REAL ESTATE DEVELOPMENT MARKETING ACT Disclosure Statement of VIDORRA DEVELOPMENTS LTD. Disclosure Statement dated: May 29, 2018
|
|
- Charity Preston
- 5 years ago
- Views:
Transcription
1 REAL ESTATE DEVELOPMENT MARKETING ACT Disclosure Statement of VIDORRA DEVELOPMENTS LTD. Disclosure Statement dated: May 29, 2018 Developer: Address for Service in British Columbia: Business Address for the Developer: Developer s Real Estate Agent: Vidorra Developments Ltd. 15, 1005 Alpha Lake Road Whistler B.C. V0N 1B1 15, 1005 Alpha Lake Road Whistler, BC V0N 1B1 RE/MAX Sea to Sky Real Estate Whistler Nester s Road Whistler, B.C., V0N 1B7 DISCLAIMERS This Disclosure Statement has been filed with the Superintendent of Real Estate, but neither the Superintendent, nor any other authority of the government of the Province of British Columbia, has determined the merits of any statement contained in the Disclosure Statement, or whether the Disclosure Statement contains a misrepresentation or otherwise fails to comply with the requirements of the Real Estate Development Marketing Act. It is the responsibility of the developer to disclose plainly all material facts, without misrepresentation. This Disclosure Statement relates to a development property that is not yet completed. Please refer to section 7.2 of this Disclosure Statement for information on the purchase agreement. That information has been drawn to the attention of, who has confirmed that fact by initialing in the space provided here: Initial May 31, :01 AM
2 2 RIGHT OF RESCISSION Under section 21 of the Real Estate Development Marketing Act, the purchaser or lessee of a development unit may rescind (cancel) the contract of purchase and sale or contract to lease by serving written notice on the developer or the developer s brokerage, within 7 days after the later of the date the contract was entered into or the date the purchaser or lessee received a copy of this Disclosure Statement. A purchaser may serve a notice of rescission by delivering a signed copy of the notice in person or by registered mail to: (a) the developer at the address shown in the disclosure statement received by the purchaser, (b) the developer at the address shown in the purchaser s purchase agreement, (c) the developer's brokerage, if any, at the address shown in the disclosure (d) statement received by the purchaser, or the developer's brokerage, if any, at the address shown in the purchaser s purchase agreement. The developer must promptly place purchasers' deposits with a brokerage, lawyer or notary public who must place the deposits in a trust account in a savings institution in British Columbia. If a purchaser rescinds their purchase agreement in accordance with the Act and regulations, the developer or the developer's trustee must promptly return the deposit to the purchaser May 31, :01 AM
3 3 POLICY STATEMENT 5 As disclosed in section 6.1, of this Disclosure Statement, the Developer has not yet received a building permit to construct the Development. The Superintendent of Real Estate permits the Developer to market the development units only on complying with the following terms and conditions: (a) (b) The estimated date, as disclosed in the disclosure statement, for the issuance of a building permit, is 9 months or less from the date the developer filed the disclosure statement with the superintendent. The developer markets the proposed development units under the disclosure statement for a period of no more than 9 months from the date the disclosure statement was filed with the superintendent, unless an amendment to the disclosure statement that sets out particulars of the issued building permit is filed with the superintendent during that period. The developer must also either: (i) (ii) prior to the expiry of the 9 month period, file with the superintendent an amendment to the disclosure statement that sets out particulars of the issued building permit; or upon the expiry of the 9 month period, immediately cease marketing the development and confirm in a written undertaking to the superintendent that all marketing of the development has ceased and will not resume until after the necessary amendment has been filed, failing which a cease marketing or other order may be issued by the superintendent to the developer without further notice. Additionally, the developer must provide written notice without delay to the superintendent if, during the 9 month period, all units in the development property being marketed under this Policy Statement are sold or the developer has decided not to proceed with the development. (c) Any purchase agreement used by the developer, with respect to any development unit offered for sale or lease before the purchaser s receipt of an amendment to the disclosure statement that sets out particulars of the issued building permit, contains the following provisions: (i) (ii) The purchaser may cancel the purchase agreement for a period of seven days after receipt of an amendment to the disclosure statement that sets out particulars of the issued building permit if the layout or size of the applicable development unit, the construction of a major common facility, including a recreation centre or clubhouse, or the general layout of the development, is materially changed by the issuance of the building permit; If an amendment to the disclosure statement that sets out particulars of an issued building permit is not received by the purchaser within 12 months after the initial disclosure statement was filed, the purchaser may at his or her option cancel the purchase agreement at any time after the end of that 12 month period until the required amendment is received by the purchaser, at which time the purchaser may cancel the purchase agreement for a period of seven days after receipt of that amendment only May 31, :01 AM
4 4 if the layout or size of the applicable development unit, the construction of a major common facility, including a recreation centre or clubhouse, or the general layout of the development, is materially changed by the issuance of the building permit; (iii) (iv) The amount of the deposit to be paid by a purchaser who has not yet received an amendment to the disclosure statement that sets out particulars of an issued building permit is no more than 10% of the purchase price; and All deposits paid by a purchaser, including interest earned if applicable, will be returned promptly to the purchaser upon notice of cancellation from the purchaser May 31, :01 AM
5 5 POLICY STATEMENT 6 As disclosed in section 6.2 of this Disclosure Statement, the Developer has not yet received a financing commitment to construct the Development. The Superintendent of Real Estate permits the Developer to market the development units only on complying with the following terms and conditions: (a) (b) (c) The estimated date for obtaining a satisfactory financing commitment, as disclosed in the disclosure statement, is 9 months or less from the date the developer filed the disclosure statement with the superintendent. The developer markets the proposed development units under the disclosure statement for a period of no more than 9 months from the date the disclosure statement was filed with the superintendent, unless an amendment to the disclosure statement that sets out particulars of a satisfactory financing commitment is filed with the superintendent during that period. The developer must also either: (i) (ii) prior to the expiry of the 9 month period, file with the superintendent an amendment to the disclosure statement that sets out particulars of a satisfactory financing commitment; or upon the expiry of the 9 month period, immediately cease marketing the development and confirm in a written undertaking to the superintendent that all marketing of the development has ceased and will not resume until after the necessary amendment has been filed, failing which a cease marketing or other order may be issued by the superintendent to the developer without further notice. Additionally, the developer must provide written notice without delay to the superintendent if, during the 9 month period, all units in the development property being marketed under this Policy Statement are sold or the Developer has decided not to proceed with the development. Any purchase agreement used by the developer, with respect to any development unit offered for sale or lease before the purchaser s receipt of an amendment to the disclosure statement that sets out particulars of a satisfactory financing commitment, contains the following terms: (i) (ii) (iii) If an amendment to the disclosure statement that sets out particulars of a satisfactory financing commitment is not received by the purchaser within 12 months after the initial disclosure statement was filed, the purchaser may at his or her option cancel the purchase agreement at any time after the end of that 12 month period until the required amendment is received by the purchaser; The amount of the deposit to be paid by a purchaser who has not yet received an amendment to the disclosure statement that sets out particulars of a satisfactory financing commitment is no more than 10% of the purchase price; and All deposits paid by a purchaser, including interest earned if applicable, will be returned promptly to the purchaser upon notice of cancellation from the purchaser May 31, :01 AM
6 TABLE OF CONTENTS 1. THE DEVELOPER Incorporation Assets Registered Office Directors Background Conflicts of Interest GENERAL DESCRIPTION General Description of the Development Permitted Use Phasing STRATA INFORMATION Unit Entitlement Voting Rights Common Property and Facilities Limited common property Bylaws Parking Furnishings and Equipment Budget Utilities and Services Strata Management Contracts Insurance Rental Disclosure Statement TITLE AND LEGAL MATTERS Legal Description Ownership Existing Encumbrances and Legal Notations Proposed Encumbrances Outstanding or Contingent Litigation or Liabilities Environmental Matters CONSTRUCTION AND WARRANTIES Construction Dates Warranties Previously Occupied Building APPROVALS AND FINANCES Development Approval Construction Financing MISCELLANEOUS Deposits Purchase Agreement Developer s Commitments Other Material Facts EXHIBITS May 31, :01 AM
