The Family Plan Program Explained

Blog Posts David Cooke 25 Apr

Paper FamilyGenworth Canada, one of the three mortgage default insurers in Canada, offers a program called Family Plan. It provides you with a solution which only requires a 5% down payment to take advantage of its unique solutions to family problems.

In the past, I have used this with clients who want to purchase a home for their child or children who are going to a post-secondary educational institution in another city. Why pay high rent in residence or in a run-down over-priced rental property near the college when you can purchase a property? There are a number of advantages to owning the property your child is living in.

1- you control the maintenance and upkeep for the property ensuring a safe environment for your child.
2- You are allowed to purchase a property with 2 units – this allows you to collect rent and lower the total cost for you. You should be able to write off any renovations or improvements you make to the property- check with your accountant first.
3- when your child graduates you can sell the property for a profit , helping you to recover some of the costs for your child’s education.

Elderly Parents
If you want to find a safe and comfortable place for your parents to live, buying a property such as a condominium apartment or town home may be a solution for you. Often parents are retired on fixed income and can’t get a mortgage . Now you can help.

Providing a Home for an Adult Entrepreneur
So your adult child has decided to start their own business and they want a home. The problem is that you need to show 2 years of successful business financials to prove you can afford mortgage payments. This program allows parents to provide a home for their child right now. An exit strategy can be for them to take over the mortgage payments and then get the next mortgage term in their own name a few years down the road.
As you can see, Genworth’s Family Plan is a very useful program that can help out in a number of different situations. Let’s face it families are unique and we need programs like this to provide solutions to our problems and challenges. Be sure to call your local Dominion Lending Centres mortgage professional for more information on how you can take advantage of this program.

What’s included in a home purchase agreement

Blog Posts David Cooke 16 Apr

While a home purchase agreement may seem simple and straight forward, there are many differences that you can encounter that can be a big surprise to first-time homebuyers. While you expect the date of possession and the full purchase price to be outlined in the agreement, there are items that you may not be aware should be included.

New builds vs existing homes

If you are buying a newly constructed home, there are quite a few differences between what you get in an existing home.
Legal fees – often home builders will include the legal fees in the purchase price. You should be aware that the law firm that will provide the service is the builder’s lawyer. Should a legal dispute develop, they will take the side of the builder and you will have to find your own independent legal counsel. In fact, if you can afford it, you should consider getting your own lawyer. The $1,200 savings could end up costing you more in the long run.
You should be aware that the show home that you have visited usually has numerous upgrades. I know that when I purchased my first new home I assumed that the bathroom rough-ins in the basement were standard, only to find out later that this was an upgrade. Retro fitting plumbing pipes is a costly venture.
You should also be aware that landscaping, fences and window coverings are not usually not included in the purchase price. Double check to see if the triple-pane windows on the show home are standard or an upgrade. Hardwood floors and basement development are usually an upgrade as well.

Existing homes

When you are buying an existing home, you will find that the window coverings, fences and landscaping are included in most cases. The window coverings should be included in the offer to purchase contract.
Something that may look like it’s supposed to be there but the seller may want to take with them is the hot tub and storage shed. Don’t assume that these items are included. The legal fees are never covered in an existing home sale.

Finally, from a mortgage standpoint, you should be aware that if you are purchasing an acreage or a large property with several outbuildings, your mortgage lender will cover the cost of the home plus one out building and up to three acres of land. If there’s a garage , barn and workshop usually the garage will be included in what the mortgage company will cover but not the smaller out buildings. Check with your Dominion Lending Centres mortgage professional before you make an offer on a property like this.

We’re not just a mortgage company

Blog Posts David Cooke 2 Apr

Well, it finally happened. I was meeting with a financial advisor today and they looked at my business card and asked “Why does it say Dominion Lending Centres and not Dominion Mortgage Company?”

I have been waiting 7 years to hear this question. I had an answer all ready for today. I said “that’s because we are not just a mortgage company, we’re a lending company. This provided me with a segue into a conversation about how we do equipment leasing, factoring and cash advances.

I meet plenty of small business owners who are trying to build their business and also buy a home. In one case, the business owner had opened a machine shop. He bought $100,000 or more of equipment. As he did not have a long established business, lenders insisted that he put the loans in his own name. As a result, he had lots of business loans outstanding and was still showing little income. As he had incorporated, we were able to free up his credit by having DLC Leasing purchase the equipment and he leased it back. This provided a good tax break his accountant liked and it freed up his personal credit, which I liked.

Long story short , Dominion Lending Centres is a small/ medium business owners best friend.
We can help you get into a house where other companies see obstacles. If you are in a situation like this, contact your local Dominion Lending Centres mortgage professional and get some help.