Buyer's Guide 2025

A Buyer’s Workbook

FROM HOUSE HUNTING TO

e e t e m m Ho Swe Ho

With The Leblanc & Associates Team

This is not intended to solicit anyone currently under contract.

Contents

2 7 8 10 11 13 15 16 18 35

Meet The Team Buyer’s Representation Importance Buyer’s Roadmap Choosing Your Team Closing Costs Frequently Asked Questions Showings: What To Expect Client Referral Program Sample Forms Buyer’s Workbook

All this information and more can be found on our website yourmoveinhalifax.com

ABOUT US

2

We have a combined wealth of knowledge of over 34 years of real estate sales experience in the Halifax market.

3

We are highly skilled negotiators working on your behalf.

4

We are a team of full-time agents who are familiar with the ins and outs of the Halifax market and surrounding areas.

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.

We have a professional administrative team handling everything behind the scenes so our agents can prioritize you!

Most agents are a “solo show” with limited time and energy, juggling several clients with little help. Our team ALWAYS has time for you!

5

You get all of our team, all WORKING FOR YOU!

2

It Takes A Team!

1

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

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!

Meet The

m a Te

Melanie has earned her title as THE relocation specialist, having worked closely with hundreds of military, RCMP, and work relocation clients. Drawing from her personal experience as a military veteran, Melanie understands the challenges of moving from miles away. This firsthand knowledge empowers her to create systems that minimize stress and ensure you stay two steps ahead during your househunting journey.

MELANIE LEBLANC Team Lead / REALTOR®

Meet Melanie, your dedicated real estate ally with an impressive 18+ years of experience and a track record of successfully navigating countless transactions. There's no challenge too big for Melanie—she tackles every situation head-on.

Renowned in the industry for her impeccable knowledge, Melanie stands out for her thorough communication, candid feedback, and top-notch transaction management systems. She's not just a REALTOR®; she's your go-to expert for those difficult conversations and tough negotiations, excelling in what she does best.

Beyond her professional achievements, Melanie is a passionate advocate for dogs, with five furry companions of her own. Volunteering for ElderDog Canada, she dedicates her time to supporting our four-legged friends. In her role as a wife and mom of two boys, Melanie brings the same commitment and care to her personal life as she does to her real estate career.

Choose Melanie for a personable, engaging, and experienced approach to real estate that goes beyond the transaction—because your journey is her priority.

Bilingual (English & French) Certified Negotiation Expert (CNE) Accredited Buyers Representative (ABR) 3

STEVE ARSENAULT

KIM DEMPSEY

REALTOR®

REALTOR®

Steve is someone who has always thrived on aligning himself with excellence. With a rich background in hospitality, Steve served as a restaurant manager for the renowned Bertossi Group and The Canteen on Portland, where he honed the art of delivering unparalleled client service and building lasting relationships.

Meet Kim — a REALTOR® with over 7 years of experience, a passion for people, and a love for community. Born and raised in Herring Cove, she now calls Waverley home, where she balances life as a busy boy mom with her passions and thriving real estate career.

He seamlessly transitions his passion, enthusiasm, and dedication from the hospitality industry to this award-winning real estate team where he takes great pride in upholding the same standards of excellence that he's always been accustomed to.

Steve's commitment goes beyond the ordinary; he strives and thrives in going the extra mile to ensure a seamless experience at every stage of the real estate journey. For Steve, client satisfaction isn't just a goal—it's his ultimate reward.

Beyond his professional life, Steve and his partner enjoy hosting guests or indulging in the vibrant local dining scene. No matter where he goes, Steve always manages to know someone, spreading smiles with his warm and welcoming demeanour.

4

Before becoming a real estate agent, Kim worked as a real estate paralegal and assistant, and gained experience in retail, sales, branding, digital marketing, merchandising, and event planning. This mix of skills helps her guide clients through every step of buying or selling with care, insight, and attention to detail.

What she loves most about her job is the connections she builds along the way — getting to know her clients, their families, and turning those relationships into lasting friendships!

