Millennial Homebuyers and Toronto Real Estate It comes as no surprise that the crazy state of Toronto’s housing market, with the increased value of homes and condos sitting at 30% or so from this time last year, is causing many first time home buyers and young homeowners to have buyer’s remorse. The Huffington Post recently published an article that featured a survey conducted by CIBC, which only included millennials (aged 18-34) respondents. The findings were: 52 percent of millennials who don’t own a home believe they will never own one, or doubt they will ever be able to afford one 81 percent who owned a home plan to sell it; four in 10 plan to upgrade. 63 percent say it is due to the mortgage and housing costs. 57 percent worry about rising interests rates giving them trouble with their mortgage payments 36 percent believe renting is “the better option” Additionally, CIBC’s research reveals that 38% of the Canadian millennial generation already owns a property, forty-two percent rent and 19 percent live with family. For millennials who do not own a home yet: 23 percent say they’ll never own one 29 percent doubt they’ll be able to afford one Millennials & The Housing Bubble When questioned about the housing bubble, the opinion was almost split down the middle: 54 percent believe prices won’t drop 40 percent believe prices will fall within 5 years 4 percent believe they’ll drop within the next year For those who own a house and were questioned about selling, this was their response: 62 percent are reluctant to sell because they fear what they’ll be able to afford in this high-priced market The ongoing, seemingly never-ending struggle that millennials are currently faced with, is essentially due to the overwhelming number of baby boomers in Toronto. They are looking to not only make some money in this hot Toronto real estate market, but also are reaching the point to which they want to downsize – looking to condos, smaller homes, or retirement homes. Seeing as the homes that baby boomers possess are untouchable to most first time home-buyers, people looking to get into their first home, generally look to houses outside of the GTA or condos. Most news outlets have been focusing on homes in the Greater Toronto Area (GTA) going for hundreds of thousands of dollars over their asking price, however, condos have been seeing much of the same. This is due to the interest of all parties: baby boomers, millennials, foreign investors, and other individuals looking to purchase real estate. With the amount of competition for real estate in Toronto, many people with little capital (millennials) are unable to outbid those who possess it (baby boomers or foreign investors). Situations such as this (as well as interest rates, banks, etc.) are what have made millennials become discouraged when even thinking about homeownership, as seen from the study results earlier in this post. For now, however, we all will have to see what will happen to the market, whether the bubble will burst, or prices continue to climb. If you are in need of a real estate lawyer, please visit our Real Estate Page and contact one of our Real Estate Lawyers today. For any other legal services or inquiries, please contact Devry Smith Frank LLP directly at 416-449-1400 or visit our website for more information. “This article is intended to inform and entertain. Its content does not constitute legal advice and should not be relied upon by readers as such. If you require legal assistance, please see a lawyer. Each case is unique and a lawyer with good training and sound judgment can provide you with advice tailored to your specific situation and needs.” By Fauzan SiddiquiBlog, Real EstateApril 13, 2017June 19, 2020
New Condo Development To Be A Game Changer For Vaughan Given the current landscape of the Toronto real estate market, it is not surprising that people are beginning to look further out of the city for a property. The market in 2016 and now 2017 has caused first-time homebuyers and downsizers to be stuck with two options: Purchase a small condo to stay in Toronto Look to the outskirts of the Greater Toronto Area (GTA) for an affordable home Even so, if you choose one of those options over the other, it will still cost you. In March alone, detached homes in the 416 sat at an average price of $1.56 million with condos at $550,000 and the 905 at $1.1 million average for a detached home and condos at $440,000. If option two is where you see yourself leaning, you may be in luck. There are many condo developments popping up all over the GTA, but in a recent article by the Toronto Star, Vaughan may be the next best place to settle outside of the concrete jungle. An urban vibe has been set to land in Vaughan with what they are calling, Transit City. It is a 55-storey residential tower, the first residential tower to be developed in SmartREIT’s 100-acre Vaughan Metropolitan Centre. There will be a mixture of commercial and residential projects and will be located adjacent to the Viva bus terminal which will connect to the TTC’s new subway stop. To further develop the Vaughan Metropolitan Centre, and provide it with some downtown credibility, Bar Buca, part of the Buca brand and King Street Food Company, will be opening their first 905 location on the main floor of the building. Mitchell Goldhar of SmartREIT has said, “the Buca name is a “huge signal” that Vaughan Metropolitan Centre has downtown credibility.” The goal of this development is to create an incredible city centre, as it is very much a blank slate. Construction is set to begin later in the year, or early 2018 with occupancy around 2020. “This article is intended to inform and entertain. Its content does not constitute legal advice and should not be relied upon by readers as such. If you require legal assistance, please see a lawyer. Each case is unique and a lawyer with good training and sound judgment can provide you with advice tailored to your specific situation and needs.” By Fauzan SiddiquiBlog, Real EstateApril 12, 2017June 19, 2020
