EXCLUSIVE BUYERS GUIDE 

Letter From The Team

Purchasing a home can be one of the most exciting and rewarding experiences. The pride of home ownership is one of life’s greatest joys and biggest accomplishments. It is an exciting time and there is a lot to learn so it’s natural that you will have questions along the way. This guide is designed to give you an overview of the real estate transaction process and help provide clarity and peace of mind during the homebuying journey. Being educated allows you to make intelligent decisions that help create a stress-free and enjoyable home-buying process. 

Our team is here to walk with you through the entire journey. Ask questions, lean on us, and know that you're not doing this alone. From this first step to move-in day, we’ll be by your side to help you find not just a house, but the right home.

Let’s get started.

Home Buying Proces

A brief overview of the step by step process and timeframe to buy a home

1. Getting Pre-Approved For A Mortgage - Having financing in place is an important first step. We'll help you select and meet with a Mortgage Specialist, prepare and submit necessary documents and obtain a copy of your pre-approval. (12 weeks)

2. Defining Home Criteria and Location - This is when you tell us everything you are looking for in a home, including how many bedrooms, bathrooms, size, style, age, your favorite neighborhoods and specific areas you'd like to live in. (1-3 days)

3. Viewing Homes - You will be set up on a custom website that showcases all the homes that best match your criteria. From here we can set up viewings, visit open houses and narrow the search for your perfect home. (1 - 4 weeks)

4. Make An Offer - When you have found 'the one', we will prepare an offer that includes Subjects and Terms that protect you. The offer will be negotiated to the point of acceptance by both you and the sellers. (1-3 Days)

5. Satisfying Subjects - During the Subject Removal phase, we will perform due diligence on the property to ensure it is in good standing both inside and out. Financing will be approved; an inspection will be made, and documents will be reviewed. (7-10 days)

6. Completion Date - This is generally a day or two prior to receiving the keys where you will be meeting with lawyers to complete the final purchase paperwork and deliver the final bank draft for the balance of your down payment. (2 to 10 weeks)

7. Possession Day - This is the day you receive the keys to your new home! Now you can move in and enjoy it (1-2 days)

Getting Pre-Approved For A Mortgage

Looking at each phase of the process closer now, the important first step in buying your home is to know where you stand financially, and what size mortgage you will be approved for. 

Speaking with a mortgage specialist will help you understand your down payment and financing options that will lead to what price point you can afford.

Partnering with a mortgage broker to help you find the right mortgage product at the best rate is key to your home-buying process.

We work with a number of fantastic mortgage specialists and will be more than happy to recommend them to you.

Once you are pre-approved for a mortgage and know the price of home you can afford, we can get into the fun stuff, looking at homes!

The Benefits of getting Pre-Approved:

• Saves time by only looking at properties you can afford
• Save money through rate guarantees and mortgage terms
• Decreases stress throughout the process as you will know you are ready and capable of buying a home
• Provides a negotiating tool because sellers will know that you are a strong buyer

What Does Your Dream Home Look Like?

Now it's time to talk about where you want to live and what your home looks like.

A good starting point is to outline all of your "must haves" in a home.

• Do you want a condo, townhouse or detached home?
• How many bedrooms and bathrooms would you like?
• Do you need parking? A storage locker? What about In-Suite Laundry?
• Would you like to be close to work? Transit? Schools?
• Do you prefer a newer building, older, recently renovated or even a presale?
• What neighborhoods are your favorite?

Once we have a clear picture of what your dream home looks like, we will begin searching for all the options that match your criteria. Finding your home can come from a multitude of places including the MLS, off-market and exclusive listings, brokerage listings, and developer access.

You will receive update emails on all the homes that are new to the market or have had recent price changes a few times each week. From there, you can let us know which ones you'd like to have a closer look at and we will arrange a convenient time to view them.

Looking At Homes

When you see a home you like, we'll set up a time for you to view it or attend an open house. We'll share detailed information about the property, the local market, and the neighborhood to help you decide if it's the right fit.

Take your time while touring the home. Picture yourself living there, think about where your furniture would go, and how the space feels. Ask as many questions as you like, or let us guide you through everything from schools and transit to nearby cafes, parks, and anything else that matters to you.

Once you find a home that feels right and you're ready to take the next step, we'll help you move forward with making an offer.

Making An Offer 

You’ve found the one. Fantastic! Here’s what happens next.

1. We will conduct a detailed CMA (Comparative Market Analysis) complete with comparable active and expired listings, recently sold homes and historical data relevant to determining the market value of the home. This will empower you to make an informed decision.

2. We will prepare an offer that protects you, includes the terms and conditions that match your moving schedule and needs.

3. We will present and negotiate the offer on your behalf to get you the home that you want at the price and terms you want.

What happens after the offer has been submitted?

