Your Guide To HOME - Buyer's Book 2023

This is not intended to solicit anyone currently under contract

O u r T e a m A p p r o a c h

As a team, our goal is to establish lifelong relationships with our buyers by dedicating a strong and supportive partnership that provides guidance, resources and extensive knowledge at all stages of your real estate transaction.

Most agents are a one-man show with limited time and energy, juggling several clients with little help. OUR team ALWAYS has time for you!

Our unique TEAM approach means you get a highly qualified staff of individuals, each with their own specialized knowledge and area of expertise. And hey... we ' re told we are even fun to be around!

YOU get all of OUR TEAM all working for you!

We were lucky enough to have Melanie work with us while we bought virtually. She was able to make a stressful situation manageable, dealing with the paperwork as well as recommending professionals to help us with inspections, lawyer, and everything in between. Her and her staff are responsive and professional all while keeping us laughing through trying times.

I was new to the whole buying a house experience, but Melanie and Steve alleviated my anxiety and confusion and made the whole process easy and enjoyable.

I would recommend Leblanc & Associates to anyone who is looking to buy They are very professional, courteous and fun to be with

- Caroline K

I have nothing but incredible things to say about Kim. I have been working in the mortgage lending industry for 13 years and have lived, worked, and purchased in real estate markets coast to coast. The level of service, professionalism, knowledge and human connection Kim brings to real estate interactions with her clients is beyond anything I have witnessed elsewhere Not only is Kim detail oriented, she gets to know her clients personally and understands the human and emotional element of the real estate process. Her communication and care are a testament to her character, integrity and exceptional knowledge of the diverse markets she serves.

Tanyse and James G.

Melanie Leblanc

REALTOR® - Team Lead

After 15+ years of experience and hundreds of transactions, it is safe to say that there is nothing Melanie cannot deal with head-on. She is a TRULY DEDICATED REALTOR®. She is known in the business for her impeccable knowledge, thorough communication, and her candid feedback She is not afraid of those difficult conversations or tough negotiations. This is what she truly does BEST! She has been known for years as a relocation specialist, working with hundreds of military, RCMP and work relocations. As a past member of the military herself, Melanie has experienced firsthand the challenges associated with relocating from miles away. This has enabled her to effectively create systems to minimize your stress and maximize your House Hunting Trip by always being 2 steps ahead!

What else do you need to know about Melanie?

She is a Canadian Military Veteran

She is a full time REALTOR®

She is bilingual (English and French)

She is a Certified Negotiation Expert (CNE) and Accredited Buyers Representative (ABR)

She is in the top 2% of all real estate agents in the Halifax & Surrounding Market

Steve Arsenault

REALTOR®

With over 30 years of hospitality experience in Halifax, Steve takes pride in aligning himself with the best. Previously as a Restaurant Manager for the award-winning Bertossi Group and The Canteen on Portland, Steve learned how to deliver the highest level of client service while building trusted relationships. Now as a REALTOR®, Steve brings that same enthusiasm & dedication to the Leblanc & Associates Team.

Steve takes great pride in going the extra mile and creating a seamless experience at every stage. Client satisfaction is Steve’s ultimate goal and his biggest reward.

Kristen Harper

Client Care Coordinator

Kim was born and raised in the small coastal community of Herring Cove just outside of Halifax but now calls the area of Waverley her "home"!

She has had a varied background that includes real estate paralegal, retail, sales, branding & digital marketing, merchandising and even a little event planning! She now thrives in her career as an award-winning REALTOR® where she enjoys being able to use the skills she has developed throughout her experiences to help her clients with their real estate needs and get to know them & their families along the way!

Kim's passion for her community, love for all things Halifax, local and East Coast are always on display on her social media channels - along with her adorable dog, Sierra!

After successfully selling real estate for 5 years, Kristen made the tough decision to step back from the demands of a full-time agent and embrace family life. She went on to join forces with Melanie Leblanc/Leblanc & Associates. With Kristen’s previous knowledge of real estate, she can effectively interpret agents’ and clients’ needs and execute them in a prompt and professional manner. Her passion for client service enables her to deliver the highest calibre of care, and support clients and agents throughout the transaction.

We are a team of agents with over 80% of its business coming from repeat clients and referrals

We have a wealth of knowledge with over 16+ years of real estate sales experience in the Halifax market

We are highly skilled negotiators working on your behalf

We are full-time agents whose primary goal is to help you find the right home in any type of market

We have a professional administrative team handling paperwork so our agents can prioritize you

Proactive, efficient, professional and attentive are only a few characteristics that define the team and level of customer service at Leblanc and Associates Going above and beyond to accommodate our many requests, Melanie made our purchasing experience down right easy, and gave us the full confidence to complete the transaction over virtual means. Melanie is truly the standard by which all others should be measured. We cannot thank Mel and her team enough. Highly recommended; there just is no other option when it comes to a Realtor!

Choosing Your Team

LawyersLawyers who specialize in real estate ensure that proper procedures are followed during the acquisition of property and are invaluable members of your team Their job is to ensure that you get what you are paying for in accordance with the terms of your purchase and sale agreement and make certain that there is a clear title to the land.

Hiring an independent home inspector is not mandatory but they will help alleviate a lot of the risk Building inspectors ensure that the property is warm, safe and dry and can help identify if a building is worth your time and money. A properly trained inspector can potentially save you thousands of dollars and any unpleasant surprises.

Mortgage Brokers

Home Inspectors

The mortgage industry is highly competitive and it is important to understand that interest rates can change anytime. Partnering with a mortgage broker or financial institution will help you find the right mortgage product with the best rate. It is also very important to obtain a copy of your pre-approval as this can be a powerful tool when submitting offers. Sellers are more likely to consider an offer when they know there is a pre-approval in place.