Toronto City Council approves New Apartment Bylaw to Further Protect Tenants The City of Toronto recently passed a new bylaw aimed at cracking down on “bad” landlords and providing tenants with more protections. The bylaw, which was passed by the city council with a 41-1 vote, imposes a series of new regulations on landlords that will come into effect on July 1, 2017. The new rules will address tenant service requests, pest management, building repairs, and cleaning. The bylaw also imposes fines for violating these new rules. Councillor Josh Matlow, who has been a major supporter of the bylaw, describes the new rules as “a landmark tenant protection bylaw that is not only being celebrated by tenants across the city … but is even being talked about (in other cities) as a signal of how to do things right.” The new bylaw will cover about 3,500 buildings in the city, which is roughly 350,000 apartments. It does not, however, apply to all landlords in the city—it is mainly aimed at landlords that oversee large residential properties. The bylaw is only applicable to owners and building operators of a residential property with three or more storeys, and ten or more dwelling units available for rent. The protections will apply to Toronto Community Housing buildings, but long-term residences, such as retirement homes, will not be covered by the bylaw. Under the new rules, building owners must register with the city within three to four months of the bylaw coming into effect, and must re-register every year. The annual registration fee will cost $10.60 per unit. However, the fees will only apply to private buildings—co-op and social housing providers, like Toronto Community Housing buildings, will be exempt from paying the fee (but not registration itself). The program will cost about $5 million a year to implement and will be funded through a combination of registration fees (53%), enforcement action (12%), and property taxes (35%). Prior to the launch of the program, city staff will conduct inspections of the buildings and order repairs. These inspections will serve as a baseline assessment for future inspections. Tenant Service Requests The new bylaws implement strict requirements on landlords in responding to service requests. Urgent service requests must be responded to within 24 hours and non-urgent requests within 7 days. A request is considered urgent if it is related to the following vital services: fuel, electricity, gas, heat, or hot or cold water. Landlords must also implement a system for handling and tracking service requests, and demonstrate compliance with their own system. The system must provide tenants with a copy of their service request submissions upon receipt by the landlord. Infestations and Pest Management Landlords are required to take certain steps to prevent and deal with infestations. As a preventative measure, landlords must inspect indoor and outdoor common areas for pests every 30 days. If notified about the presence of pests in any part of a building, a landlord must inspect the area where the pests were discovered within 72 hours. The landlord is then required to eliminate or exterminate the pests and take adequate measures to prevent the pests from spreading to other parts of the property. Pest treatment operations must be performed by licensed exterminators. The new rules also require landlords to notify tenants of the presence of pests and pest treatment information. The information must include the date of treatment, the name of the licensed pest management company, and the nature of the treatment. The information must be available for display on a central communication board in the building. While the specific location of the treatment won’t be made available, treatment records relating to common areas must be made available to tenants and prospective tenants upon their request. Landlords are also prohibited under the bylaws from renting units with pest problems. Repairs and Service Disruptions Tenants will have to be notified of planned or unplanned service disruptions—including those involving heat, water, electricity, elevators, and security. Notification of the disruption will have to be placed on a central notification board and include information regarding the nature of the disruption, duration of the disruption, and the units affected by the disruption. Landlords will also have to create a capital repair plan that lists building elements and when they are scheduled to be replaced or upgraded. The following capital elements are required to be included in the plan: roof, elevators, facade, windows, mechanical systems, underground garage, interior flooring, interior wall finish, balcony guards, and handrails. When performing major capital projects, landlords must provide tenants with information regarding the nature and duration of the project and the affected units. Cleaning Under the new bylaws, landlords will have to inspect common areas for cleanliness at least once a day. Landlords will also have to create a cleaning plan that contains a list of common areas and how often these areas will be cleaned. The list must include the following (if present): garbage