Outside of work, you can find Kim camping, hiking with her dogs, checking out local restaurants, or hosting friends and family for dinner. She’s also passionate about supporting small local businesses, and loves being involved in our community through volunteering and attending events!

TASIA WILLIAMS

CATHERINE COOK

REALTOR®

Client Care Coordinator

Understanding that a home is more than just a place to live, it’s where life happens, Tasia brings a keen eye for detail and a deep appreciation for welcoming spaces. Originally from Alberta, she relocated with her family to Nova Scotia in 2019, embracing the beauty and charm of the East Coast. Before transitioning into real estate, she spent years as an office administrator before taking time to raise her children.

Catherine, a native of Upper Lahave in Nova Scotia's picturesque South Shore, has found her heart and home in the Halifax area for the past 15 years. Her journey has been marked by a rich and diverse professional background, encompassing customer service, graphic design, and corporate training. This unique blend of skills showcases her exceptional creativity and an unwavering commitment to helping others.

Her passion for real estate grew from personal experience, having owned multiple properties, she has a firsthand understanding of the excitement and challenges that come with buying or selling a home. That passion has evolved into a fulfilling career dedicated to helping clients navigate their real estate journey with confidence.

Known for her infectious smile and an endlessly positive attitude, Catherine embodies a spirit of enthusiasm and dedication. These traits are not just a hallmark of her personality but also a reflection of her deep-seated passion for making a tangible, positive impact in every endeavour she undertakes.

With a strong commitment to professionalism and integrity, she takes pride in providing exceptional service, ensuring every client feels supported, informed, and empowered.

Whether you’re searching for your dream home or making a move, Tasia is here to guide you every step of the way.

Outside the professional realm, Catherine is an avid adventurer and nature lover. Her appreciation for the outdoors and all things creative speaks volumes about her zest for life and her pursuit of experiences that enrich the soul. Whether it's exploring new trails, engaging in artistic pursuits, or simply revelling in the beauty of the natural world, Catherine embraces each moment with joy and an open heart.

5

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 B. 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. Tasia is incredible, she is organized, efficient, and super responsive which has been an enormous comfort in relocating from BC. She has provided great direction and advice and was friendly and patient while we made her drive all over the western half of the province! We quite literally could not have done it without her! She even provided snacks and water which were a life saver in the heat and humidity. I love the house she helped us find and will recommend her to anyone looking to find a wonderful home.

6

- Pele T.

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 19.

THE SEARCH PROCESS 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 working for you is a HUGE asset!

THE OFFER PROCESS 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 sellers market, this process is CRUCIAL to preventing buyer burnout from unsuccessful attempted offers.

THE CLOSING PROCESS 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.

HOT TIP!

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 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.

11 7

Buyer’s Roadmap 1

2

Meet with Leblanc & Associates

Get Pre-Approved for a Mortgage

Your journey starts with a consultation (Face to Face or visual) where we discuss your needs, budget, and goals.

We will outline the buying process, answer your questions, and create a plan tailored to your situation.

A mortgage pre-approval confirms your budget and strengthens your offer. We will connect you with trusted lenders if you don't already have one, who will assess your finances and provide a preapproval letter, giving you a competitive edge in the market when it's time to offer on the property of your choice.

4 The Home Search Before starting your home search, define your non-negotiables and your must-haves, such as bedrooms, location, home type, and budget. Then, list your Wants, your nice-to-haves like a fenced yard, garage, or exterior color.

We covered this in our initial meeting, and now we will dive deeper!

3 Market Education We will guide you through current market trends, pricing, and inventory in your target areas. This step ensures you understand OUR local conditions, helping you make informed decisions when the right home comes along.

5 Make and Educated Offer We’ll provide you with market insights, latest sales, and different negotiation strategies so you can confidently decide on your offer. Our role is to equip you with the right information to secure the best outcome while aligning with your goals.

8

0-3 months: Seller’s Market (More buyers than homes = higher prices, faster sales)

KNOW YOUR MARKET

4-6 months: Balanced Market (Supply & demand are roughly equal) 6+ months: Buyer’s Market (More homes than buyers = lower prices, slower sales) By tracking months of inventory, buyers and sellers can gauge market conditions and make smarter decisions.