7 7 1. The Developer 1.1 Incorporation The Developer was incorporated under the laws of British Columbia on February 23, 2016, under incorporation number BC Assets The Developer was specifically incorporated for the purpose of developing properties including the Development. The Developer owns other properties in British Columbia. 1.3 Registered Office The registered office of the Developer is: # Alpha Lake Road, Whistler B.C. V0N 1B1 1.4 Directors The directors of the Developer are Rod Nadeau and Ned Johnson. 1.5 Background There are no offices of the Developer To the best of the Developer s knowledge, the following is some background information on the development experience of the Developer and of the directors and officers of the Developer: (a) The Developer The Developer has developed a 45 unit rental property in Pemberton B.C. The experience of each of the directors of the Developer is described below. (b) Rod Nadeau Mr. Nadeau has been involved in residential and commercial developments since October 1985 and the types of developments he has previously been involved with have been residential, mixed use residential and commercial properties. Mr. Nadeau has significant experience with duplexes and large multi-million dollar single family homes in Whistler, British Columbia. Mr. Nadeau was also involved in the development of a 48 unit condo hotel and a 60 unit townhouse project in Golden, British Columbia at Kicking Horse Mountain Resort, and of the Rainbow subdivision in Whistler. (c) Ned Johnson Mr. Johnson has been involved in residential developments since 1991 and the types of developments he has previously been involved with have been custom single family homes, multi-family projects and mixed multi-family residential and commercial properties. Mr. Johnson was also involved in the development of a 48 unit condo hotel May 31, :01 AM
8 8 and a 60 unit townhouse project in Golden, British Columbia at Kicking Horse Mountain Resort To the best of the Developer s knowledge: (a) (b) (c) none of the Developer, or any person holding, directly or indirectly, more than 10% of any class of voting securities of the Developer, or any director or officer of any of the foregoing, within the 10 years prior to the date of the Director s declarations attached to this Disclosure Statement, has been subject to any penalties or sanctions imposed by a court, or regulatory authority, relating to the sale, lease, promotion or management of real estate or securities, or to lending money secured by a mortgage of land, or to arranging, administering or dealing in mortgages of land, or to theft or fraud; none of the Developer, or any person holding, directly or indirectly, more than 10% of any class of voting securities of any such person, or any director or officer of the foregoing, within the five years prior to the date of the Developer s declarations attached to this Disclosure Statement was declared bankrupt or made a voluntary assignment in bankruptcy, made a proposal under any legislation relating to bankruptcy or insolvency, or has been subject to or instituted any proceedings, arrangement or compromise with creditors or had a receiver, receiver-manager or trustee appointed to hold the assets of that person; and no director or officer nor any person holding, directly or indirectly, more than 10% of any class of voting securities of the Developer ( Principal Holder ), or any director or officer of any such Principal Holder, within the five years prior to the date of the Developer s declarations attached to this Disclosure Statement, has been a director, officer or held, directly or indirectly more than 10% of any class of voting securities of any other developer that, while that person was acting in that capacity, that other developer: (i) (ii) was subject to any penalties or sanctions imposed by a court, or regulatory authority relating to the sale, lease, promotion or management of real estate or securities, or to lending money secured by a mortgage of land, or to arranging, administering or dealing in mortgages of land, or to theft or fraud; or was declared bankrupt or made a voluntary assignment in bankruptcy, made a proposal under any legislation relating to bankruptcy or insolvency or been subject to or instituted any proceedings, arrangement or compromise with creditors or had a receiver, receiver manager or trustee appointed to hold the assets of that person. 1.6 Conflicts of Interest The Developer is not aware of any existing or potential conflicts of interest among the Developer, manager, or any director or officer or any person holding, directly or indirectly, more than 10% of any class of voting securities of any such person, any director or officer of any person holding, directly or indirectly, more than 10% of any class of voting securities of the Developer or manager, or any person providing goods or services to the Developer, manager or holders of the Strata Lots in connection with the Development that could reasonably be expected to affect the purchaser s purchase decision May 31, :01 AM
9 9 2. General Description 2.1 General Description of the Development The strata lots being offered for sale pursuant to this Disclosure Statement are located at 7350 Crabapple Court Pemberton B.C. and comprise 45 residential strata lots (the Strata Lots ) in a 45 unit development described herein, consisting of a one-level underground concrete parking garage, with three levels of wood frame residential units above (the Development ). The Strata Lots will be owned individually. Each Strata Lot owner will also own a proportionate share, as tenant in common with all other Strata Lot owners, in the common property of the Development and other assets of the strata corporation formed with respect to the Development (the Strata Corporation ) pursuant to the Strata Property Act. The Development will be constructed substantially in accordance with the plans and specifications prepared by Dennis Maguire (the Architect ) and submitted to the Village of Pemberton ( Village ) in connection with the Developer s application for a development permit, as they may be supplemented from time to time and as more fully described in the plans and specifications approved by the Village on issuance of a building permit for the Development. The Developer may make modifications in features, design, layout, window area and window location and may substitute materials of an equal or better grade, all as recommended or approved by the Architect from time to time. 2.2 Permitted Use The Development Property is zoned Commercial 3 ( Zoning Bylaw ). A copy of the Bylaw is available from the Village of Pemberton at 7400 Prospect Street Pemberton B.C. V0N 2L0. The permitted use of the Strata Lots will be residential use and auxiliary use, being a use that is ancillary or subordinate and customarily incidental to the principal use. Under the Zoning Bylaw there are a number of permitted uses as listed on the copy of portions of the C3 Bylaw attached as Exhibit 1. The commercial uses include restaurants, arts and crafts shops, hotel, country inn, personal service establishment, recreational and leisure storage container and accessory uses. 2.3 Phasing The Development will not be a phased development. 3. Strata Information 3.1 Unit Entitlement The Unit Entitlement of each Strata Lot is a figure indicating its share in the Common Property and assets of the Development and is used to determine each Strata Lot's contribution to the expenses incurred in respect of the Common Property and the other assets of the Strata Corporation. The Unit Entitlement is based on the habitable area of each Strata Lot, excluding any areas such as the garage an exterior balcony, terrace, or deck or planter. A proposed schedule of Unit Entitlement for the Strata Lots in Form V under the Strata Property Act ( Proposed Unit Entitlement Schedule ) is attached as Exhibit B. The calculation of unit entitlement shown on the Proposed Unit Entitlement Schedule is based on the Preliminary Strata Plan, and may vary May 31, :01 AM
10 10 slightly when calculated on the basis of the final surveyed strata plan. If any proposed strata lots are divided or combined as described in section 2.1, the unit entitlement of the resulting strata lots will be approximately equal to the unit entitlement shown on the Proposed Unit Entitlement Schedule for the divided or combined strata lots. The final Form V will be filed in the Land Title Office concurrently with the deposit of the strata plan. 3.2 Voting Rights There will be one Strata Corporation in respect of the Strata Lots. Each Strata Lot will have one vote in the Strata Corporation pursuant to section 53(1) of the Strata Property Act. 3.3 Common Property and Facilities The Developer intends to include for the benefit of the purchasers of the Strata Lots the following facilities within the Common Property of the Development: Elevator Secured underground parking Garbage facilities (together Common Facilities ). The approximate size and location for some of these facilities are indicated on the Preliminary Strata Plan. The Developer reserves the right to: (a) increase or decrease the size of the Common Facilities by no more than 35%; (b) (c) modify the parking areas to increase or decrease the number and layout of parking stalls; and alter the configuration and location of the Common Facilities; all without compensation to the Strata Corporation and/or the purchasers of the Strata Lots. The Development will also include additional service facilities and equipment such as transformers, fire protection systems and equipment, mechanical and electrical systems and equipment, electrical room, vents, ducts, fans, elevators, garage gates and other such facilities and equipment which may not be depicted on the Preliminary Strata Plan, but which will be required by the Municipality in connection with the Development (collectively, the "Service Facilities"). The Service Facilities will be located as required by the Municipality or as recommended by the Developer's consultants. 3.4 Limited common property (a) limited common property on the Strata Plan Limited common property is an area within the Common Property that may be used exclusively by one or more Strata Lot owners and any additional maintenance expense created thereby will be dealt with in accordance with the bylaws of the Strata Corporation as described in section 3.4(d). A designation of limited common property on the strata plan may only be removed by unanimous resolution of the members of the Strata Corporation May 31, :01 AM