storage area; walls; floors; laundry room and equipment. Enforcement and Violation The Municipal Licensing and Standards division will be responsible for implementing and enforcing the new bylaws. Landlords that do not register under the program will not be permitted to rent units to new tenants until registration is complete. If landlords fail to comply with the new rules, they may be responsible for paying the costs of inspection ($108 an hour) or audit ($1,800). Landlords and building operators found guilty of violating the new regulations could be fined up to $100,000. Charges would be laid through the provincial offences court. The Municipal Licensing and Standards Committee is also considering extended fines for repeat offenders and special fines for those in contempt of the bylaws for the sake of economic gain. Enforcement of the bylaw is expected to begin in July 2018. Concern Among City Councillors Despite a near-unanimous vote, a few city councillors took issue with the new bylaw as being overly oppressive to landlords. Apartment buildings already face municipal property tax rates that are almost three times as high as what home and condominium owners are charged. Councillor John Campbell is concerned that good landlords will lose money just because of the actions of a few “bad apples.” Councillor Giorgio Mammoliti doesn’t think the city should be involved in monitoring landlords. Mammoliti is also concerned that the new regulations will scare off developers hoping to build more rental units. This could be problematic since Toronto is already facing a shortage of available rental units. These councillors also expressed concern that fees associated with the new bylaw could be passed on to tenants. However, this may be limited to smaller fees (such as the registration fee) as landlords will not be able to pass along the cost of capital repairs ordered by the city. The Residential Tenancies Act has clear language that landlords must absorb those expenses associated with compliance orders. “This article is intended to inform and entertain. Its content does not constitute legal advice and should not be relied upon by readers as such. If you require legal assistance, please see a lawyer. Each case is unique and a lawyer with good training and sound judgment can provide you with advice tailored to your specific situation and needs.” By Fauzan SiddiquiBlog, Real EstateMarch 31, 2017June 19, 2020
Toronto Real Estate: Spring Update As the weather begins to get warmer and the daylight lasts longer, the real estate market will be getting busier. Since 2016, a number of cities in Canada have been dealing with an abundance of issues. For Toronto, it has been a shortage of supply, and the inability to afford what is available on the market as prices increase. Other cities around the country have been working on slowing price growth, while others are trying to recover from economic struggles in the housing sector. Each province has had to deal with their own economic and market-specific challenges through 2016 and the beginning of 2017. Focusing on the Golden Horseshoe (the Greater Toronto Area, Hamilton-Burlington, Oakville-Milton, Guelph, Kitchener-Waterloo, Cambridge, Branford, the Niagara Region, Barrie, and nearby cottage country), the current trends in the real estate market look like they are here to stay, with the double-digit price growth. As a result, it will continue to limit the affordability of homes as well as the sales, seeing as there is no rise in the supply of homes. The Canadian Real Estate Association (CREA) believes this will continue to be the case in the Spring season. Government Involvement The provincial government has become pressured to step in, in order to assist in fixing these issues in the real estate market. They have a number of options to address home affordability, which can help young families achieve the dream of owning a home: Fix the Growth Plan – Allow flexibility and more choices for municipalities such as family homes and townhomes to assist growing families and empty nesters. Improve Planning Approval Processes – Align priorities. For example, updated zoning. Address “Missing Middle” Housing Supply – Modernization of zoning laws for the housing supply in established communities. Create solutions like laneway housing, multi-unit homes (townhouses, stacked flats, mid-rise buildings). Target Infrastructure to Support New Housing Supply – Support new housing supply and targeted infrastructure investments, making houses available for consumers. The OHBA and OREA have said to both agree that sustainable, long term solutions are necessary to the affordability issue, and it starts with increasing the housing supply. Both associations are appealing to the provincial government to take stock of the supply problem and to design solutions that will improve the affordability for all Ontarians. (Source: OREA Press Release) Foreign Buyers in Toronto & Vancouver As the reports have been in the past, there has been a strong presence of critics stating that foreign buyers are not an issue in Toronto. In 2016 foreign buyers were seen to only makeup around 4 – 5 percent of transactions, stating the tax on foreign purchases will not provide a long-term solution to Toronto’s supply problem. To make matters worse, the National Housing Strategy is a federal initiative that will be released this year to address issues in provincial and regional economies, and housing markets and conditions. Add this to the current issues at hand, and it continues to get more complex. Until then, the public hopes the 2017 budget will be looking to address some of these issues. There is hope that they will address and modify the Home Buyers’ Plan, but it is not likely that they will address the affordability of homes for first-time homebuyers. If you require any real estate assistance, please contact one of our Toronto Real Estate Lawyers today, or give us a call at 416-449-1400. “This article is intended to inform and entertain. Its content does not constitute legal advice and should not be relied upon by readers as such. If you require legal assistance, please see a lawyer. Each case is unique and a lawyer with good training and sound judgment can provide you with advice tailored to your specific situation and needs.” By Fauzan SiddiquiBlog, Real EstateMarch 28, 2017June 19, 2020
