rows of electronics shops.  But here is what I really noticed most of all:  people are insular.  The vast majority of people we passed on the street were talking on cell phones.  Drivers were aggressive and appeared angry.  With the exception of one unforgettable waitress (I still say she was drunk) and one incredible clothing store employee, the service we encountered was impersonal, rushed and uncaring.  What I noticed is that people no longer appear to SEE.  They don’t look up.  They don’t look around.  They don’t look at others when they speak.  Eyes on the road, eyes on the phone, eyes on the pavement.

So, now I think I get it.  The urban refugees fleeing to Collingwood want to SEE again.  They want to connect to something.  Maybe they want to drive slower, maybe they want to be a little nicer. Perhaps they want someone to talk to them.  Chat for awhile.  Connect. Breathe.
 
Tell me, am I right?  Even close?

Until it was featured in a clip on Canadian Idol last year, Paula’s Pantry has been one of Collingwood’s best kept secrets.

“Paula’s” as we like to call it, is located in a very non-descript, little building outside of the commercial area.  When you walk in the door, the smell of fresh baking would make any mouth water.  It really does feel like walking into Mom’s kitchen with its down home atmosphere that is entirely free of any pretense.

At Paula’s, it’s easy to have lunch for under $5.00.  Sandwiches are made to order on hand-cut, fresh baked bread with basic offerings such as roast beef, egg or chicken salad, veggie, cheese or tuna.  Homemade soup is always on offer and there is a daily special sandwich that could range from minced meat salad to meatball.  But, it’s the cookies.  Oh those cookies!  Just ask Ben Mulroney.  Or the CTV camera crew who couldn’t get enough when they came by to film Paula’s last year.

Cookies are baked fresh daily and the case is always empty by the end of the day.  Chocolate chip, oatmeal, seasonal favourites – everyone is truly like Gramma used to make.  The dessert squares are entirely irresistable.  The bakeshop area also offers homemade loaves, squares and biscuits to go.

Paula makes cakes for weddings, birthday, anniversaries or any special occasion.  They have a large selection of novelty pans and you can bring in a picture of what you like and they’ll recreate it for you.  You can even rent one of their unique pans if you want to try your hand at home. 

Rounding out the pantry is a small gift shop of country giftware, local crafts and homey goodies.

Started more than two and half decades ago by three sisters, Paula’s Pantry continues to be a local tradition and much-loved community treasure.  It’s located right at the corner of Hurontario and Eighth Streets a few blocks south of the downtown core.

John and I love to go out for breakfast on Sunday mornings.  Today, we really discovered something different that I’ll bet few people know about.  We ate at the airport.

Collingwood’s airport is actually located in Clearview which is another story in itself.  In the terminal, there is a little cafe called Beyond the Clouds where the proprietor, Doris Lajoie and her daughters serve up fabulous home cooked meals from Thursday to Sunday every week from 8 am to 2 pm.

We sat by the big bank of windows where we watched the little planes come and go including the air ambulance that landed for re-fueling and breakfast.  I assume no patients were on board!  The helicopter was parked just about 50 feet from our window providing a unique view for our breakfast this morning.

There is an extensive all-day breakfast menu with everything from yogurt, fruits and eggs to pancakes, sausages and French toast.  The cafe is immaculate and it’s kind of neat to listen to the chatter from the likely long retired pilots relive their airborne stories. 

Beyond The Clouds Cafe is yet another one of Collingwood’s little secrets now revealed.

This month brings a special anniversary.

Sixteen years ago, I had the great privilege of hiring my assistant, Chris McCormick.  At the time, she was in the mortgage brokerage business which is how we met and after working with her on several transactions, I felt she was exceptional in every way.  I was thrilled when she agreed to come and work with me.

Back then, client records were kept in a rolodex and offers or letters were prepared by typewriter and carbon papers.  Faxing was not yet legal, computers were DOS based and there were just over 100 REALTORS® in the area compared to well over 300 today.

Chris transformed my real estate practice.  She organized systems, motivated and inspired me and treated every one of our clients like family.  So much has transpired since then!  After just a few years, I made the decision to manage a new real estate company in town and Chris was right beside me with an energy and commitment that was remarkable.  Together, we worked to build a successful little operation but within a few years of managing, I was missing my passionate work which was selling real estate.  That’s when we moved to RE/MAX.  Again, a new adventure and new patterns were no challenge to Chris as she helped make the transition smooth and fun.  In those years, she computerized all of our systems (did I mention she is a computer whiz?), managed our accounting, and every day she cared for each of our clients deeply.  She cracked the whip behind me to keep me on track and on time.

