SOLD #160 - 3031 Williams Road 4 Bed 2 Bath Townhouse for Sale

This property is SOLD

#160 - 3031 Williams Road
Richmond BC, V7E 4G1, Canada

RICHMOND BC HOMES
GREATER VANCOUVER BC REAL ESTATE FOR SALE
House | Townhouse | Apartments-Condos | Real Estate
Richmond | Vancouver | Ladner | Tsawwassen

Thank you for visiting our video. We specialize in the purchase and sale of residential housing in Richmond, British Columbia. Whether you are relocating within Richmond, searching for an investment property, or leaving Richmond for another area, my experience can help you make the right decisions. Please contact us or take your time exploring my channel and make use of the resources available to you.

Please visit:
http://www.michaelcowling.com or
http://www.michaelcowling.com/160-3031-williams-road-richmond-bc/
for more information.
Call Michael Cowling at 604-276-2335 or email him at mc@michaelcowling.com for showings.

Property Information:
Sub Area: Seafair
MLS® No.: V1049059
Bedrooms: 4
Bathrooms: 2
Total sq.ft.: 1,428

Description:
Very well kept 4 bedroom, 2 bathroom townhome in popular EDGEWATER PARK . Updated kitchen with newer cabinets, appliances, built in microwave hood fan with newer tile flooring and large eating area. Living room and dining room have laminate flooring crown and floor moldings. Gas fireplace.  Recently completely renovated bathrooms. Private fenced yard with large patio. New roofs throughout the complex in 2009. Carport parking and plenty of open paring for a second car, extra storage area, visitor parking steps away, dyke access nearby. Recreational facilities include pool and clubhouse. Close to Dixon Elementary, Hugh Boyd and Seafair Shopping Centre.

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RE/MAX Michael Cowling And Associates Realty
Serving Richmond, Vancouver, Ladner, and Tsawwassen
http://www.michaelcowling.com

FOLLOW me on FACEBOOK
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FOLLOW me on TWITTER
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SOLD #102 - 2200 Highbury Street: 2 Bed 2 Bath Condo for Sale in Vancouver BC

#102 - 2200 Highbury Street
Vancouver BC, V6R 4N8, Canada

VANCOUVER BC HOMES
GREATER VANCOUVER BC REAL ESTATE FOR SALE
House | Townhouse | Apartments-Condos | Real Estate
Richmond | Vancouver | Ladner | Tsawwassen

Thank you for visiting our video. We specialize in the purchase and sale of residential housing in Richmond, British Columbia. Whether you are relocating within Richmond, searching for an investment property, or leaving Richmond for another area, my experience can help you make the right decisions. Please contact us or take your time exploring my channel and make use of the resources available to you.

Please visit:
http://www.michaelcowling.com or
www.michaelcowling.com/102-2200-highbury-street-vancouver-bc
for more information.
Call Michael Cowling at 604-276-2335 or email him at mc@michaelcowling.com for showings.

Property Information:
Sub Area: Point Grey
MLS® No.: V1048970
Bedrooms: 2
Bathrooms: 2
Total sq.ft.: 1,119


Description:
Sunny western patio & fenced yard with separate private entrance. Luxurious 2 bedroom, 2 full bathroom  condo. Marble entries, gas fireplace, insuite laundry, baseboards & crown mouldings. Spacious comfortable layout. Two secured parking spaces, storage locker, and pleasant courtyard with fountains. Quiet, adult oriented building - fully rainscreened, repiped, redecorated common areas, live-in caretaker, huge social room for your family gatherings PLUS a guest suite. Close to UBC & walking distance to transit, shops, Jericho Park beaches, tennis club, yacht club and so much more. Unbeatable location & value for a care-free lifestyle. Owner 45 yrs.+ age rest., all other residents 19+.