Solving Toronto’s Housing Woes The Toronto real estate market has been a hot topic in the city for over a year now. Soaring house prices and limited supply has made it difficult for potential buyers to purchase a home within the Greater Toronto Area (GTA). Without a significant amount of money on reserve to look to for negotiations, you might as well count yourself out of the Toronto real estate market before you begin your search. Many homes in the GTA have gone for close $1 million over asking, due to realtors using a strategy where they list the home low in order to attract more buyers. Recently, a home in the Parkwoods-Donalda area of Don Mills was listed for $998,800 and sold after one weekend for $1.75 million, just over $750,000 above the asking price. Not too far away, another house located just off of the Bridle Path sold for $1.15 million over its asking price. Multiple research studies have been conducted and presented to the public to reinforce speculations of market experts. The consensus? Foreign investment is making the real estate market soar until new data was released stating foreign investment only made up approximately 4% of transactions in 2016. When Trump took over the oval office, everyone focused on how he could influence our markets, and as a result, there was a spike in residents of the United States searching for homes in Canada, with residents searching for family homes in the city of Toronto – rather than the typical search for a cottage out in Muskoka. Rising prices within the city means hopeful home buyers must look outside of the city if they want to get their hands on a home. Many cities surrounding Toronto have single family homes for hundreds of thousands of dollars less than those in the GTA, if you’re willing to commute to the city. Even if you decide to move out of Toronto, the prices may be cheaper, but their values are quickly rising as Toronto’s real estate increases in value. For example, moving as far as Brantford, ON you can currently find the average home price sitting around $400,000 (January 2017). However, Ryerson university recently released their opinion on the matter. An article by The Star titled “Foreign buyer tax alone won’t solve Toronto housing woes: report” discusses how Ryerson’s City Building Institute (RCBI) believes implementing just a foreign buyer tax will not be the thing that saves Toronto’s troubled housing market. They do support the tax on foreign investors, but outline there should be an additional tax. A tax they call a “progressive tax” on expensive homes, owned by people who aren’t paying income tax – including those with foreign capital. A different way to view this is, if you’re earning money in Canada and paying taxes, you are not subject to the tax. You may view Ryerson’s full report on the matter, “In High Demand” here. This report features many charts displaying income, home prices, supply elasticity, number of single-family homes built per year, etc. If you take a look at our previous blog “Affordable Single-Family Homes In Cities Other Than Toronto & Vancouver” there are a number of similarities with the comparisons made between Canadian cities which the RCBI explores in great depth. The soaring house prices has also meant many young adults have been forced to move back home. As a result, fewer houses are being put up for sale – as some people hold off selling because the prices are too high. If you sell your home, where will you go? What you sell your house for most likely will not land you in a bigger home, you may be forced to downgrade. In Toronto, people in their 20s are still living at home, a whopping 56.5 percent. With the high prices, many young adults are moving and/or living at home in order to save on some expenses, while saving up for a down payment on a home. There may be brighter days ahead, however. BMO says that Toronto is in a housing bubble and that desperate home buyers should take a two year break from their search, as prices will fall. With all of this speculation, data, research, and what has occurred with Toronto’s housing market – only time will tell. We’ll have to sit back, do what we believe is right and let it take course. There are too many factors out of one person’s control that can make a significant change and one action from one individual will influence the smallest percentage of change. If you are looking to sell or purchase a home and require a real estate lawyer, visit our Real Estate page to contact a lawyer today, or contact Devry Smith Frank LLP at (416) 449-1400. “This article is intended to inform and entertain. Its content does not constitute legal advice and should not be relied upon by readers as such. If you require legal assistance, please see a lawyer. Each case is unique and a lawyer with good training and sound judgment can provide you with advice tailored to your specific situation and needs.” By Fauzan SiddiquiBlog, Real EstateMarch 14, 2017June 18, 2020
