BUYER'S GUIDE
T H E E S S E N T I A L
P U R C H A S I N G
G U I D E T O
A H O M E
CONTENTS
01 | ABOUT ME
02 | THE STEPS
03 | WHY YOU SHOULD HAVE
AN AGENT
04 | BUYING VS. RENTING
05 | ELEMENTS OF AN OFFER
06 | COSTS OF PURCHASING A
HOME
07 | FAQ'S
08 | BUYERS WISHLIST
ABOUT ME
As a teenager I remember poring over blueprints on the dining room table,
imagining the homes that my father built for people across Vancouver.
Meanwhile, my mother, who worked as a Realtor®, brought home books of
real estate listings that I would spend hours reading and stacks of strata
documents which I would translate for her over breakfast.
Raised on Vancouver’s Westside, I have never forgotten the values of
perseverance and service that my immigrant parents instilled in me. My
parents sacrificed so much so that I could attend Crofton House School and
later graduate from UBC with a focus on Psychology. In 2012, after working
in other sectors like non-profit and the relations sector, I decided to pursue
my true calling: to live and breathe Vancouver Real Estate, just as my
parents did.
Since then, I have cultivated an award-winning team which consistently
ranked in the top 1% of all real estate teams in Vancouver, followed by
forming another Medallion Club ranked boutique team in 2020. I have
advised on and sold many presale and new boutique developments,
including but not limited to the Highbury Residences on West 4th and Alma,
the Two Dorothies in Kerrisdale, Clarendon Heights in Norquay Village,
West Oak Townhouses in South Granville, and many more. My specialties
are selling resale properties, investment properties, working with first-time
buyers, downsizing for empty-nesters and helping all types of buyers and
sellers.
While the accolades are affirming, what truly motivates me is the deep
satisfaction I feel from making a difference in my clients’ lives. Seeing the
joy when people finally realize their dreams makes all my hard work
incredibly worthwhile.
I would love to help you meet your goals through my intuitive
communication in both Mandarin and English, as well as my attention to
detail and strong organizational skills. Above all, I am here to support you,
whether that involves finding the perfect home for you, connecting you
with trusted service providers, or even offering you restaurant
recommendations for your new neighbourhood.
My aim is to make the real estate process a seamless and positive
experience for you.
WHAT BUYERS SAY
My Wife and I had an excellent experience working with Nancy to buy our first home. She is
extremely professional and knowledgeable. She sets up great housing tours and even if she can't be
there in person she is still always available to answer questions. She is very quick to respond to
questions. She never pushed us to settle for a house that didn't meet our requirements. She was
patient with us even when we asked very detailed questions. Extremely dedicated to her job and
even helped us put in an offer while attending a friend's wedding!! I highly recommend working with
Nancy as your realtor!
Scott James & Shiana Manoharan
Nancy was a tremendous help to my family as we upgraded from a townhouse to a house. As we don't
buy and sell frequently, Nancy's guidance every step of the way was invaluable to novices like us.
When it came time to list our place, Nancy's advice on how to showcase our home in the best possible
light was incredibly helpful. Even with offers on the table, Nancy continued to host showings and
worked hard to secure the highest price.
Throughout the buying phase, Nancy wasn't interested in just making a quick transaction. She was
honest and upfront with us about the negatives of each property we viewed, and she never pressured
us into making an offer we weren't comfortable with. These points speak volumes about her ethics,
and I wouldn't hesitate to recommend Nancy to anyone looking to buy or sell a property.
The Kwok Family
Nancy, thank you for your tremendous help in sale of our home and purchase of our new home. My
husband and I much appreciated your professionalism, efficiency, and attention to all the details to
the end. We are so fortunate to have someone like you who works so well! I appreciate you arranging
everything around here and relieving all my stress. I highly recommend you as a real estate agent to
my friends and relatives. Thanks again, Nancy.
Vivian & Raymond Ng
Nancy worked with me both on the sale and purchase of a home. She expertly guided me in the
search for a new place, and provided incredible support both from herself and through the great
network of contacts she has, to help move things along. She is caring, insightful, efficient, intuitive,
calm and professional in all aspects, and she knows how to advocate for you! Nancy is a great
negotiator as well especially when it came to review of subjects - her knowledge and experience were
key in lessening worries or concerns. I had no doubt she had my best interests in mind at all steps of
the process, which was wonderful as I felt so overwhelmed by all of it. Nancy is an excellent realtor
whom I would not hesitate to recommend to my friends, she is in your corner and will get you the
right price for your home and/or find you the home you really need. I cannot say enough. Thank you,
Nancy, so much.