• The seller may accept your offer – Congratulations! Now it’s time to satisfy the subjects.
• The seller may reject your offer – Unlikely but this can happen due to extraneous circumstances
  beyond our control.
• The seller may counter the offer – They will change the price and/or term(s) and send it back to us. This can
   go back and forth a number of times

Satisfying Subjects

Once Your Offer Has Been Accepted, We Need To Work To Satisfy The Conditions 

This can involve arranging a home inspection, firming up the financing commitment and arranging for a property appraisal, sending property information to your mortgage broker or bank and arranging for other information that might be necessary such as reviewing the property documents, strata minutes, insurance summaries and depreciation reports. We will help make the necessary arrangements to ensure that the entire process runs smoothly before the subject removal deadline.

Once all the subjects have been satisfied, we submit a "Subject Removal" addendum to the sellers. It is at this time that your initial deposit is due as well.

Deposits are generally 5% of the purchase price and must be in the form of a bank draft or wire. This deposit is taken to our brokerage to be held in their trust account until closer to the time of completion, where the funds are sent to your lawyer to be put towards the purchase price.

At this point the deal is now firm!

Congratulations!!

Preparing To Move

You'll typically have between 15 to 90 days to prepare for your move, depending on the closing date. The more organized you are ahead of time, the smoother the transition will be.

Lawyers:

W'll send your lawyer all the key documents related to your purchase. You may be asked to provide extra details such as proof of insurance, down payment confirmation, fee and adjustment payments, and possibly a few signed forms. You'll meet with the lawyer shortly before closing to finalize everything and get ready to receive the keys.

Down Payment and Closing Costs:

Be sure to arrange your funds in advance so they're ready when your lawyer needs them. Some accounts or investments can take extra time to process, so it's good to plan ahead.

Other things to remember:

• Book your movers
• Notify utility providers (hydro,cable, internet)
• Set up insurance
• Change the address
• Reserve the elevator

Possession Day 

On Possession day we will meet you at your new home with the keys. Congratulations again, you did it!

The home is yours! 

What Does It Cost To Buy A Home?

It is important to understand all the costs involved when purchasing a home.

What Does It Cost To Buy A Home?

It's important to understand all the costs involved when purchasing a home.

Realtor Fees

As a buyer, you don't pay us any realtor fees. We're paid by the seller of the home.

Goods and Services Tax (GST)

Some homes may be subject to GST. This typically applies to brand-new homes, pre-sale units, or properties that have undergone major renovations. The GST rate is 5%.

Property Transfer Tax (PTT)

In BC, most buyers pay a Property Transfer Tax of 1% on the first $200,000, and 2% on the amount from $200,000 to $2 million. Any amount above $2 million is taxed at 3%. There are exemptions for qualifying first-time buyers and newly built homes.

Mortgage Application Fees

Lenders may charge a fee to process your mortgage application. This varies depending on the lender.

Mortgage Insurance

If your down payment is less than 20%, mortgage insurance will be required. The cost is added to your mortgage and typically ranges from 0.60% to 3.85%.

Appraisal Fees

Some lenders require a home appraisal. This may cost between $300 and $450.

Home Inspection

A home inspection helps assess the condition of the property, including structural, plumbing, roofing, and insulation. Plan for around $400 or more.

Lawyers & Notaries

Expect legal fees between $900 and $1,200 to finalize the transaction.

Adjustments

You may need to reimburse the seller for any prepaid costs, such as property taxes, strata fees, utilities, or rent if the home is tenanted.

Insurance

Most lenders require proof of fire and extended liability insurance before closing. Costs vary based on coverage.

Moving Costs

Depending on the distance and whether movers are hired, costs can vary significantly.

As a general rule we advise putting aside approximately 2.5% of the purchase price for closing costs.
For example, a $2,000,000 home purchase can expect to have around $50,000 in purchase costs. 

What Clients Are Saying

About Yinon Filler PREC*

Yinon Filler Personal Real Estate Corporation exists to provide exceptional real estate service, built around your goals and your experience as a client.

Every home is different. Every buyer is different. That's why we never take a one-size-fits-all approach. We take the time to listen, understand your needs, and tailor a real estate experience that feels right for you. With a professional, personalized approach and a sharp eye for detail, our team consistently delivers results that go beyond industry standards. We also go beyond our core team. Yinon has built strong relationships with some of the most experienced mortgage brokers, lenders, lawyers, inspectors, appraisers, and insurance professionals in BC. From showings to closing day, everyone involved shares the same focus: making sure you feel informed, confident, and supported.

With deep experience in real estate development, investments, and residential sales, we' re ready for any scenario and committed to helping you reach your goals. Clear communication, trust, and care are at the heart of everything we do.

Your experience is a reflection of our brand, and we take that seriously.