10 Closing Day Before funds are transferred, we will do a final walkthrough the evening before or the morning of closing to ensure everything is as expected. Your lawyer will finalize the paperwork, and once everything is complete, you’ll receive your keys. Timing can vary depending on the lawyer and financial institution. You may get the keys at 11 am or 5 pm and this is not something we as your agent can control.

9 Concierge Services During the transaction and long after you’ve settled in, we’re always here to help. Whether you need movers, cleaners, contractors, or advice, you can always reach out to any of us, we are your trusted resource for all things home!

6 Accepted Offer Once your offer is accepted, we’ll guide you through the next steps, including deposit submission, inspections, and financing conditions.

Our goal is to ensure you are fully informed and prepared for a smooth transaction until closing.

Legal Components Your lawyer will review the contract, conduct a title search, and handle necessary paperwork to protect your interests. They’ll ensure you understand the legal steps involved and we will coordinate with your legal team during the entire transaction to ensure a smooth closing day.

8

7 Conditions & Inspections Once your offer is accepted, you enter the condition period (or due diligence period), typically lasting 7 to 14 days. During this time, you will complete important steps like the home inspection, securing final financing approval, legal review, submitting your deposit, ensuring everything is in order before the purchase is finalized.

9

CHOOSING

Your Team

Lawyers Lawyers 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.

Home Inspectors Hiring an independent home inspector is not mandatory, however, strongly recommended.

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 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 preapproval in place.

10

Leblanc & Associates have vetted and worked extensively with many industry experts. 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.

3 Primary Costs/Adjustments On Closing Day

Land Transfer Tax

Fuel Adjustments

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) 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.

11

Frequently Asked Questions

1 2

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®.

4

6

NOUN

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

Yes, Absolutely!

3

5

7

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 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 ask them to sign a termination of contract.

8

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 on a property you offer on.

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’s the purpose of a deposit?

This deposit serves as a gesture of good faith, demonstrating to the sellers that you are serious about purchasing their home. You can consult with your buyer representative to determine an appropriate amount for your transaction.

The deposit will be applied toward your down payment or closing costs if the sale is completed.

13

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®!

- Melanie Q.

Showings WHAT TO EXPECT Most top listing agents use high-quality photography and advanced technology, so online listings naturally showcase properties in their best light. We always recommend that clients drive by the property before scheduling a showing or use Google Street View if they’re out of town. This can save valuable time, especially if your availability for viewings is limited. A home may look stunning in photos but could be next to a junkyard or a neighbour with a collection of old cars on blocks. Maximizing efficiency is key!

Once you have a clear picture of the property, we’ll schedule a showing and focus on key aspects such as noise levels, visible water damage, structural integrity (including cracks, water stains, and sloping floors), and overall floor plan. We’ll also assess whether the layout suits you, your family, and your lifestyle.

1. Remove your shoes.

2. Don’t bring food or drinks.

TOP 5 TIPS FOR A SUCCESSFUL SHOWING

3. Keep it to a small group. Bring only a few key people, such as your spouse, a trusted friend, or family member.

4. Be respectful of the seller’s space & belongings. Avoid snooping or handling personal items.

5. Be considerate of your agent. Listen to their advice and allow them to be your guide.

15

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 our gratitude.

Moving With

Pets?

Moving can be a stressful experience for anyone, but especially our furry friends!

Scan the QR Code below for our 5 tips on a stress free move with pets!

Scan the QR Code above to read our 10 Tips to prepare kids (and yourself!) for a move.

16

Moving With Kids?

40

million

visits to royallepage.ca³

Participated in nearly 1/3 of all transactional dollar volume in Canada²

That’s

~$103 billion

9 10 out of

Canadians are familiar with the Royal LePage Brand¹

24

Sample Forms

Working With The Real Estate Industry Buyer Designated Brokerage Agreement Certificate and Consent of Purchaser Agreement Of Purchase and Sale Counter Offer Property Disclosure Statement (PDS) Equipment Schedule (ES) Waiver of Conditions

18

Working With The Real Estate Industry This is the form 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 used to establish agency between the buyer(s) and the REALTOR®

Certificate and Consent of Purchaser This is a form used to establish that a buyer is legally permitted to purchase a property in Canada

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 buyers would like satisfied when purchasing a property.