Leblanc & Associates have vetted and worked extensively with many of the above professionals. We would be happy to connect you with some incredible and TRUSTED professionals to assist you in the buying process

Closing Costs

Most buyers can expect to pay approx 3-5% of the purchase price in closing costs. These can include mortgage application fees, legal fees and disbursements, utility hookups, fuel and tax adjustments, Land Transfer Tax etc. As your closing date approaches, your lawyer will provide you with a statement of all the costs and will handle the distribution of all said fees on your behalf.

Important Closing Costs/Adjustments

Fuel Adjustments Land Transfer Tax Tax Adjustments

All buyers must pay a Land Transfer Tax called the Deed Transfer Tax (DTT) in Nova Scotia. The amount paid is based on 1 5% of the purchase price of the property and is due upon closing.

If the property you are purchasing has oil or propane, the sellers will fill the tank(s) the a few days before closing and you will be required to pay the sellers for a full tank upon closing.

You will be required on closing to reimburse the sellers for any taxes they have prepaid for the year. This is prorated and will be calculated by the lawyer and will be due upon closing.

Your buyer's representative will set up showings and provide valuable information regarding the property, community, taxes, utilities and zoning. They will help scrutinize properties and locations to the best of their knowledge, so having a highly experienced and knowledgeable agent is a HUGE asset!

Your buyer's representative will educate you on the current market and how that corelates with recent sales in the area. They will work with you to strategize the best terms of an offer that satisfies both your needs and those of the seller

In a strong sellers market, this process is CRUCIAL to preventing buyer burnout from unsuccessful attempted offers.

Your buyer's representative will monitor all dates, conditions and requirements leading up to the closing date. They will attend the pre-close inspection and carefully assess the property and it's current condition to ensure that no new issues or damage has occurred since the last viewing.

Why having Buyer's Representation is SO

IMPORTANT!

It is a common misconception that just because the REALTOR® is showing you properties, that they are automatically working for you. This is most definitely NOT the case. You must discuss representation with the REALTOR® and decide what level of representation you want There are three types of relationships or agencies you can have with a REALTOR® - Client, Customer or Transaction Brokerage. Each has a different set of duties and obligations they must provide buyers. To understand more about each type of relationship, please refer to page 20.

Buyer's Representative Is Important

Why not use the listing agent?

The listing agent has a relationship with the seller, therefore you will not receive all the benefits of having your own representation. The agent is working for the sellers, who are naturally is trying to get you to pay top dollar for their home. You need a buyers representative, who will represent you EXCLUSIVELY and can provide advice and direction

Client Referral Program

Marketing to new clients costs tons of time, money and energy. Like any company, we need new clients to stay in business. Over the years, we have found that looking for new clients takes away from the time we would be spending working for you and other clients.

If we have helped you in the purchase or sale of real estate, then you know how well we serve our clients. The reason why we try so hard is so we can earn your respect and confidence in recommending our services to your friends, neighbours, and relatives. The ultimate reward is your word-of-mouth referral!

With this program, we are asking you to share your experience with others. If you refer your friends, relatives or co-workers, everyone benefits. They will receive the highest level of service and for thinking of us, you will receive a special token of gratitude.

FAQ's

What does it cost as a potential buyer to use a Real Estate Agent?

NOTHING! The compensation that a Real Estate Agent receives comes from the seller's proceeds. There is no cost for a buyer to use an agent in a traditional agent/buyer relationship. In a Buyer Agency agreement, there may be some costs to the buyers but even these agreements are usually worded so that the agent is compensated by the seller *Some conditions may apply so please discuss with your REALTOR®.

Can my Agent give me information and show me properties that are for sale by other companies?

Yes, Absolutely!

What if I find a property on my own?

You should contact your agent and NOT the property owner or the agent listing the property. Having the address or the MLS® # is very helpful and will assist your agent in gathering detailed information regarding the property.

What type of information will my agent need from me?

Your agent will need all the information that is pertinent to finding your ideal home. For example, the number of bedrooms, bathrooms, price range, location (area) etc...Keep in mind that a search that is too specific may narrow your list of properties too much and you may miss out on properties that would otherwise have been a suitable match to your needs

Can I go to open houses without my agent?

You can go to open houses without your agent However, you need to make sure that you indicate you are working with an agent already. You may unknowingly disclose information that may affect the negotiation process.

How can I find out about new properties?

Your agent should be able to accommodate your particular situation whether it be via email, phone calls, etc. Clients with email capability can receive automatic updates from the MLS® system as soon as new listings are entered

What if I want to switch agents?

Let your current agent know why you want to switch agents See if you can work out the issues with them If not, tell the agent you no longer want to work with them and sign a termination of contract

Working With The Real Estate Industry

This is the form that is used to explain the different types of agency you can have with a REALTOR® and their brokerage and outlines the responsibilities of the buyer and agent

Buyer Designated Brokerage Agreement

This is the form that is used to establish agency between the buyer(s) and the REALTOR®

Agreement Of Purchase and Sale

This is a standard purchase and sale agreement which outlines the terms of the offer and covers the most common conditions buyer(s) would like satisfied with when purchasing a property

Counter Offer

This is the form is used by seller(s) to request different terms or conditions of the purchase and sale agreement submit from the buyer(s)

Property Disclosure Statement (PDS)

This is the form that seller(s) fill out to disclose any pertinent information about the property

Equipment Schedule

This is the form seller(s) fill out, to identify if there are any financed/leased/rented equipment at the property and allows buyer(s) to accept, reject the terms or propose new terms

Buyer Waiver Of Conditions

This is the form that is used to confirm that the you are satisfied with all conditions and that the deal is firm and legally binding.