Home Prices Continue to Rise in 2017 January has brought yet another spike in home prices as the Toronto Real Estate Board (TREB) reports in the Star that January saw a 22% year-over-year increase in the price for a home. The average selling price was up $140,552 from a year ago, with the average selling price in the region being $770,745 in January. Areas that saw more growth were low-rise, detached, semi-detached and townhomes with 26-28% increases compared to last year. Even condos increased by 14.5% from the year before. It has been confirmed, however, that there still is a relatively low number of listings in the market, half of what was available last year yet, the TREB still believes this year will see gains. Gains between 10-16% and single-family homes with the biggest demand. Is this increase due to the amount of foreign buyers in our market? A question that has been asked for some time now – we now have some data to provide an answer, for the time being. A recent article answers the above question as, no. TREB calculated that 4.9% of transactions involved offshore buyers – further proving that it is the lack of supply in the region, not foreign investors. There are, however, real estate agents that challenge the above number. Some realtors can account that 20-30% of their business comes from foreign transactions. This also causes a comparison of Toronto to Vancouver to be discussed, where they underestimated the amount of foreign ownership – which resulted in the tax that brought sales down 40% in January alone compared to a year earlier. People suspect the “Vancouver experience” is going to happen here. In addition, we now have a new President of the United States, Donald Trump. Take a look at our previous article addressing the Canadian real estate market amid a Trump takeover, where we discuss the market in 2017 and what might happen now that Donald Trump is president. The findings were that Toronto was ranked 13th on the most unaffordable cities in the world list, prices have climbed 22% in Toronto, and Americans flooded the real estate pages in Toronto looking for family homes in the city, not vacation homes. Most importantly, it is too early to tell what will happen to our market now that Trump is in office. With data showing there was minimal involvement with offshore investors, Americans looking for homes in Canadian cities now that Trump is president, and the very limited supply of homes in the city of Toronto – the fear is it will continue to increase because of the lack of supply and increase in demand. All that is occurring in Toronto’s market – the foreign investment, lack of supply, high demand, amount of money home buyers have on hand to initiate bidding wars and the seemingly never-ending rise in home prices – William Strange, a professor of business economics at U of T can only sum it all up by saying, “it’s the craziness of the market.” If you have any real estate inquiries or are in need of a real estate lawyer to handle a transaction, please contact the Real Estate Lawyers of Devry Smith Frank LLP today. “This article is intended to inform. Its content does not constitute legal advice and should not be relied upon by readers as such. If you require legal assistance, please see a lawyer. Each case is unique and a lawyer with good training and sound judgment can provide you with advice tailored to your specific situation and needs.” By Fauzan SiddiquiBlog, Real EstateFebruary 6, 2017June 16, 2020
Renting in Ontario: What Every Pet Owner Needs to Know There is a lot of confusion when it comes to renting a property in Ontario with pets. Many Ontarians believe it is illegal for landlords to discriminate against pet owners and that landlords cannot reject potential tenants for their pets. This is incorrect. Landlords have the right to reject tenants if they suspect they will move in with pets. Landlords are free to screen and investigate whether or not their prospective tenants have pets. However, once a landlord accepts a tenant, in spite of any verbal agreements or contract stipulations, landlords cannot evict tenants for pet ownership under most circumstances. As stated in section 14 of the Residential Tenancies Act “A provision in a tenancy agreement prohibiting the presence of animals in or about the residential complex is void.” This means once a tenant signs a contract with a landlord, despite any provisions that limit pet ownership or promises made to the landlord, a landlord is powerless to enforce any provisions regarding pet ownership. However, this right is limited and certain conditions exist where landlords possess the right to evict tenants with troublesome pets. If a pet is dangerous, disturbs neighbours, or causes damage to property, landlords can evict the tenant. The most common pet complaint is in regards to allergies. If another tenant suffers severe allergies and is affected by a pet, the owner must find a way to ensure that their fellow tenant is not disturbed, or face the risk of eviction. In order for a landlord to take action, the landlord first must bring the issue to the attention of the tenant and the tenant has the ability to mitigate the issue. If there is damage done to the property, the tenant can opt to repair the damage. If the animal is disturbing neighbours, the tenant might prevent the animal from being outside and limit its exposure to neighbours, if the animal is upsetting a fellow tenant’s allergies due to fur contaminating the communal laundry machine, the