Counter Offer This form is used by the sellers to request different terms or conditions of the purchase and sale agreement submitted from the buyer(s).

Property Disclosure Statement (PDS) This is the form that the sellers fill out to disclose any pertinent information about the property.

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

Buyer Waiver Of Conditions This is the form used to confirm that buyers are satisfied with all conditions and that the deal is firm and legally binding.

Let’s Get Started!

Buyer’s Workbook >

35

My Team: LEAD AGENT

902-830-4093 mel@melanieleblanc.ca

REALTOR

LAWYER

MORTGAGE BROKER

INSPECTORS

OTHER CONTACTS

Beds

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Do you have a stable job and a reliable income? It’s essential to assess your financial situation. What debts do you currently have? What are your monthly expenses? What is your salary? Are you in a permanent position, or are you still in a probationary period?

These are all things a mortgage broker will ask about and require documentation for. It’s crucial to get everything in order before starting your home search.

GET REAL WITH YOUR FINANCIAL SITUATION

$325 $375 $250 $250

Well - Flow Rate Testing Septic Testing Municipal Line Scope Radon Testing

$1,000+/-

$44,580

Projected closing costs

Fuel adjustment on oil tank

$150 Utility Hookups (if applicable)

$500,000

$190$280

Well - Water Quality Testing

Purchase Price

$450

Mortgage Appraisal Fee

$2,000+/Adj. on Prepaid Property Tax

$1,500

Legal Fees

Additional Costs (if applicable)

$7,500

Deed Transfer Tax 1.5%

$500

Inspection (up to 2000 sq. ft.)

$25,000

Down Payment

$5000

For Closing Day

Deposit

During Your Transaction

Affordability calculator

Purchase Price

Radon Testing

Municipal Line Scope

Septic Testing

Well - Flow Rate Testing

Well - Water Quality Testing

Mortgage Appraisal Fee

Additional Costs (if applicable)

Deed Transfer Tax 1.5%

Inspection

Projected closing costs

Fuel adjustment on oil tank

Utility Hookups

Adj. on Prepaid Property Tax

Legal Fees

Down Payment

For Closing Day

Deposit

During Your Transaction

FIXTURES & CHATTELS IN A HOME PURCHASE

Fixtures

Items attached to the property and typically included in the sale. Examples include light fixtures, built-in shelves, kitchen cabinets, and anything permanently affixed to walls or floors.

Chattels

Wood stove Firewood Wood stove screen and accessories Electric fireplace Central vac and all attachments Shed Bathroom mirrors Window dressings and drapes Curtain rods

Movable items the seller can take with them unless stated otherwise in the contract. These often include appliances (unless built-in), furniture, curtains, and decorative mirrors.

To avoid surprises, we’ll review the purchase agreement carefully to clarify what stays and what goes!

This is a list of the most common fixtures and chattels

Blinds Fridge Stove

Pool, pool pump, cleaning and maintenance items and attachments

Washer

Wharf/dock

Dryer

Canoe, life jackets, paddles

Dishwasher

Ductless heat pump with remote

Built-in oven and range top

Alarm system

Bar fridge

Garage door opener (if available)

Workbench

Built-in microwave

Ring camera

Propane tank

Decorative shelving attached to walls

Programmable thermostats

Inclusions/exclusions from listing cut

Decorative mirrors

Leased equipment from listing cut

Swing set (backyard)

Hot tub, cleaning and maintenance items and attachments

TV wall brackets

Notes

Notes

Notes

Leblanc & Associates Halifax Area Relocation Services

@yourmoveinhalifax @melanieleblanc_realtor @steve_n_rheal_st8 @kim_dempsey_halifax @tasiawilliams_realtor

Leblanc & Associates │ 902.830.4093 │ yourmoveinhalifax.com