Annette Chan
Working with Nancy was such a delight! She helped our family through ALL the steps to secure our
new home. From the connection to a highly professional mortgage advisor to inspecting different
properties till we found the place we now call home, she was professional all through paying
attention to every detail and giving objective suggestions. Nancy is a great resource anyone can have
when it comes to securing a property.
Edward & Omolabake Akinseye
THE STEPS
Our process starts by meeting with you and getting an understanding of your timeline and plans. From
there, we will develop and put into action a game plan to help you achieve those goals. We build and
nurture long-lasting relationships with our clients by listening attentively, thinking creatively, and drawing
upon our considerable knowledge and experience. Our clients become like family because we want them
to have a positive experience that will benefit them over the long term.
UNDERSTANDING YOUR NEEDS
Finding out your wants and needs in a home
THE BUYING JOURNEY
We have thoughtfully created a
system that ensures that your
success always comes first.
By formulating an individualized
strategy that prioritizes your specific
lifestyle and aspirations, we deliver
results that will far surpass your
expectations.
FINANCING
The first important step
HOUSE HUNTING
Beginning the search
BUYER’S TOURS
Finding your dream home
MAKING AN OFFER
Negotiating and closing the deal
OFFER ACCEPTANCE
Now the work begins
SUBJECT REMOVAL
Meeting our conditions
DEPOSIT
Holding the property
BUYER’S CHECKLIST
Preparing your move
COMPLETION & POSSESSION
Celebrating your new home
YOUR FOREVER RESOURCE & REFERRAL
Staying in touch
UNDERSTANDING YOUR NEEDS
Our journey together begins with a conversation in which we discuss how we can
help achieve your home ownership goals. Whether you are purchasing your first
home, upgrading, downsizing, or investing, our plan and strategy is tailored to you.
We will learn about you (and your family), your desired neighbourhoods, your
optimal timeline and your requirements for a home.
Based on this valuable information, we will advise you on the best strategies for
finding that perfect home.
FINANCING
We suggest that you obtain a preapproval as it gives you a clear sense of your
financial situation, budget and allows us to customize our search.
If you need a recommendation or a second opinion, we can connect you with
experienced mortgage brokers or trusted financial institutions that we have worked
closely with over the years.
HOUSE HUNTING
Our commitment to helping you find your ideal home begins with us sending you a
daily list of homes based on online property searches that have been curated to
your needs and specifications.
As you give us feedback about properties that interest you, we will further tailor our
list. In addition, we will contact previous clients about homes that they may
potentially be selling, as well as other agents about exclusive listings that fulfill your
home requirements.
BUYER’S TOURS
When you see a property that interests you, we will take care of setting up viewing
appointments and equip you with essential information on them (e.g. market
history, comparable properties, school catchments, and other neighbourhood
details).
We believe that every showing is an opportunity for you to gain a better
understanding of what you want (or don’t want) in your dream home.
MAKING AN
OFFER
Once you reach the exciting point of wanting to purchase a
property, you can rely on our expertise as you write the crucial
offer. We will make the process simple by suggesting the
appropriate amount to offer given the market and the property
situation, and by explaining all terms/clauses, extra costs, and
taxes.
You can be assured that we will always negotiate on your behalf
with your best interests in mind, with you receiving the full benefit
of our extensive experience and knowledge.
OFFER
ACCEPTANCE
We will ensure that the period between offer acceptance and
subject removal is seamless and stress free.
We will skillfully help you:
-coordinate your loan approval or recommend lenders
- review any documentation about the property
- review and advise on strata documentation
- attend and advise at your home inspection
- make inquiries at the city (if needed)
- make inquiries with the strata (if needed)
We will be there every step of the way to answer your questions
and problem solve any issues that come up, so you are confident
about moving forward with your purchase.
SUBJECT
REMOVAL
&
DEPOSIT
Once you are satisfied that all your subject conditions have been
met, we will sign off on the paperwork to “remove the subjects”.
At this time, the deposit for the purchase is due by bank draft or
wire transfer, and this is to be deposited into our Brokerage’s trust
account to be held and eventually transferred to the
lawyer/notary’s trust account. The deposit forms part of your down
payment.
Your lender and lawyer/notary will also receive the complete
document package needed to facilitate the purchase.
Between Subject Removal and Completion, it is time to plan your
move!
BUYER’S CHECKLIST
We want to make sure that you are all ready for the big day!
We’re here to help you coordinate if you’re moving in
immediately, or if you are doing renovations and want to bring in
trades/contractors to view the property.