For 16 years, Chris and I have worked within 4 feet of each other.  When we started, our children who are now in their twenties were wee tykes.  We’ve seen each other’s kids grow into adulthood.  We’ve watched our parent’s age and we’ve lost a Mom and two Dads.  We’ve moved homes, have faced enormous life challenges and have shared everything from last night’s crazy dream story to our deepest hopes and fears.  We’ve laughed until tears rolled down our faces.  During every step of the last 16 years, we’ve had each other’s back.  We spend more time with each other than we do with anyone else in the world and yes, we can finish each other’s sentences.

Chris rarely misses a day of a work and she clocks extra hours doing whatever needs to be done.  She is one of the most creative writers and marketers I know.  She can type faster than I can talk.  She puts up signs in the snow, shows property, does Open Houses, handles the phone lines, fixes the copier, deals with lawyers, attends home inspections and about a thousand other things without breaking into a sweat.  She deals with our clients in the most devoted way and is like a dog with a bone when it comes to bringing a clients dream to life.  She volunteers, takes courses, goes to church, participates in civic matters and is now the second-vice president of our local real estate board.  This is wonder woman.

I couldn’t think of a way to say thanks to Chris for the last sixteen years so this is it.  Chris, I think you are one of the most intelligent, creative, funny and kind people I know.  You are that exceptional, one-of-a-kind person I imagined you to be so long ago.  Thank-you for all you do and for who you are.
 
Happy Anniversary.

We interrupt his blog to bring you a little shameless self-promotion.

First, let us say that we love most of our fellow REALTORS® around here.  They are a good bunch.  But this is not about them (sorry guys).

For a few years now, we’ve been working hard to keep you in-the-know about everything to do with Collingwood and Blue Mountain real estate or otherwise.  We’ve gone on ad nauseam about why you should use a REALTOR®. 

Now, we present to you more reasons why you should use us, Marg and Chris, as your REALTORS® of choice in the Collingwood and Blue Mountain area.

o Professionally speaking, we have more than 35 years of real estate business experience under our stylish, but tasteful belts.

o We’re not one-trick ponies:  we’ve both enjoyed other careers in social work, banking, exporting, manufacturing, investments, administration and health.

o We do our homework:  we read, we listen, we absorb, we go to class, we research and we share.  Oh, and we save everything!

o We’ve been through recessions, downturns, being laid off or having quit; been turned down, and we’ve been approved; we’ve seen success, and worried about failure, invested and lost, and invested and won!

o We google, oodle, twitter, blog, text, feed and kijiji.  Can you digg it?

o We’re chatty in many languages:  English, German, a little French, a little Spanish, pig-Latin and lots of Real-Estate-Lingo are spoken in our office. 

o We’ve lived to tell the tale… between us, we’ve lived through marriage, separation, divorce, being single; being a Mom, a Dad, a sister, an aunt and a cousin, being gifted, acting stupid; being jilted, being broke, sending kids to college and university; losing parents and close family members, losing on the stock market, having accidents in cars and in our pants, being embarrassed and being proud, yelled too much, yelled too little, praised when we shouldn’t have, gained weight, lost weight, survived heart attacks and breast surgery and loved with all of our hearts (which are located deep inside our bodies.)

What we’re trying to say is, we’ve been through a lot between the two of us, so we can commiserate, empathize, sympathize and help, whenever you need our advice or expertise.  No matter what the event, it’s very likely that we’ve been there too, so you don’t have to feel alone when you’re dealing with life’s ups and downs.

Nuff said. 

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When it’s time to buy or sell real estate in the Collingwood, Blue Mountain or Georgian Triangle area, contact Marg, an experienced and competent Broker who’s ready whenever you are!

Many of our clients come to see property for sale in Collingwood and area but often get lost.  (Right Murray?)  Most seem to know where Cranberry Village is but that’s about it.  Well, you can find your way around even if you don’t have a GPS.

Go to Google, type in the address you are looking for and click on maps.  Here’s an example for 252 Hurontario Street in Collingwood (yes, a shameless plug for one of my best listings):

 
Pretty easy, isn’t it?

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When it’s time to buy or sell real estate in the Collingwood, Blue Mountain or Georgian Triangle area, contact Marg, an experienced and competent Broker who’s ready whenever you are!