11 11 (b) Parking as described in Section 3.6; (c) Decks. The Developer will designate as limited common property the decks and parking approximately as set out on the preliminary strata plan. Such designations will be shown on the final strata plan (the "Filed Strata Plan") for the Development deposited for registration in the Land Title Office. The Developer reserves the right to increase or decrease the size of decks by no more than 35%, and to alter the configuration and layout of the decks all without compensation to the Strata Corporation and/or purchasers of the Strata Lots. (d) Maintenance of Common Property/limited common property The Strata Corporation is responsible for maintaining all Common Property including limited common property, except as set out in the Strata Corporation bylaws. The bylaws provide that the owners of the Strata Lots are responsible for maintaining and repairing limited common property which they use, other than the following items which are to be maintained and repaired by the Strata Corporation: (a) (b) (c) (d) (e) (f) repair and maintenance that in the ordinary course of events occurs less often than once a year; the structure of a building; the exterior of a building; chimneys, stairs, balconies and other things attached to the exterior of a building; doors, windows or skylights, on the exterior of a building or that front on the Common Property; and fences, railings and similar structures that enclose patios, balconies and yards. Common expenses of the Strata Corporation that relate to repairing and maintaining limited common property are allocated only to those Strata Lots entitled to use that limited common property, and shared among such Strata Lots on the basis of their relative Unit Entitlement. Any special levy, however, which relates to limited common property will be paid for by the owners of all Strata Lots in proportion to the relative Unit Entitlement of the Strata Lots. 3.5 Bylaws The bylaws of the Strata Corporation will be those attached as Exhibit C to this Disclosure Statement, which will be filed in the Land Title Office concurrently with the deposit of the Strata Plan. Section of the Bylaws restricts pets to one or more of the following: (a) (b) a reasonable number of fish or other small aquarium animals; a reasonable number of small caged mammals; May 31, :01 AM
12 12 (c) (d) up to 2 caged birds; two dogs or two cats or one dog and one cat. 3.6 Parking There will be: (a) (b) (c) (d) 28 parking stalls on the garage level of the building designated on the strata plan as limited common property; 15 surface parking stalls located in carports, designated on the strata plan as limited common property; 2 surface parking stalls designated on the strata plan as limited common property; and 28 surface visitor parking stalls located on the common property. The visitor parking stalls will be administered by the Strata Corporation. 3.7 Furnishings and Equipment The following equipment will be included in the purchase of each Strata Lot: Fridge, stove, dishwasher, washer/dryer, microwave hood fan. The above items will not be encumbered except to the extent of any security documentation registered in the Land Title Office and/or the Personal Property Registry, including without limitation, the Construction Security (as defined in Section 6.2) and any general security agreements granted by the Developer. The Developer will obtain discharges or releases of all third party claims of security interests granted by the Developer to equipment located in a Strata Lot in connection with the sale of the Strata Lot to a purchaser. Social Services Tax, Goods and Services Tax payable in respect of such equipment will be for the account of each purchaser of a Strata Lot. 3.8 Budget (a) Estimated Initial Budget and Monthly Assessments The estimated initial annual budget for the Strata Corporation for the 12 month period commencing on the first day of the month following the date of the first conveyance of a Strata Lot to a purchaser is attached as Exhibit D ( Initial Budget ). The Developer will pay the actual expenses of the Strata Corporation until and including the last day of the month in which the first conveyance of a Strata Lot to a purchaser occurs. The Initial Budget sets out the estimated monthly strata fees for each Strata Lot. The actual monthly strata fees will be calculated upon finalization of the Unit Entitlement and monthly strata fees will be further adjusted upon the establishment by the Strata Corporation of the first annual budget of operating expenses following the first annual general meeting of the Strata Corporation May 31, :01 AM
13 13 (b) Cost of Utilities and Other Services The electricity supplied to the Strata Lots will not be separately metered for each Strata Lot and will be the responsibility the Strata Corporation. The cost of the electricity for and all water will be paid by the Strata Corporation and the cost will be borne by the owners of the Strata Lots and included in their monthly strata fees. 3.9 Utilities and Services The Development is located within the Municipality and is served by water, sewer, electricity, telecommunications, fire protection and public road access. The Developer will install a propane tank which will be used to operate water boilers and heaters in the parkade. Natural gas will not be provided to the Development 3.10 Strata Management Contracts The Developer intends to enter into a strata management contract on behalf of the Strata Corporation. The manager will not be related to the Developer. In addition to any termination provisions contained in the management agreement, under Section 24 of the Strata Property Act (British Columbia) the management agreement: (a) (b) (c) will terminate automatically four weeks after the second annual general meeting of the Strata Corporation, unless the Strata Corporation by majority vote, at the second annual general meeting, resolves to continue the agreement; may be terminated by the Strata Corporation on two months notice if the cancellation is approved by a ¾ vote at a general meeting of the Strata Corporation; and may be terminated by the Manager on two months notice Insurance The Developer will obtain the following insurance coverage in the name of the Strata Corporation for a term expiring no sooner than four weeks after the first annual general meeting of the Strata Corporation: (a) (b) full replacement insurance on the Common Property, common assets, buildings shown on the Strata Plan and fixtures built on or installed in the Strata Lots by the Developer as part of the original construction (meaning items attached to a building, including floor and wall coverings and electrical and plumbing fixtures, but excluding, if they can be removed without damage to the building, refrigerators, stoves, dishwashers, microwaves, washers, dryers or other similar items); and liability insurance for property damage and bodily injury in an amount not less than $2,000,000. The items described in section 3.11(a) will be insured against major perils, including fire, lightning, smoke, wind storm, hail, explosion, earthquake, water escape, strikes, riots or civil commotion, impact by aircraft and vehicles, vandalism and malicious acts, subject to standard May 31, :01 AM
14 14 exclusions. Each purchaser will be responsible for insuring personal property within and any improvements made to that purchaser s Strata Lot Rental Disclosure Statement Under Section 139 of the Strata Property Act, the Developer must disclose to any purchaser the intention to lease any residential strata lot in order to preserve the right of the Developer and the first purchaser from the Developer of a strata lot to lease the strata lot in the future. A rental disclosure statement in respect of the Strata Lots has been filed by the Registered Owner, a copy of which is attached as Exhibit E. 4. Title and Legal Matters 4.1 Legal Description The Development Property, on which the Development will be constructed, is legally described as: PID Lot 4 District Lot 203 Lillooet District Plan KAP Ownership The Developer is the registered and beneficial owner of the Development Property. 4.3 Existing Encumbrances and Legal Notations (i) (ii) (iii) (iv) KV13206 Covenant in favour of the Village prohibiting residential development and storage in underground storage units located below the prescribed geodesic elevation of 209.2m or 0.6m above the finished adjacent ground surface, whichever is greater; KV94497 Statutory Right of Way in favour of British Columbia Hydro; This right of way permits construction and maintenance of poles, anchors, guy wires, brackets, transformers, cables, conduits, pipes, ducts and all things related to the transmission or provision of utilities by BC Hydro; KV94498 Statutory Right of Way in favour of Telus Communications; permits construction and maintenance of poles, anchors, guy wires, brackets, transformers, cables, conduits, pipes, ducts and all things related to the provision of utilities by Telus; and Mortgage CA and Assignment of Rents CA granted to Vancouver City Savings Credit Union. The mortgage and assignment of rents will be replaced by the construction financing to be placed pursuant to Section Proposed Encumbrances The following additional encumbrances may be registered against title to the Development Property, the Strata Lots or the Common Property: May 31, :01 AM