pet owner can do their laundry elsewhere. Finally, for an eviction to take place, the landlord must obtain an order from the Landlord and Tenants Board of Ontario. Drewlo Holdings Inc. v. Weber, 2011 ONSC 6407 has made it clear that landlords cannot use other contractual stipulations to harm or force tenants out of their properties due to their pet ownership. In this case, a landlord tried to increase rent for all of the pet owners renting his property, but not for any of the non-pet owners. The Court found that this was interfering with the right to reasonable enjoyment of the property by the tenants and detracted from their ability to lawfully use their property. What this means is that landlords must be value-neutral when it comes to pets. If pets impair the enjoyment of other tenants, then the tenant can be penalized. Similarly, if the tenant’s pet is causing damage to the property, the tenant can be sanctioned. If there is no damage, financial or otherwise, the landlord has no grounds to penalize a tenant with pets. One area where these provisions do not apply is for condominiums. Condominiums in Ontario, as regulated by the Condominium Act, are allowed to pass bylaws that prevent its owners from living with pets. Condominiums are given the right to create their own regulations on safety, welfare and enjoyment of property, which has given them the authority to regulate pet ownership. The regulation must be explicitly stated in the condominium’s declaration. As more and more rental apartments in Toronto are in Condominiums, renters need to be aware that if their rental property has such bylaws, their pets might be prohibited from their apartment. It is important to also note that in Ontario, landlords cannot ask that a tenant provide payment other than first and last month’s rent. If a landlord requires a security deposit in exchange for consenting to pet ownership, it is illegal and cannot be enforced. If a tenant, however, offers a landlord to pay a security deposit in exchange for allowing them to move in with pets, one cannot renege on this agreement and this provision will be upheld. Another caveat to this is that most municipalities in Ontario have their own restrictions on the number of pets that can live in any individual home. In Toronto for example, no dwelling can house more than three dogs or more than six cats. If you require assistance or would like more information regarding issues like this, please contact Devry Smith Frank LLP and we’d be happy to assist you. “This article is intended to inform. Its content does not constitute legal advice and should not be relied upon by readers as such. If you require legal assistance, please see a lawyer. Each case is unique and a lawyer with good training and sound judgment can provide you with advice tailored to your specific situation and needs.” By Fauzan SiddiquiBlog, Real EstateJanuary 27, 2017June 16, 2020
Time of Essence Clause in Real Estate Transactions Remember that time when you made a reservation for a restaurant but later forgot about it or changed your mind right before? And then you breathed a sigh of relief knowing the restaurant will never know who you are and you will not have to pay a fine for going back on your word. Although a rather large leap, the same cannot be said for real estate transactions. Almost invariably in Canada, a contract of sale for a piece of real estate property will expressly provide that time is of the essence. So if you change your mind about purchasing the property or cannot attain suitable funding in time for the closing date, for instance, you may be liable for damages and have the contract come to an end. However, there are several important things to note: You cannot rely on the clause unless you have demonstrated that you are ready, willing, and able to complete the agreement. In other words, if both parties are not ready to close on a real estate transaction, neither party can immediately rely on the clause to bring an action for specific performance, damages, or termination of the contract. Similarly, you must proceed diligently to fulfil your obligations, and not act in bad faith by interfering with the other party’s ability to fulfil their responsibilities. Further, a clause providing for the time of essence in a contract of sale can be negated largely in three different ways: Waiver: If one party in a contract takes action that makes it clear that the strict contractual provisions will not be enforced. For instance, if both parties agree to extend the closing date by two days then there is a waiver. Election: When one party breaches the contract and for instance does not have the requisite financing completed on the closing date, the other party could agree to extend the closing date. Bad faith: As discussed earlier, if the transaction fails to close because of one party’s lack of action or bad faith, that party cannot rely on the time of essence clause. So just remember – take more care and time in entering into an agreement to purchase real estate than you would for where will you have dinner tonight. For more information or any other questions regarding real estate transactions, please contact our real estate lawyers. “This article is intended to inform. Its content does not constitute legal advice and should not be relied upon by readers as such. If you require legal assistance, please see a lawyer. Each case is unique and a lawyer with good training and sound judgment can provide you with advice tailored to your specific situation and needs.” By Fauzan SiddiquiBlog, Real EstateJuly 16, 2015June 16, 2020