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RE/MAX Michael Cowling And Associates Realty
Serving Richmond, Vancouver, Ladner, and Tsawwassen
http://www.michaelcowling.com

FOLLOW me on FACEBOOK
http://www.facebook.com/michaelcowlingrealty

FOLLOW me on TWITTER
https://twitter.com/#!/MichaelCowling

SOLD 11291 Kingsbridge Drive: 3 Bedroom Home for Sale in Richmond

11291 Kingsbridge Drive
Richmond BC, V6A 4T1, Canada

RICHMOND BC HOMES
GREATER VANCOUVER BC REAL ESTATE FOR SALE
House | Townhouse | Apartments-Condos | Real Estate
Richmond | Vancouver | Ladner | Tsawwassen

Thank you for visiting our video. We specialize in the purchase and sale of residential housing in Richmond, British Columbia. Whether you are relocating within Richmond, searching for an investment property, or leaving Richmond for another area, my experience can help you make the right decisions. Please contact us or take your time exploring my channel and make use of the resources available to you.

Please visit:
http://www.michaelcowling.com or
http://www.michaelcowling.com/11291-kingsbridge-drive-richmond-bc-v7a4t1-canada/
for more information.
Call Michael Cowling at 604-276-2335 or email him at mc@michaelcowling.com for showings.

Property Information:
Sub Area: Ironwood
MLS® No. V1048760
Bedrooms: 3
Bathrooms: 3
Total sq.ft.: 1,700
Lot Size sq.ft.: 6,089


Description:
Well-kept partly remodelled 3 bedroom home in quiet convenient neighbourhood. 3 bedrooms up, master with ensuite. Newer roof, windows and vinyl siding. Pleasant sunroom and patio area, shed and plenty of storage space. Large lot for the area with large fenced yard backing onto green space. Close to Ironwood mall and easy access to highway. Kingswood and McNair schools.
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RE/MAX Michael Cowling And Associates Realty
Serving Richmond, Vancouver, Ladner, and Tsawwassen
http://www.michaelcowling.com

FOLLOW me on FACEBOOK
http://www.facebook.com/michaelcowlingrealty

FOLLOW me on TWITTER
https://twitter.com/#!/MichaelCowling

Government Reduces Tax Burden on First-Time Buyers

First-time home buyers received welcome news in today’s provincial budget. Any REALTORS® currently working with first-time buyers will want to share this news with them as soon as possible. The government has announced, effective February 19, 2014, under the Property Transfer Tax (PTT) First-Time Home Buyers’ Exemption program, qualifying first-time buyers can buy a home worth up to $475,000. The previous threshold was $425,000. The partial exemption continues and will apply to homes valued between $475,000 and $500,000. With this change, the government estimates 1,700 additional first-time buyers will annually be eligible to save up to $7,500 in PTT when they buy their home. The government estimates this measure will cost $8 million in lost tax revenue each year. The Real Estate Board, together with BC Real Estate Association, has actively lobbied to make home ownership more affordable for first-time home buyers. This increase in the threshold clearly signals our efforts have paid off as in past years. In 2008, as a result of industry lobbying, the provincial government increased the threshold to $425,000 from $375,000.  In 2005, the government increased the threshold to $325,000 from $275,000. The PTT is calculated at a rate of one per cent on the first $200,000 and two per cent on the remaining value of the purchase price. Here is a link to the Budget.: http://www.bcbudget.gov.bc.ca/2014/default.htm (Source REBGV)

Strata Corporations Must Now Identify Parking Spaces and Storage Lockers

In strata developments, parking areas and storage lockers are not all allocated in the same way. The specific rights of owners or tenants to use parking stalls or storage lockers vary depending on how the use of these areas has been allocated in the development.

Verifying use can be a puzzling problem for Realtors and buyers. As of January 14, 2014, the process is easier because of changes to the Strata Property Act.

Strata corporations must now identify parking spaces and storage lockers associated with units on the new Information Certificate (Form B) given to potential buyers and anyone authorized by the owner or buyer. REALTORS® assisting clients buying or selling strata property should review the development’s strata plan to determine whether parking and storage areas are designated as:

·         a separate strata lot or part of a strata lot;

·         limited common property; or

·         common property.

The Strata Lot or Part of a Strata Lot

This is any part of the registered strata plan identified with boundaries or as a separate strata lot and owned solely by the owner.

·         Parking and storage areas may be designated on the strata plan as a separate strata lot or part of a strata lot.

·         Parking and storage areas intended for commercial use can be designated as a separate strata lot, and will have their own strata lot number.