We will provide you with a handy transition checklist that covers
important tasks such as booking movers, setting up utilities,
forwarding mail, and obtaining referrals for trades and services.
Reach out anytime to let us know what you need or what’s on
your mind.
We want you to have peace-of-mind with your purchase and be
here for you every step of the way.
COMPLETION & POSSESSION
The big day is nearly here! A few days before the completion date,
the bank will be in touch with your notary/lawyer and you will meet
with them to sign all the paperwork.
Once the funds are transferred, you will receive the property title
and can begin celebrating!
We can’t wait to meet you at your new home with keys and
champagne in hand.
YOUR
FOREVER
RESOURCE
& REFERRAL
Our relationship continues even after we give you your keys!
We are always here to support you in any way we can, whether it be
keeping you up to date about the market, advice on renovations that
would add value to your new home, or providing trustworthy trade
referrals.
Don’t hesitate to reach out to us. We are here for you.
If you have enjoyed working with us, please let your family and friends
know that we would love to help them as well.
WHY YOU SHOULD
HAVE AN AGENT
Almost all of the homes you'll be viewing will be listed by a Realtor®. The
Sellers will have hired someone to represent their best interests and you
should have the same.
When it comes to negotiating, a Buyer's Agent knows how to negotiate on
your behalf. Their priority is making sure you as the Buyer get the best deal
for the best home, have an ironclad purchase contract, and most
importantly, foresee any issues that may arise.
It's for your peace of mind to have someone looking out for you.
OFFER ELEMENTS
PRICE
DEPOSIT
The price you are willing to
pay for the home. We will
help you understand the
market and what to offer.
Shows good faith applied
against the purchase of the
home when the sale closes
(typically 5%).
SUBJECTS
CONDITIONS
The offer is "subject to"
certain conditions that
must be satisfied before
the "subject removal" date.
Conditions are items that
must be completed or
fulfilled before
the closing.
INCLUSIONS/EXCLUSIONS
COMPLETION
Your offer may be
contingent on certain
items being either included
or excluded in the sale.
The day the title of the
property is legally transferred
and the transaction of
funds finalized.
BUYING vs RENTING
You may think that renting is more affordable than owning a home. This can
be true in some markets but there are also circumstances when your
monthly rental costs may be equal or higher than potential monthly
mortgage payments. With our network of mortgage brokers, we can help
you find the most cost-effective solution for you.
RENTING PROS
RENTING CONS
- Less maintenance and fewer
- Uncertainty about the future as you
repairs
have no control over your living
- Lower monthly and upfront costs
circumstances; for example, you can
- Short-term commitment, making it
be asked to move out if the landlord
easier to move to a new home,
wishes to use the property, or if
neighbourhood, or city
there is a change in ownership
- Protection from a decrease in
- Having to ask your landlord’s
property values
permission to paint or remodel
- Possibility to free up cash to invest
- Lack of privacy as your landlord
or to save for a larger down
may ask for regular access to check
payment for a home
on the property
- Paying someone else’s mortgage
rather than building equity of your
own and saving for your future
Although buying a home can seem intimidating, in the long run, homeowners often fare better
financially than renters because home ownership leads to savings that accumulate over time.
If you are renting and want to invest in yourself and your future, you should consider home
ownership. All you need is the right information, preparation, and real estate agents to turn
longterm financial security into a reality.
COSTS OF
PURCHASING
A HOME
THE PRIMARY COSTS OF OWNING A HOME CAN BE BUCKETED
INTO TWO CATEGORIES: UPFRONT AND ONGOING COSTS.
LET'S TAKE A LOOK AT EACH...
You incur NO COSTS
when we assist you in
purchasing a property,
as the Seller pays for
the commission.
UPFRONT COSTS
DEPOSIT - 5% of the price, to be paid upon subject removal.
DOWN PAYMENT - Varies, but typically 5% is required at a
minimum, and 20% for properties over $1,000,000. It is best to
speak with a bank or mortgage broker.
HOME INSPECTION - Depending on the type and size of the
property, an inspection for a condo/apartment will cost about
$600, rising to $1500-2000 for a large home. We have a list of
preferred inspectors who can quote a more accurate price
when you have a specific property in mind.
CONVEYANCING - A lawyer/notary is necessary for legally
transferring a property title, mortgage, or lien from one person
to another and for preparing a Statement of Adjustments that
will prorate any taxes or utilities.
Fees plus disbursements will range from $1200 to $1800,
depending on the level of service, type of property, and the
complexity of the transaction.
