Home Buyer’s Guide
Both a visionary and a strategist, Ashley makes the complexities of the real estate process straightforward and builds a conceptual roadmap that clients can track through their real estate journey.
The Process
Initial Exploration Call
This is the first conversation to discuss your preliminary goals, preferred property types, and any initial questions you have about the process.
Get Pre-approval
Before starting your property search, evaluate your financial situation, confirm your budget, and secure a preliminary mortgage commitment from your lender.
In-Person Meeting
You’ll meet with your agent to discuss your wants, needs, and ideal property criteria in detail, and to establish a clear action plan.
Sign Engagement Agreement
This step formally establishes your REALTOR®️ represents your interests and outlines the terms of the professional relationship.
Generate
MLS search
Based on your criteria, your team will set up a system to send you an email alert to direct you to new listings that match your preferences and needs. advantage.
Your agent will schedule walkthroughs of properties matching your desired criteria so you can see potential homes in person.
Submit Offer
You will sit down with your agent to prepare your offer using their knowledge of your property goals and the current market.
Review Offers
After submitting the offer, be prepared to negotiate with the seller; your agent will advise you on strategy, especially in competitive markets.
Under Contract
Once the seller accepts your offer, the contract is signed, and you enter a crucial phase of due diligence, inspections, and preparing for closing.
Home Ownership
On the closing day itself, legal property ownership is transferred to your name, and you receive the keys—it’s time to move in!
STEP 09.
STEP 10.
Buyer’s Services Checklist
analysis based on unique search goals
In-depth lifestyle, neighborhood, and school discussion
Define Your Goals, Needs and Budget
Prior to meeting with our team, it’s important to clarify your budget, personal property preferences, and any anticipated life state and lifestyle requirements that may impact the purchase of your property. As a starting point for your consultation, please complete the worksheet below, and let’s review it!
Budget Range
Target Budget Maximum Budget
Primary Property Usage
Primary Family House
Vacation/Secondary Property
Property Features
Want Need
How any bedrooms do you need?
How may bathrooms do you need?
Do you need space for an office?
Investment/Revenue Property Other
Are school districts important to you?
What kind of parking facilities do you need? For how many cars?
Do you require air conditioning? If so what type?
Do you require storage or hobby space?
Is a fireplace or swimming pool high on your list?
Do you want special features to save energy, enhance air quality or to reduce environmental impact?
Lifestyle and Life Stage
Most people aim to find a property and area that will meet their needs for the next five to ten years. Our team can help you assess your lifestyle and life stage needs that may impact the property that is right for you.
How long do you plan on staying in this property?
Will you need a property that can accommodate different stages of life?
Do you have children or plan to have children?
Do you have teenagers who will be moving away soon?
Do you have a family member with special needs?
Are you close to retirement? Do you have an older relative who may come live with you?
Property Operating Costs
Taxes
Property taxes are a major source of income and are used to help pay for city services. Each municipality determines their own tax rate every year.
Utilities
Utilities are the services required to run your property including power, water, sewer, and heating costs. The cost of utilities can vary widely across properties and from season to season.
Insurance
Insurance can protect you against all types of damage to your property, such as flooding, vandalism, and theft. Most lenders require you to have insurance to get a mortgage so they can protect the asset they are lending on.
Choosing a Location
What Kind of Property do You Want?
Are you interested in a condominium or a freehold? Would you be open to renovations or a turnkey property?
Consider Your Access
Consider amenities and highway access. How close do you want to be to parks, work, grocery?
Community
What would you like to see in your new community? Is it more coffee shops? Events? Closer to the city? What makes you excited to head to the property!
Draft The Offer
We will draft an offer that protects you and include any clauses that make sure are needed. Keep in mind that this offer is just an offer, until it is accepted.
Accept
Reject
The Seller may accept your offer – CONGRATS!
The Seller may reject your offer.
The Seller may come back with their own offer.
Time to celebrate, now we will move ahead with any conditions laid out in the offer like property inspection or financing. Once completed we wait for closing and then MOVE IN!
We will ask questions to discover why and if there is anything we can do to make the offer more appealing. If not we move on and find the property you were meant to have!
In this case, we will review the terms with you and continue to negotiate until we have reached a mutual agreed upon offer or until no agreement can be reached.
Everything You’ll Need to Budget For
Before Closing
• Deposit
• Property Appraisal
• Home Inspection On Closing
• Land Transfer Tax
• Property Tax
• Mortgage Insurance After Closing
• Moving Expenses
• Utility Connections
• Renovations
• Immediate Repairs and Maintenance
Current Thresholds and MLTT Rates
ADDITIONAL THRESHOLDS AND RATES EFFECTIVE AS OF JANUARY 1, 2024
Frequently Asked Questions
How Long Does The Process Usually Take?
Buying a property can happen in a week or take months. We will work with you to make it happen as quickly as possible.
What Is A Buyers Market vs. Sellers Market?
A seller‘s market happens when there‘s a shortage of properties. A buyer‘s market occurs when there are more properties for sale than buyers. Don‘t worry, we‘re experts at handling multiple offers.
How Do We Know What We Can Afford?
We‘ll walk you through the process of figuring out how much you can afford, the first step is making an appointment with a mortgage broker.
Buyers Checklist
Two Months Before
Start downsizing and donating old and unwanted items
Start researching moving cost and companies
Order packing supplies
One Month Before
Change your address and send moving notifications to friends and family
Find local healthcare providers and shopping necessities
Buy any new appliances or make plans for what to buy
Two Weeks Before
Contact utilities
Finalize moving arrangements
2-3 Days Before
Plan payments and expenses for moving
Defrost your fridge
Clean as you continue to pack
Pack things you will need right away separately
Moving Day
Do a final walk-through
Keep all receipts
Pre-clean, seal any windows or doorways
Check for damages in your new home that will need to be fixed
Unpack room by room
THE TEAM
Ashley Shaw & Associates
At Ashley Shaw & Associates, we redefine the standard of excellence in real estate. Rooted in the prestigious traditions of Sotheby’s International Realty Canada, our team blends timeless sophistication with modern innovation to deliver exceptional results. We believe in the art of personalized service—where relationships come first and every transaction is approached with care, strategy, and integrity.
Each client’s journey is unique, and we tailor every detail to align with their individual goals and aspirations. From bespoke marketing strategies to expertly crafted negotiations, we ensure that every step is handled with precision and professionalism.
Led by Ashley Shaw, our team brings together a wealth of market insight, negotiation expertise, and a shared passion for delivering a seamless experience. Pippa, Phyllis, Stephanie, and Helen, add further strength and depth—each bringing their own distinctive skills and dedication to client service. Together, they embody our commitment to going above and beyond, ensuring that every client feels informed, supported, and confident from start to finish.
With Ashley Shaw & Associates, expect nothing less than a refined, relationshipdriven approach to real estate—one that blends trusted experience, innovative thinking, and an unwavering pursuit of excellence.
Ashley Shaw
Broker & Senior Vice President, Sales ashaw@sothebysrealty.ca
416.828.6236
Helen Hoang
Director of Operations, Ashley Shaw & Associates hhoang@sothebysrealty.ca
416.916.3931
Philippa Van der Vliet
Sales Representative
philippa.vandervliet@sothebysrealty.ca
416.574.9601
Phyllis Henderson
Sales Representative
phyllis.henderson@sothebysrealty.ca
416.709.4828
Stephanie Mitchell
Sales Representative stephanie.mitchell@sothebysrealty.ca
416.899.4898
@ASHLEYSHAWANDASSOCIATES
ASHLEYSHAWANDASSOCIATES.COM