15 15 (a) (b) Covenants, easements, statutory rights of way and/or agreements to be granted with and/or in favour of the Village, public utilities, adjacent property owners or other entities with respect to the provision of utilities (including electrical services) and communications services to the Development. All encumbrances required or deemed necessary by the Village and/or the Province of British Columbia to be registered against title to the Development Property in order to obtain development, building and occupancy permits in respect of the Development. (c) One or more mortgages and assignments of rents securing the construction financing described in section 6.2 (the Construction Security ), which will be partially discharged from title to each Strata Lot within a reasonable time following the completion of the purchase and sale of that Strata Lot. 4.5 Outstanding or Contingent Litigation or Liabilities There is no outstanding or contingent litigation or liability in relation to the Development Property or against the Developer which may affect the Strata Corporation or the Strata Lot purchasers. 4.6 Environmental Matters The Developer is not aware of any dangers related to flooding, soil and subsoil conditions or other environmental matters affecting the Development Property. 5. Construction and Warranties 5.1 Construction Dates The estimated date range for commencement of construction is between June 1, 2018 and August 31, The estimated date range for completion of construction is between February 1, 2020 and April 30, Warranties The Developer will obtain home warranty insurance coverage for the Strata Lots and the Common Property, which will provide the following coverage to purchasers pursuant to the requirements of the Homeowner Protection Act (British Columbia): (a) (b) (c) defects in workmanship and materials for a period of two years after the date on which the warranty begins; water penetration coverage of 5 years after the date on which the warranty begins; and structural defects for a period of 10 years after the date on which the warranty begins May 31, :01 AM
16 16 Any applicable manufacturer s warranty on furniture, furnishings and equipment included in the purchase price of a particular Strata Lots or relating to the Development will be passed on to the Strata Corporation, if permitted by such warranty. 5.3 Previously Occupied Building The Development has not been previously occupied. 6. Approvals and Finances 6.1 Development Approval On May 16, 2018 the Village issued a Development Permit under number Construction Financing The Developer has not, as of the date of this disclosure statement, arranged development financing which is sufficient to complete the construction and servicing of the Development. As noted on the front pages of this Disclosure Statement, the Developer must file an amendment to the Disclosure Statement when it has arranged for sufficient financing to complete the construction and servicing of the Development. Termination rights of a purchaser if the Developer fails to obtain construction financing within a specified period are described on the front pages of this Disclosure Statement under Policy Statement Miscellaneous 7.1 Deposits The Developer s real estate agent is RE/MAX Sea to Sky Real Estate Whistler (the Agent ). Deposits from purchasers will be held by the Agent as trustee (the Trustee ) in the manner required by the Real Estate Development Marketing Act, until the strata plan is deposited in the Land Title Office and an instrument evidencing the interest of the purchaser has been submitted for registration in the Land Title Office. The Developer may at any time elect to enter into a deposit protection contract, which is an insurance contract or other form of security agreement with an approved insurer as required by the Real Estate Development Marketing Act, pursuant to which the Deposits or any portion thereof may be released to the Developer. Under the provisions of the deposit protection contract the insurance company will guarantee the obligations of the Developer to the Purchaser with respect to the Purchase Agreement. Should the Developer not be able to deliver the Strata Lot to the Purchaser for which a deposit has been received, insured and released from trust, the insurance company shall repay the deposit or deliver the Strata Lot and complete the sale. In accordance with the provisions of Section 19 of the Real Estate Development Marketing Act, when the Trustee receives the original or a true copy of the deposit protection contract in relation to the deposit it holds under the Purchase Agreement and the Developer s written certification that the purchaser has no right to rescission under section 21 of that Act, the Trustee must pay the deposit to the Developer and the Developer may use that deposit only for purposes related to the Development, including without limitation construction and marketing of the Development May 31, :01 AM
17 If the Developer elects to enter into a deposit protection contract it will provide a notice to the Purchaser setting out the name and address of the insurer, the name of the developer who entered into the deposit protection contract and the date on which the insurance takes effect. 7.3 Purchase Agreement The Developer intends to use the form of Purchase Agreement attached as Exhibit F ( Purchase Agreement ). As required by the Superintendent of Real Estate, certain provisions in the Purchase Agreement are described below. However, purchasers should read the Purchase Agreement before signing it and should not rely solely on the description below. Where there is a difference between the information in this Disclosure Statement and the executed Purchase Agreement, the Purchase Agreement will prevail. All goods and services tax or harmonized sales tax (including both the federal and provincial portions) payable with respect to the purchase and sale of a Strata Lot will be for the account of the Purchaser. (a) Termination Provisions. The Purchaser may cancel the Purchase Agreement if the Developer has not obtained a building permit and a financing commitment sufficient to complete construction of the Development within 12 months of the date on which this Disclosure Statement is filed. Under section 4 of Schedule A of the Purchase Agreement, if the Completion Date (as defined therein) has not occurred by December 31, 2020 (the Outside Completion Date ), the Purchase Agreement will be terminated provided that if the Developer is delayed in completing construction of the Development as a result of events or circumstances beyond the Developer s control, the Outside Completion Date will be extended for a period equivalent to any such period of delay. Under section 17 of Schedule A to the Purchase Agreement, if the Developer is not satisfied with the level of presales by December 15, 2018, it may cancel the Purchase Agreement at any time on or before December 31, (b) Extension Provisions. Section 4 of Schedule A to the Purchase Agreement provides that if the Developer is delayed from time to time in completing construction of the Development as a result of events or circumstances beyond the Developer s control, the time in which the Developer must do anything under the Purchase Agreement is extended for a period equivalent to the period of delay, and specifically the Outside Completion Date is extended for such period. There are no provisions in the Purchase Agreement which allow the purchaser to require or refuse an extension of the Completion Date or which allows the Developer to seek a fee or increased purchase price in order to agree to any such extension. (c) Assignment Provisions May 31, :01 AM
18 18 Under section 15 of Schedule A to the Purchase Agreement, a purchaser may not assign the purchaser s interest in the Purchase Agreement without the written consent of the Developer, which consent may be arbitrarily withheld and payment of a fee to the Developer. If the assignment is to a spouse, a parent, an adult child of the Purchaser, or a corporation wholly owned by the Purchaser (which the Purchaser is required to provide a statutory declaration identifying the relationship of the proposed assignee to the Purchaser), or the Purchaser is an employee of the Developer, then the Purchaser will be required to pay an administrative fee of $500 to the Developer. (d) Interest on Deposits. Under section 2 of Schedule A to the Purchase Agreement, interest on deposit monies, if any, will be for the benefit of the Purchaser, unless the Purchaser defaults in any of the Purchaser s obligations under the Purchase Agreement, in which case interest on deposit monies, if any, will be paid to the Developer. In any event, there is no obligation on the Developer to invest deposit monies in an interest-bearing account. Each prospective purchaser who wishes to purchase a Strata Lot must, after receiving and reviewing this Disclosure Statement, execute the Purchase Agreement, pay the initial deposit to the Agent in trust concurrently with submitting the Purchase Agreement to the Agent for acceptance, and pay all other deposits and the balance of the purchase price for the Strata Lot in accordance with the Purchase Agreement; and All deposits must be paid by certified personal cheque, bank draft or money order acceptable to the Developer and the party receiving the same in trust. 7.3 Developer s Commitments Not applicable. 7.4 Other Material Facts The Developer has not entered into any contracts with respect to the Development other than those described herein, but the Developer may enter into or cause the Strata Corporation to enter into or assume the following agreements: (a) any agreements referred to in section 4.4; (b) (c) (d) (e) (f) (g) elevator servicing agreement; maintenance and lease agreements with respect to equipment installed on the Common Property, including alarm monitoring; landscaping agreement; garbage/waste removal services agreement; snow clearing; and janitorial and cleaning May 31, :01 AM