TAXES
GOODS & SERVICES TAX (GST) - Applicable to newly
constructed properties and calculated at 5% of the purchase
price. To be paid at completion at the lawyer/notary.
FOREIGN BUYERS TAX - As of January 1st, 2023, the Federal
Government banned all Foreign Buyers from purchasing a
property in Canada. There are exceptions and details can
change.
PROPERTY TRANSFER TAX (PTT) - Homebuyers in BC are required
to pay a Property Transfer Tax which is to be paid at completion.
As of 2023, the rate is:
1% of the fair market value up to and including $200,000
2% of the fair market value greater than $200,000 and up to
and including $2,000,000
3% of the fair market value greater than $2,000,000
If the property has residential property worth over $3,000,000,
a further 2% tax will be applied to the residential property value
greater than $3,000,000.
You may qualify for a full or partial exemption if you are purchasing
a Newly Built Home or if you are a First Time Homebuyer. You must
be a Canadian Resident or Permanent Resident, and the property
must be your primary residence in order to qualify.
PROPERTY TAX (ANNUAL) - Each January, BC Assessment mails
property assessment notices with your property’s assessed
value (the estimated market value of your property as of July 1st of
the previous year), the property classification, and its tax
exemption status. These are important factors in determining
how much property tax you will pay.
VANCOUVER EMPTY HOMES TAX- Homes that are unoccupied or
empty for more than 6 months of the year and do not fall under
the category of a principal residence will be subject to a tax of 3%
(as of 2023) of the home’s assessed value. Owners must submit
their declarations annually in February.
BC SPECULATION AND VACANCY TAX - For foreign owners,
homes that are unoccupied or empty for more than 6 months of
the year and do not fall under the category of a principal residence
will be subject to a tax of 2% for foreign owners and satellite
families and 0.5% for Canadian citizens or permanent residents of
Canada who are not members of a satellite family. Owners must
submit their declarations annually in March.
ONGOING COSTS
HOME INSURANCE- Paid monthly or annually, depending on
the coverage you choose, the size of your home, and the type
of building. For a stratified property, such as a townhouse or
condo/apartment, check the building's insurance policy for
deductible coverages - you or your tenant's insurance policy
needs to cover the building's deductible amount.
STRATA/MAINTENANCE FEE - Paid monthly in a stratified
property, such as a condo/apartment or townhouse. The
strata fee contributes towards the maintenance of the building
and grounds, operating costs, building insurance, utilities (such
as gas and hot water, if included), management, amenities,
concierge, contribution to the Contingency Reserve Fund, etc.
UTILITIES - Depending on the strata, some municipalities
charge utilities such as gas and water separately from taxes
and on different schedules. Hydro (electricity) is payable by the
homeowner or tenant.
HOME MAINTENANCE AND EXPENSES (DETACHED HOME)
Utilities - gas, hot water, electricity
Landscaping + yard work
Maintaining the HVAC system and replacing air filters
Pest treatments and prevention
Replacing batteries in smoke and carbon monoxide detectors
Gutter maintenance and cleaning
Roof maintenance and replacement
Hot water tank maintenance and replacement
Furnace maintenance and replacement
Security system monitoring
Drain tile maintenance and replacement
and more.....
DO I HAVE TO PAY ANYTHING TO MY REALTOR?
No. Usually, real estate commissions are paid by the
Seller and are split between the agent who represents
the Seller (the ‘listing agent’) and the agent who
represents the Buyer (the ‘buyer’s agent’).
WHEN IS THE BEST TIME TO BUY?
As soon as you have money saved for your down
payment and are ready to take on the responsibilities
of home ownership. If you already own a home, the
best time to buy is when you are ready. Often, your
lifestyle will dictate when you should move, i.e. your
kids are off to college, or your family is growing and
you need more room.
SHOULD I BUY OR SELL FIRST?
It depends on the market and whether or not you can
afford to carry 2 mortgages which could occur if you
find your new home before your current home sells.
DO I NEED PRE-APPROVED FINANCING?
DO I REALLY NEED A HOME INSPECTION?
A little investment up front can potentially save you
lots of money down the road. An inspector will make
sure there aren't any serious issues with your home
before buying.
FAQ'S
Getting pre-qualified is one of the first steps in buying a
home. We wouldn't want to waste your time, or the
seller's time by showing you a home that's not within
your budget or having no idea what our price range is.