·         Parking and storage areas intended to be used in conjunction with a residential strata lot can’t be a separate strata lot, but can be designated as part of the strata lot and so share the same strata lot number as the residential unit.

·         A parking or storage area designated as part of a strata lot will always be owned by the strata lot owner, and a strata lot owner will transfer ownership of these areas to a purchaser upon the sale of their strata lot.

Limited common property (LCP)

Parking and storage areas are designated on the strata plan as LCP for the exclusive use of a particular strata lot. An owner with exclusive use doesn’t own the area, but has the exclusive right to use the area.

·         LCP areas are common property owned by all owners in the strata corporation in proportion to each strata lot’s unit entitlement.

·         If parking and storage areas are designated on the strata plan as common property and aren’t limited to the use of a specific strata lot, a strata corporation can create LCP designations by passing a resolution either by a unanimous vote or a ¾ vote.

·         The right to exclusive use of an LCP area attaches to the strata lot, not to the specific owner. When an owner sells their strata lot, the right to exclusive use of the LCP area automatically transfers to the new owner of the strata lot.

Common Property

Parking and storage areas may be designated on the strata plan as common property. Similar to LCP, common property is owned by all owners in a strata corporation in proportion to their respective unit entitlements.

The use of areas designated as common property can be allocated to owners in three different ways:

1.       A grant of exclusive use. The strata corporation can give an owner exclusive rights to use parking and storage areas designated as common property for a maximum term of one year.

·      The strata corporation can renew the term, alter conditions, and cancel at any point during the term by giving reasonable notice to the owner.

·      The ability to use the common property attaches to the owner and not the strata lot. Vendors can’t contractually assign permission to use parking stalls or storage lockers to new owners, as with a lease.

·      The new owner must ask the strata corporation for permission to use the area exclusively.

·      The strata corporation has discretion to grant exclusive use of the same or a different parking or storage area, or deny the new owner the right to use any parking or storage area.

2.       An assignment of rights under a lease or licence. When a developer creates a strata development, the developer can grant a lease or licence over parking or storage areas to a related company or to itself (a head lease).

·         The developer or related company can assign its lease or licence interest in individual parking or storage areas to buyers of a strata lot in the development.

·         Head leases or licences of common property are created in developments with large underground parking and storage areas to enable the developer to control which buyers are assigned which parking and storage areas after the strata plan is filed.

·         Some head leases or licences are worded so the sale of a strata lot to a buyer automatically triggers an assignment of the individual parking or storage area to the new buyer. If this isn’t the case, the vendor can contractually assign their lease or licence in the contract of purchase and sale.

3.       Common use of parking spaces. A strata plan may contain a parking area designated as common property that is not allocated to the use of any specific owners.

·         Owners can often use common property parking areas on a first-come-first-serves basis.

·         There may also be strata corporation bylaws or rules governing how owners use the parking area.

(Source REBGV)

Depreciation Reports Now Required for Most Stratas

Strata corporations with five or more units must now provide the most recent depreciation report as part of the new Information Certificate (Form B).

            Strata corporations of four or fewer strata lots are not required to provide a depreciation report.

            A strata corporation can exempt itself from the obligation to obtain a depreciation report by passing a resolution with a 3/4 majority vote at an annual general or special general meeting.

            The strata corporation then has 18 months from their last exemption vote to either hold another vote providing for a further exemption or obtain a depreciation report.

            “This means a strata corporation not wanting a depreciation report will have to waive its requirement at each annual general meeting, according to Ed Wilson, a partner with Lawson Lundell law firm.

            “In practice, this means that, if votes to exempt are being held annually at annual general meetings, there would still be about six months left to get a depreciation report done if the ¾ vote did not pass in a given year,” says Wilson.

The depreciation report must be:

· prepared by someone qualified such as an architect or engineer with errors and omission insurance; and

· updated every three years.

The depreciation report provides important information to owners, buyers, mortgage providers and insurers. The report must include:

· an on-site inspection and inventory of the common property and building systems;

· schedule of anticipated maintenance, repairs and replacement costs for common expenses projected over 30 years; and

· a financial forecast which includes costs and cash-flow funding models for the contingency reserve fund.

 (Source REBGV)