19 19 8. Exhibits The exhibits attached to this Disclosure Statement are as follows: Exhibit A Exhibit B Exhibit C Exhibit D Exhibit E Exhibit F Preliminary Strata Plan Preliminary Schedule of Unit Entitlement Strata Bylaws Initial Budget Rental Disclosure Statement Purchase Agreement May 31, :01 AM
20
21 21 EXHIBIT A PRELIMINARY STRATA PLAN May 31, :01 AM
22 22
23 23
24 24
25 25 EXHIBIT B SCHEDULE OF UNIT ENTITLEMENT May 31, :01 AM
26 26
27 27 EXHIBIT C STRATA BYLAWS May 31, :01 AM
28 28
29 29
30 30
31 31
32 32
33 33
34 34
35 35
36 36
37 37
38 38
39 39
40 40
41 41
42 42
43 43
44 44
45 45 EXHIBIT D INTERIM BUDGET May 31, :01 AM
46 46
47 47 EXHIBIT E RENTAL DISCLOSURE STATEMENT May 31, :01 AM
48 48
49 49 EXHIBIT F PURCHASE AGREEMENT May 31, :01 AM
50 50
51 51
52 52
53 53
54 54
55 55
56 56
57 57
58 58
DISCLOSURE STATEMENT. Real Estate Development Marketing Act of British Columbia
DISCLOSURE STATEMENT Real Estate Development Marketing Act of British Columbia This Disclosure Statement relates to an offering by Homesite Developments (Zeron) Inc. and Spencer Creek Ventures Inc. (collectively
More informationEffective October 1, 2014
REAL ESTATE DEVELOPMENT MARKETING ACT POLICY STATEMENT 2 DISCLOSURE STATEMENT REQUIREMENTS FOR DEVELOPMENT PROPERTY CONSISTING OF FIVE OR MORE BARE LAND STRATA LOTS Effective October 1, 2014 1. Interpretation
More informationEffective October 1, 2014
REAL ESTATE DEVELOPMENT MARKETING ACT POLICY STATEMENT 8 DISCLOSURE STATEMENT REQUIREMENTS FOR DEVELOPMENT PROPERTY CONSISTING OF FIVE OR MORE TIME SHARE INTERESTS Effective October 1, 2014 1. Interpretation
More informationEffective October 1, 2014
REAL ESTATE DEVELOPMENT MARKETING ACT POLICY STATEMENT 9 DISCLOSURE STATEMENT REQUIREMENTS FOR DEVELOPMENT PROPERTY CONSISTING OF FIVE OR MORE LEASEHOLD UNITS IN A RESIDENTIAL LEASEHOLD COMPLEX Effective
More informationDISCLOSURE STATEMENT September 7, The Developer:
DISCLOSURE STATEMENT September 7, 2007 The Developer: 0798884 B.C. Ltd. dbawestridge Heights 105-1121 McFarlane Way, Merritt, British Columbia V1K 1B9 The Developer s intends to use in-house staff to market
More informationREVELSTOKE MOUNTAIN RESORT MACKENZIE LANDING CONSOLIDATED DISCLOSURE STATEMENT (REAL ESTATE DEVELOPMENT MARKETING ACT OF BRITISH COLUMBIA)
December 1, 2009 REVELSTOKE MOUNTAIN RESORT MACKENZIE LANDING CONSOLIDATED DISCLOSURE STATEMENT (REAL ESTATE DEVELOPMENT MARKETING ACT OF BRITISH COLUMBIA) This Consolidated Disclosure Statement relates
More informationDISCLOSURE STATEMENT. June 8, c/o Bennett Jones LLP Barristers and Solicitors West Hastings Street Vancouver, BC V6E 2E9
DISCLOSURE STATEMENT KOOCANUSA VILLAGE - LAKEFRONT ESTATES June 8, 2017 Developer: Developer's Service: Address for 977230 ALBERTA LTD. c/o Bennett Jones LLP Barristers and Solicitors 2200 1055 West Hastings
More informationTHE COTTAGES ON OSOYOOS LAKE INFORMATION STATEMENT. Stelkia Limited Partnership
THE COTTAGES ON OSOYOOS LAKE INFORMATION STATEMENT Developer: Stelkia Limited Partnership Mailing Address: Suite 202 45793 Luckakuck Way Chilliwack, British Columbia V2R 5S3 Address for Service: Real Estate
More informationIN THE MATTER OF THE REAL ESTATE DEVELOPMENT MARKETING ACT SBC 2004, Chapter BC LTD. -AND- BINDER SINGH LALLI
IN THE MATTER OF THE REAL ESTATE DEVELOPMENT MARKETING ACT SBC 2004, Chapter 41 732433 BC LTD. -AND- BINDER SINGH LALLI ORDER UNDER SECTIONS 30(1) and 32(1) REAL ESTATE DEVELOPMENT MARKETING ACT Upon reviewing
More informationDISCLOSURE STATEMENT AMENDMENT Real Estate Development Marketing Act (BC) April 20, 2009
DISCLOSURE STATEMENT AMENDMENT Real Estate Development Marketing Act (BC) April 20, 2009 Date of Original Disclosure Statement: December 28, 2004 Date of First Amendment to Disclosure Statement: November
More informationFOR DISCUSSION PURPOSES ONLY
Condominium Property Act CONDOMINIUM PROPERTY AMENDMENT REGULATION 1 The Condominium Property Regulation (AR 168/2000) is amended by this Regulation. 2 Section 1 is amended (a) in subsection (1) by adding
More informationAGREEMENT OF PURCHASE AND SALE
AGREEMENT OF PURCHASE AND SALE Approved by the Nova Scotia Real Estate Commission (NSREC) for use by licensees under the Real Estate Trading Act. FORM 400 PAGE 1 OF 3 Total # of pages in this Agreement
More informationCONDOMINIUM ACT [REPEALED]
PDF Version [Printer friendly ideal for printing entire document] CONDOMINIUM ACT [REPEALED] Published by DISCLAIMER: These documents are provided for private study or research purposes only. Every effort
More informationMORTGAGE PART 1 (This area for Land Title Office use) Page 1 of pages
LAND TITLE ACT FORM B (Section 219.1) Province of British Columbia MORTGAGE PART 1 (This area for Land Title Office use) Page 1 of pages 1. APPLICATION: (Name, address, phone number and signature of applicant,
More informationLIMITED FINANCIAL SERVICES AGREEMENT. THIS AGREEMENT dated for reference as of the day of, 20.
LIMITED FINANCIAL SERVICES AGREEMENT THIS AGREEMENT dated for reference as of the day of, 20. BETWEEN: AND: THE OWNERS, PLAN, a Strata Corporation constituted under the laws of British Columbia and having
More informationCONDOMINIUM PROPERTY REGULATION
Province of Alberta CONDOMINIUM PROPERTY ACT CONDOMINIUM PROPERTY REGULATION Alberta Regulation 168/2000 With amendments up to and including Alberta Regulation 151/2006 Office Consolidation Published by
More informationSTRATA CORPORATION VAS By-laws
STRATA CORPORATION VAS 2893 North Oaks 767 North Road Gibsons, BC By-laws Revised March 2013 Printed March 2014 STRATA PROPERTY ACT Part 7 By-laws and rules Division 1 General Nature of By-laws 119 1 The
More informationBYLAWS. STRATA PLAN VR 1166 McGILL MANOR 2390 McGILL STREET VANCOUVER, B.C.
BYLAWS STRATA PLAN VR 1166 McGILL MANOR 2390 McGILL STREET VANCOUVER, B.C. Amended December 3, 2013 and Registered under No. CA3536504 January 7, 2014 INDEX BYLAW PAGE NO. 1 Payment of strata fees... 1
More informationDATE OF LEASE 20 SPECIMEN
LR1. DATE OF LEASE 20 LR2. LR2.1 LR2.2 LR3. LR4. LR5. LR6. TITLE NUMBER(S) LANDLORD'S TITLE NUMBER(S) OTHER TITLE NUMBERS PARTIES TO THIS LEASE LANDLORD ADDRESS COMPANY NO. TENANT ADDRESS GUARANTOR PROPERTY
More informationGuide 18 What to Know about Limited Common Property and Short Term Exclusive Use Arrangements of Common Property
Guide 18 What to Know about Limited Common Property and Short Term Exclusive Use Arrangements of Common Property IMPORTANT NOTICE This guide was prepared by the Superintendent of Real Estate and updated
More informationCONTRACT OF PURCHASE AND SALE ADDENDUM
...AS td. 5 11 DEPOSITS: The Buyer will pay a non-refundable deposit equal to $ (the "Deposit") upon removing all subject clauses of this Contract. The Deposit will be paid by way of certified cheque or
More informationC BRlTISH OLUMBIA. IN THE MATTER OF THE REAL ESTATE DEVELOPMENT MARKETING ACT, S.B.C. 2004, c.41 LOCAL 1661 BUILDING INC. -AND- JEFFREY KARL WIEGEL
~t C BRlTISH OLUMBIA IN THE MATTER OF THE REAL ESTATE DEVELOPMENT MARKETING ACT, S.B.C. 2004, c.41 LOCAL 1661 BUILDING INC. -AND- JEFFREY KARL WIEGEL ORDER UNDER SECTIONS 30(1) and 32(1) REAL ESTATE DEVELOPMENT
More informationSTRATA CORPORATION LMS128
STRATA CORPORATION LMS128 Operating Bylaws of the Strata Division 1 -Duties of Owners, Tenants, Occupants and Visitors Payment of strata fees 1 An owner must pay strata fees on or before the first day
More informationADDENDUM A TO CONTRACT OF PURCHASE AND SALE
ADDENDUM A TO CONTRACT OF PURCHASE AND SALE The following terms replace, modify, and where applicable override the terms of the attached contract of purchase and sale, and any modifications, amendments,
More informationSTATE OF SOUTH CAROLINA RESIDENTIAL PROPERTY CONDITION DISCLOSURE STATEMENT
STATE OF SOUTH CAROLINA RESIDENTIAL PROPERTY CONDITION DISCLOSURE STATEMENT The South Carolina Code of Laws (Title 27, Chapter 50, Article 1) requires that an owner of residential real property (single
More informationLAND INSTALLMENT CONTRACT
RECORDER S STAMP: This document must be executed in duplicate, and original executed documents must be provided to each party. The Seller must cause this document to be recorded within 20 days after it
More informationAGREEMENT. THIS AGREEMENT, made the, 20, by and between:
AGREEMENT THIS AGREEMENT, made the, 20, by and between: (hereinafter Owner ) and Yosemite Property Management (hereinafter YPM ), agree to as follows: 1. APPOINTMENT OF YPM: owner hereby appoints and grants
More informationGAINES AND ADAMS CONDOMINIUM DISCLOSURE STATEMENT
GAINES AND ADAMS CONDOMINIUM DISCLOSURE STATEMENT Developed by The Landing Development Group, LLC 640 S. Lakeshore Blvd. Marquette, Michigan 49855 The Gaines and Adams Condominium is a residential condominium
More informationSample. Rider Clauses to Contract of Sale Seller
Rider Clauses to Contract of Sale Seller 1. In the event of any inconsistency or conflict between the terms and provisions of this Rider and those contained in the printed portion of the Contract of Sale
More informationBRIGHTON. Strata Plan BCS 3895 BYLAWS. Registered: November 30, 2011 Registration #: BB
BRIGHTON Strata Plan BCS 3895 BYLAWS Registered: November 30, 2011 Registration #: BB4025625 INDEX DIVISION 1 - DUTIES OF OWNERS, TENANTS, OCCUPANTS AND VISITORS 2 1. Payment of Strata Fees 2 2. Repair
More informationCONDOMINIUM DISCLOSURE STATEMENT FOR CROSSWATER CONDOMINIUMS
CONDOMINIUM DISCLOSURE STATEMENT FOR CROSSWATER CONDOMINIUMS This Disclosure Statement discloses certain pertinent information about Crosswater Condominiums (the Condominium ), located at the premises
More informationCOMMERCIAL PURCHASE CONTRACT
COMMERCIAL PURCHASE CONTRACT This form was developed by the Alberta Real Estate Association for the use of its members and may not be altered electronically by any person. Others who use this document
More informationDEED OF TRUST PUBLIC TRUSTEE
DEED OF TRUST PUBLIC TRUSTEE THIS DEED OF TRUST is a conveyance in trust of real property to the Public Trustee of the county in Colorado in which the Property described below is located. It has been signed
More informationCITY OF SURREY BY-LAW NO A Bylaw to establish a revitalization tax exemption program...