BUYING WISHLIST
AREA & BUDGET
What city/neighbourhood do you want to live in? __________________________________________________________
_________________________________________________________________________________________________________________
If schools are a factor, what do you need to take into consideration? ____________________________________
_________________________________________________________________________________________________________________
What is your price range? ___________________________
Close to? Bus/Skytrain/Grocery/Shopping/Park
_________________________________________________________________________________________________________________
TYPE OF HOME
What kind of home? Detached House / 1/2 Duplex / Townhouse / Condo _________________________________
Age? __________________ Size ______________________ # of Bedrooms ____________ # of Baths ________ 1/2? Y/N
Bedrooms w/Ensuites ______________Den/Office/Pantry ________________ Low/High Rise? ___________________
Parking # _____________________ Locker _________ Bike Room - Y/N
Pets? dog/cat ___________________
Outdoor Space - Fenced Yard/Rooftop Deck/Patio/Balcony _______________________________________________
Amenities? _____________________________________________________________________________________________________
Rentals allowed? - Y/N/Doesn't matter
Wheelchair - Y/N
Garage Detached/Attached _________________ Stairs - Y/N
Elevator - Y/N
In Suite Laundry - Y/N
Other ___________________________________________
What features do you want to have in your house?
Must Have
Would Like
Must Have
A/C
Family Room
Carpet
Fireplace
H/W Floors
EV Parking
Kitchen Bar
Ensuite in Primary
Kitchen Island
Lots of Light
Wok/Spice Kitchen
Garden
Gas Cooktop
Basement
Pantry
Suite/Laneway
Laundry Upstairs
Views
Would Like
MORE KIND WORDS
Nancy provided the most professional realty services in my search for a new home. After taking into
consideration for my family’s future estate planning, budget, close proximity to work, shopping,
dining and requiring a property built by one of the leading developers in the city, Nancy provided
several options for my review. Her experience to fine details in looking at how some of these
apartments were built, managed and maintained helped guide me through to a home in central
Richmond that will last my family and I for many years to come. In regards to the complete and
bespoke realty experience that Nancy’s company provides, is exceptional; from her network of
financing, notary, and legal professionals the services I received was excellent without question. I
highly recommend Nancy, it won’t be a mistake if you choose her for all of your realty needs.
Vincent Wu
First time home buyer here and I have to be honest, I had no idea what I was doing. But working with
Nancy, I never felt lost at all during the process and that I was working through this with a high school
friend!
She's friendly, EXTREMELY knowledgeable, even more hard-working, and patient with (what I think)
were my dumb questions. I always felt like I was the number one priority with her and the experience
was smooth, educational, and surprisingly fun. (Even to the point of nearing the end of it, I was a bit
shocked that it went by so smoothly.) And I really appreciate the effort she took to accommodate me
with that fact that even though I had to go through this process remotely, I never felt like it was a
burden or difficult for her.
I was able to land my dream place and I cannot recommend her enough! I wanted to find a way to
add, like, a thousand more stars to my rating.
Beejey Enriquez
We have known Nancy for 5 years. She helped us purchase two homes and sell one. What impressed
me most about Nancy is her professionalism, patience and people skills. We never felt pressured to
make any rash decisions and she was incredibly supportive throughout the whole process. She
walked us through all of the different steps and her communication was always prompt and clear.
Nancy helped us sell a condo during a buyer’s market in an area saturated with condos for sale. It
took a while to get the price we wanted and throughout the whole time Nancy was very focused on
advertising and selling the place and patiently organized numerous open houses and showings.
Nancy works very well with other realtors and potential buyers. After the open houses and showings
she sent us a text summary of how many people showed up, what their reactions were, who
requested documents etc. Nancy will fight for her clients to get the best deal. We can highly
recommend her to anyone looking to buy or sell.
Kathrin Stoll & Greg Adamson
Nancy worked with me both on the sale and purchase of a home. She expertly guided me in the
search for a new place, and provided incredible support both from herself and through the great
network of contacts she has, to help move things along. She is caring, insightful, efficient, intuitive,
calm and professional in all aspects, and she knows how to advocate for you! Nancy is a great
negotiator as well especially when it came to review of subjects - her knowledge and experience were
key in lessening worries or concerns. I had no doubt she had my best interests in mind at all steps of
the process, which was wonderful as I felt so overwhelmed by all of it. Nancy is an excellent realtor
whom I would not hesitate to recommend to my friends, she is in your corner and will get you the
right price for your home and/or find you the home you really need. I cannot say enough. Thank you,
Nancy, so much.
Annette Chan
604-719-0822
NANCYHO.CA
NANCY@NANCYHO.CA
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