CITY OF SURREY BY-LAW NO. 16120 A Bylaw to establish a revitalization tax exemption program... WHEREAS a City Council may, pursuant to Section 226 of the "Community Charter" establish a revitalization
More informationALAMEDA S COOPERATIVE SHAREHOLDER OCCUPANCY AND RESIDENT AGREEMENT!
ALAMEDA S COOPERATIVE SHAREHOLDER OCCUPANCY AND RESIDENT AGREEMENT THIS AGREEMENT, DATED BY AND BETWEEN ALAMEDA S COOPERATIVE (hereinafter referred to as) THE COOPERATIVE and (herein after referred to
More informationIN THE MATTER OF THE REAL ESTATE DEVELOPMENT MARKETING ACT. CB DEVELOPMENT 2000 LTD. -And- CRAIG WILLIAM LOCHHEAD -And- GRAYDEN ROLAND HAYWARD
IN THE MATTER OF THE REAL ESTATE DEVELOPMENT MARKETING ACT CB DEVELOPMENT 2000 LTD. -And- CRAIG WILLIAM LOCHHEAD -And- GRAYDEN ROLAND HAYWARD ORDER UNDER SECTIONS 30(1) (a) and 32(1) REAL ESTATE DEVELOPMENT
More informationThere are two ways a strata's bylaws (or a section's bylaws) may differ from the Standard Bylaws:
Amending Strata Bylaws All strata corporations must have bylaws. These bylaws can be amended: changed, created or deleted. The Standard Bylaws are a set of bylaws established by the Province. Section 120
More informationWELCOME TO YOUR NEW HOME
WELCOME TO YOUR NEW HOME An information booklet prepared by Your Property Management Company NAI GODDARD & SMITH REALTY SERVICES INC. 5718 Glover Road Langley, BC V3A 4H8 langleyoffice@naicommercial.ca
More informationVIEW POINTE MAINTENANCE CORPORATION
VIEW POINTE MAINTENANCE CORPORATION MAINTENANCE MATRI (All references are to the Declaration of Covenants, Conditions and Restrictions and Reservation of Easements for View Pointe ( CC&R s ) unless otherwise
More informationDATED ASSURED SHORTHOLD TENANCY AGREEMENT. relating to [DESCRIPTION OF THE PROPERTY] between THE LANDLORD.
DATED 2012 ------------ ASSURED SHORTHOLD TENANCY AGREEMENT relating to [DESCRIPTION OF THE PROPERTY] between THE LANDLORD and THE TENANT CONTENTS CLAUSE 1. Interpretation... 1 2. Grant of the Tenancy...
More informationKANSAS LLC OPERATING AGREEMENT
LIMITED LIABILITY COMPANY OPERATING AGREEMENT (COMPANY NAME), LLC A Member-Managed Limited Liability Company KANSAS LLC OPERATING AGREEMENT THIS OPERATING AGREEMENT is made and entered into effective (Month
More informationPresale Transaction Cross Reference List. (For Multifamily Residential)
Presale Transaction Cross Reference List (For Multifamily Residential) C r o s s R e f e r e n c e L i s t The Facts About Multifamily Residential Presales Over the years, thousands of British Columbians
More informationSTANDARD TERMS AND CONDITIONS Equipment Lease Form DCR 309
1 of 7 The parties hereto agree as follows: 1. LEASE STANDARD TERMS AND CONDITIONS The Lessor hereby leases to Lessee, and Lessee hereby leases from Lessor, the Equipment 2. TERM The term of this Lease
More informationAnnex A STRATA TITLE LAW DIFC LAW NO. 5 OF Amended and Restated
Annex A STRATA TITLE LAW DIFC LAW NO. 5 OF 2007 Amended and Restated CONTENTS PART 1: GENERAL 1 1. Title... 1 2. Legislative Authority... 1 3. Application of this Law... 1 4. Purpose of this Law... 1 5.
More informationSTRATA LIVING THE GOOD, THE BAD, & THE UGLY
STRATA LIVING THE GOOD, THE BAD, & THE UGLY Townhouse and condominium apartment living is a great lifestyle enjoyed by a large percentage of homeowners. However, it is not for everybody. While similar
More informationCONFIRMATION OF REPRESENTATION In representing the parties in the negotiations for the purchase and sale of the Property:
CONDOMINIUM UNIT FORM OF OFFER TO PURCHASE This form of offer is prescribed under The Real Estate Brokers Act for use by brokers in the purchase of a completed condominium unit in a registered Condominium
More informationCO-OWNER HANDBOOK. The inner space, which you own, is yours to decorate, to maintain, and to live in.
CO-OWNER HANDBOOK PART I: WHAT IS A CONDOMINIUM? The word condominium comes from a Latin word meaning common ownership or control. Ordinarily it means individual ownership of all the space inside the inner
More informationSTATE OF SOUTH CAROLINA RESIDENTIAL PROPERTY CONDITION DISCLOSURE STATEMENT
STATE OF SOUTH CAROLINA RESIDENTIAL PROPERTY CONDITION DISCLOSURE STATEMENT The South Carolina Code of Laws (Title 27, Chapter 50, Article l) requires that an owner of residential real property (single
More informationPROPERTY MANAGEMENT AGREEMENT (Single-Unit)
PROPERTY MANAGEMENT AGREEMENT (Single-Unit) Date: Brokerage Firm: Broker: Keller Williams Preferred Realty, LLC Kevin and Kerri Massey Landlord: Property: Reporting Date: No later than the 1 st day of
More informationCity of Leavenworth REMODELS / ADDITIONS / ROOFS / PLUMBING / MECHANICAL
City of Leavenworth RESIDENTIAL BUILDING PERMIT REQUIREMENTS REMODELS / ADDITIONS / ROOFS / PLUMBING / MECHANICAL THIS HANDOUT IS NOT INTENDED FOR CONSTRUCTION OF NEW STRUCTURES BEFORE YOU FILL OUT THE
More informationPROPRIETARY LEASE FOR WAYFARER CO-OPERATIVE ASSOCIATION, INC. Table of Contents
PROPRIETARY LEASE FOR WAYFARER CO-OPERATIVE ASSOCIATION, INC. Table of Contents ARTICLE I Term of Lease... 1 ARTICLE II Leased Premises... 1 ARTICLE III Definitions... 1 ARTICLE IV Lease Tied to Block
More informationSTRATA PROPERTY ACT. PDF Version [Printer-friendly - ideal for printing entire document]
PDF Version [Printer-friendly - ideal for printing entire document] STRATA PROPERTY ACT Published by As it read between y 2nd, 2000 and September 30th, 2006 Updated To: Important: Printing multiple copies
More informationTERMS AND CONDITIONS OF EQUIPMENT LEASE / RENTAL
TERMS AND CONDITIONS OF EQUIPMENT LEASE / RENTAL 1. Law and jurisdiction 1.1 Governing law This document is governed by the law in force in the country in which the document is signed. 1.2 Submission to
More informationGUIDE TO SECTIONAL TITLE MANAGEMENT
Page 1 of 25 GUIDE TO SECTIONAL TITLE MANAGEMENT Page 2 of 25 INDEX PART 1- Introduction 1.1 Introduction 1.2 Common Definitions 1.3 Ownership & Real Rights PART 2- DEVELEOPMENT SCHEMES, SECTIONAL TITLE
More informationAMENDED DISCLOSURE STATEMENT THE HOMES OF HUNTERS WOODS CONDOMINIUM. Grand Rapids, Michigan
AMENDED DISCLOSURE STATEMENT THE HOMES OF HUNTERS WOODS CONDOMINIUM Developer North Bergen Investment Group, Inc. 3347 Eagle Run Dr., N.E., Ste. A Grand Rapids, MI 49525 Grand Rapids, Michigan The Homes
More informationNUCLEAR DENSITY GAUGE EQUIPMENT LEASE/RENTAL & TEMPORARY TRANSFER AGREEMENT
NUCLEAR DENSITY GAUGE EQUIPMENT LEASE/RENTAL & TEMPORARY TRANSFER AGREEMENT Quote Number: THIS EQUIPMENT LEASE ("LEASE/RENTAL") is made and effective by and between QAL-TEK ASSOCIATES, ("OWNER") and ("LESSEE").
More informationSTRATA MANAGEMENT AGREEMENT
STRATA MANAGEMENT AGREEMENT THIS AGREEMENT made the 30 th day of August 2010. BETWEEN: THE OWNERS, STRATA PLAN VIS 3990, a strata corporation constituted under the Strata Property Act R.S.B.C., (hereinafter
More informationSTANDARD TERMS AND CONDITIONS FOR LEASES CONTENTS
Page 1 of 8 CONTENTS 1. Leased Property 2. Term 3. Location of Leased Property 4. Disputes 5. Packaging 6. Rent 7. Warranty-Rental Amount 8. Maintenance 9. Inspection and Acceptance 10. Disposition of
More informationOFFER AND PURCHASE AND SALE AGREEMENT. OFFER This Offer is given by
OFFER AND PURCHASE AND SALE AGREEMENT OFFER This Offer is given by whose address is (referred to in this instrument, individually and collectively, as the "Buyer") to whose address is (referred to in this
More informationSTANDARD COMMERCIAL PURCHASE AND SALE AGREEMENT (With Contingencies)
STANDARD COMMERCIAL PURCHASE AND SALE AGREEMENT (With Contingencies) The parties make this Agreement this day of,. This Agreement supersedes and replaces all obligations made in any prior Letter of Intent,
More informationPLEASE NOTE. For more information concerning the history of this Act, please see the Table of Public Acts.
PLEASE NOTE This document, prepared by the Legislative Counsel Office, is an office consolidation of this Act, current to May 30, 2009. It is intended for information and reference purposes only. This
More informationMAINSTREET ORGANIZATION OF REALTORS RESIDENTIAL LEASE Not to be used for rental property in the City of Chicago.
1 2 3 4 MAINSTREET ORGANIZATION OF REALTORS RESIDENTIAL LEASE Not to be used for rental property in the City of Chicago. Date of Lease Term of Lease Monthly Rent Security Deposit Beginning Ending 5 6 7
More informationThis Exclusive Property Management Agreement is between:
This Exclusive Property Management Agreement is between: (OWNER):, Owner certifies and represents that he/she has legal authority and capacity to enter into this agreement and Barrons Property Managers,
More informationDISTRICT OF SICAMOUS BYLAW NO A bylaw of the District of Sicamous to establish a Revitalization Tax Exemption Program
DISTRICT OF SICAMOUS BYLAW NO. 917 A bylaw of the District of Sicamous to establish a Revitalization Tax Exemption Program WHEREAS under the provisions of Section 226 of the Community Charter, the Council
More informationSELF-CANCELING INSTALLMENT SALES AGREEMENT
SELF-CANCELING INSTALLMENT SALES AGREEMENT THIS SELF-CANCELING INSTALLMENT SALES AGREEMENT (the Agreement ) is made this day of, 1999, between [CLIENT], residing at [CLIENT ADDRESS] (the Buyer ) and [SELLER]
More informationTENANCY AGREEMENT (FIXED TERM)
TENANCY AGREEMENT (FIXED TERM) AN AGREEMENT made the day of 200 BETWEEN Of:.. ( the Tenant ) and. Of: ( the Landlord ). WHEREBY IT IS AGREED as follows: 1. The Landlord agrees to let and the Tenant agrees
More informationSTATE OF SOUTH CAROLINA ) DECLARATION OF RESTRICTIVE ) COVENANTS FOR CLEMSON DOWNS COUNTY OF PICKENS ) SUBDIVISION AND RELEASE OF ) EASEMENT
STATE OF SOUTH CAROLINA ) DECLARATION OF RESTRICTIVE ) COVENANTS FOR CLEMSON DOWNS COUNTY OF PICKENS ) SUBDIVISION AND RELEASE OF ) EASEMENT WHEREAS, the undersigned parties are owners of the property
More informationAgreement of Purchase and Sale
Agreement of Purchase and Sale Condominium Resale Form 101 for use in the Province of Ontario This Agreement of Purchase and Sale dated this... day of... 20... BUYER,..., agrees to purchase from (Full
More informationIN THE MATTER OF THE REAL ESTATE DEVELOPMENT MARKETING ACT
IN THE MATTER OF THE REAL ESTATE DEVELOPMENT MARKETING ACT CHANDLER KATSURA DEVELOPMENTS INC. and HAMLIN MEWS INC. and TRIBECA LOFTS YALETOWN INC. and CHANDLER HOMER STREET VENTURES LTD. (Collectively
More informationStrata Property Act. Guides 2 to 29. Surrey, BC V3T 5X3 Telephone: Facsimile:
Strata Property Act Guides 2 to 29 Superintendent of Real Estate 1200 13450 102 nd Avenue Surrey, BC V3T 5X3 Telephone: 604 953-5300 Facsimile: 604 953-5301 www.fic.gov.bc.ca Table of Contents for Guides
More informationPURCHASE AND SALE AGREEMENT AND RECEIPT FOR EARNEST MONEY
PURCHASE AND SALE AGREEMENT AND RECEIPT FOR EARNEST MONEY BETWEEN: ("Seller") AND ("Buyer") Dated: Buyer agrees to buy, and Seller agrees to sell, on the following terms, the real property and all improvements
More informationNC General Statutes - Chapter 47C Article 4 1
Article 4. Protection of Purchasers. 47C-4-101. Applicability; waiver. (a) This Article applies to all units subject to this chapter, except as provided in subsection (b) or as modified or waived by agreement
More informationEXHIBIT "13" RESTRICTIVE COVENANT. THIS indenture dated the 20th day of October, 2011 (the Effective Date )
EXHIBIT "13" RESTRICTIVE COVENANT THIS indenture dated the 20th day of October, 2011 (the Effective Date ) BETWEEN: MATTERHORN VILLAGE DEVELOPMENTS INC. (Inc. # BC0151606) a body corporate incorporated
More informationPROPERTY MANAGEMENT AGREEMENT
PROPERTY MANAGEMENT AGREEMENT In consideration of the covenants herein contained between, Owners Name (hereinafter called Owner ), and Company Name (Hereinafter called Agent ). Owner authorizes Company
More informationSTRATA PROPERTY ACT. Published by Quickscribe Services Ltd.
PDF Version [Printer-friendly - ideal for printing entire document] STRATA PROPERTY ACT Published by Quickscribe Services Ltd. Updated To: [includes 2017 Bill 16, c. 18 amendments (effective November 30,
More informationREAL PROPERTY LEASE AGREEMENT. (LOCATION: Division Street, Lancaster, California 93535)
REAL PROPERTY LEASE AGREEMENT (LOCATION: 45404 Division Street, Lancaster, California 93535) THIS LEASE AGREEMENT (this Lease ), is made and entered into this 1st day of July, 2014 (the Date of this Lease
More informationSchedule 2.2 NOTICE OF INTENT TO SELL
Schedule 2.2 NOTICE OF INTENT TO SELL To be completed by Lessee Lessee: Parcel Address: Lessee Offer Current Lease Expiration Date: Lessee Offer Price (for current Term): $ Other Material Terms: Lessee
More informationRESIDENTIAL LEASE AGREEMENT
RESIDENTIAL LEASE AGREEMENT This Residential Lease Agreement (this Agreement ), which is entered into this day of, 20, is by and between, ( Landlord ), legal owner of the property described below, by and
More information(Consolidated up to 354/2003) ALBERTA REGULATION 168/2000. Condominium Property Act CONDOMINIUM PROPERTY REGULATION
(Consolidated up to 354/2003) ALBERTA REGULATION 168/2000 Condominium Property Act CONDOMINIUM PROPERTY REGULATION Table of Contents Interpretation 1 Part 1 Registration of Condominium Plans and other
More informationPURCHASE AND SALE CONTRACT FOR MANUFACTURED HOUSING WITHOUT LAND
PURCHASE AND SALE CONTRACT FOR MANUFACTURED HOUSING WITHOUT LAND Plain English Form published by and for the exclusive use of the Greater Rochester Association of REALTORS, Inc., the Monroe County Bar
More informationThis Option To Buy Real Estate ( Option ) is entered into this day of, 20, between ("Buyer") and ("Seller").
Page 1 of 5 CBA Text Disclaimer: Text deleted by licensee indicated by strike. New text inserted by licensee indicated by small capital letters. This Option To Buy Real Estate ( Option ) is entered into
More informationAUCTION REAL ESTATE SALES CONTRACT
STATE OF OHIO COUNTY OF OTTAWA BIDDER# AUCTION REAL ESTATE SALES CONTRACT THIS CONTRACT, made this the day of 2017, by and between CLEARWATER PRESERVE, LLC, ( Seller ) whose address is 1613 S DEFIANCE
More informationNORTH CAROLINA DEED OF TRUST NORTH CAROLINA HOUSING FINANCE AGENCY $15,000 DPA Program Only
NORTH CAROLINA DEED OF TRUST NORTH CAROLINA HOUSING FINANCE AGENCY $15,000 DPA Program Only After recording, return the executed document back to the Originating Lender (not NCHFA) within 24 hours of closing.
More informationSTANDARD RESIDENTIAL PURCHASE AND SALE AGREEMENT [#503] (With Contingencies)
STANDARD RESIDENTIAL PURCHASE AND SALE AGREEMENT [#503] (With Contingencies) The parties make this Agreement this day of,. This Agreement supersedes and replaces all obligations made in any prior Contract
More informationAPPENDIX A KOA SPEER ELECTRNONICS TERMS AND CONDITIONS OF SALE
APPENDIX A KOA SPEER ELECTRNONICS TERMS AND CONDITIONS OF SALE 1. Terms and Conditions. This sale is subject to, and Seller's acceptance is conditioned upon, Buyer's assent to the terms and conditions
More informationSchedule of Standard Bylaws. Division 1 -- Duties of Owners, Tenants, Occupants and Visitors
Payment of strata fees Schedule of Standard Bylaws Division 1 -- Duties of Owners, Tenants, Occupants and Visitors 1 An owner must pay strata fees on or before the first day of the month to which the strata
More informationIN THE MATTER OF THE REAL ESTATE DEVELOPMENT MARKETING ACT - AND -
IN THE MATTER OF THE REAL ESTATE DEVELOPMENT MARKETING ACT - AND - CRAIG WILLIAM LOCHHEAD -And- GRAYDEN ROLAND HAYWARD -And- MAURICE R. HOGUE -And- CARRERA VENTURES LTD. -And- MARDON DEVELOPMENTS LTD.
More informationEquipment Lease Agreement Template
Equipment Lease Agreement Template LESSOR; LESSEE; (insert name and address) (insert name and address) DATE: 1. LEASE: The lessor hereby agrees to lease to Lessee and the Lessee hereby agrees to take on
More informationVANCOUVER LAND TITLE OFFICE TITLE NO: CA FROM TITLE NO: CA
VANCOUVER LAND TITLE OFFICE TITLE NO: CA6024804 FROM TITLE NO: CA3872378 APPLICATION FOR REGISTRATION RECEIVED ON: 29 MAY, 2017 ENTERED: 14 JUNE, 2017 REGISTERED OWNER IN FEE SIMPLE: DAVID STUART ATKINS,
More informationCONTRACT FOR SALE OF REAL ESTATE
CONTRACT FOR SALE OF REAL ESTATE This is a CONTRACT between (hereinafter Seller or Sellers) and (hereinafter Buyer or Buyers), dated this day of,. THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED
More informationCONDOMINIUM ACT, 1998 S.O. 1998, CHAPTER 19 PART I DEFINITIONS AND INTERPRETATION
CONDOMINIUM ACT, 1998 S.O. 1998, CHAPTER 19 PART I DEFINITIONS AND INTERPRETATION 1. In this Act, Annual General Meeting means a meeting of the owners of a corporation held in accordance with section 45.2;
More informationMINNESOTA STANDARD RESIDENTIAL LEASE
Minnesota Standard Residential Lease LEASE / PAGE 1 of 10 MINNESOTA STANDARD RESIDENTIAL LEASE Copyright 2011 by Minnesota State Bar Association, Minneapolis, Minnesota. BEFORE YOU USE OR SIGN THIS LEASE,
More informationRESIDENTIAL RESALE CONDOMINIUM PROPERTY PURCHASE CONTRACT
RESIDENTIAL RESALE CONDOMINIUM PROPERTY PURCHASE CONTRACT Between THE SELLER and THE BUYER Name Name Name Name 1. THE PROPERTY 1.1 The Property is: (a) the condominium unit located at: Municipal address:
More informationsee schedule 3. ENCUMBRANCES, LIENS AND INTERESTS The within document is subject to instrument number(s)
MORTGAGE Form 6.1 Mortgage Encumbrance Mortgage of Mortgage/Encumbrance 1. MORTGAGOR(S)/GRANTOR(S) OF ENCUMBRANCE (Encumbrancee(s)) 2. LAND DESCRIPTION TITLE NO.(S) MORTGAGE/ENCUMBRANCE NO.(S) 3. ENCUMBRANCES,
More informationMORTGAGE. THIS INSTRUMENT ( Mortgage )
MORTGAGE THIS INSTRUMENT ( Mortgage ) WITNESSES That and, whose address is (individually, collectively, jointly, and severally, Mortgagor ), in consideration of One Dollar ($1) and other good and valuable
More informationSCHEDULE FORM 1 RESIDENTIAL FORM OF OFFER TO PURCHASE
SCHEDULE FORM 1 RESIDENTIAL FORM OF OFFER TO PURCHASE (This form of offer to purchase is prescribed under The Real Estate Brokers Act for the purchase of single family residential houses) Listing Broker
More informationlocated in the 14. City/Township of CLEARWATER, County of WRIGHT, 15. State of Minnesota, PID # (s) 16.
2. BUYER (S): 3. 4. Buyer's earnest money in the amount of COMMERCIAL PURCHASE AGREEMENT This form approved by the Minnesota Association of REALTORS and the Minnesota Commercial Association of REALTORS,
More informationCONTRACT TO SELL. This Contract made and entered into this day of at, Philippines, by and between:
CONTRACT TO SELL BUILDING: BUYER S NAME: UNIT NO: CONTRACT NO: PARKING: KNOWN ALL MEN BY THESE PRESENTS: This Contract made and entered into this day of at, Philippines, by and between: NEST BUILDERS &
More informationGeneral Terms and Conditions of Purchase of HBM United Kingdom Limited
General Terms and Conditions of Purchase of HBM United Kingdom Limited These Purchasing Terms and Conditions ( Terms ) apply to purchases by HBM United Kingdom Limited (the Company ) of items and services
More informationCommon Interest Ownership Act Key Points
Common Interest Ownership Act Key Points Declaration A common interest community may be created only by recording a declaration executed in the same manner as a deed. In a cooperative, it is created by
More information