Ask a Question

Q. can you tell me your thoughts on the property surrounding Wolf Creek golf course? Whats your view of the area?

0 Answer(s)

Q. I'm going to 1031 exchange my home in Broken Arrow into a larger home and I need a Realtor who will sell my existing home for 3% and take their commission from the purchase of the move-up home.

2 Answer(s)

Q. ummmmmmmm where in the world are the real estate listings? I have wasted so much time with so many poor web sites and trying to locate an actual listing is nearly impossible. Have you tried to navigate your web site as a prospective buyer?

4 Answer(s)

Q. please call me a 510 317-3844 classroom or 510 825-7372 regarding a home loan. thanks wendy green

0 Answer(s)

Q. please contact me about a calstrs loan asap. thanks so much, I am a calstrs member. Wendy green

1 Answer(s)

Q. is it true u are selling 2 beautifull yorkies for free

0 Answer(s)

Q. My fiancee is making payments on a condo, that is currently upside down, in a community that I don't want to own real estate in. He is in the military and will be relocated to another state. Should I put my name on the condo and help with the mortgage (which will have to be rented out) even though I don't ever see myself living there or should he let it go into forclosure and we save up for a down payment and purchase later?

5 Answer(s)

Q. Does anyone offer 90% LTV loans on investment property? My lenders are telling me 20% down is now required.

2 Answer(s)

Q. Can anyone recommend an insurance company for performing residential brokerage: sales, listing and buyer's agent?

3 Answer(s)

Q. I am relocating to Douglas for work. I am looking for a house with barn for rent and puchase if credit permits. Do you know of anything in the area that might be suitable? Thanks, Kelly

1 Answer(s)

Q. my mother wants to give me her home, what will i have to do.

2 Answer(s)

Q. I am an older person facing bankruptcy/foreclosure. Is there a realtor in Newport News who will work with me to find a home to rent, or a house with option to buy?

1 Answer(s)

Q. How many of you are serious buyers and don't know where to begin? Do you need someone who knows the area? Do you need a team of professional to do the work for you? I'm your AGENT! The only thing you have to do is pick up your phone and call... 561-371-9925 Susan Doyle, Keller Williams Realty

5 Answer(s)

Q. Are wind turbines allowed on private property in Kingman, Arizona

1 Answer(s)

Q. What is a "short sale"?

4 Answer(s)

Q. Happy Holidays, I'm considering moving to Michigan leaning towards building maybe buying. While searching for homes I noticed there are very few homes with fences except those with pools. Are there any planned communities 2009/10 or existing communities in Shelby, Utica, Chippewa Valley or Romeo that allow privacy fences. If no fences are allowed can evergreens or natural hedges be used? Craig

3 Answer(s)

Q. My client is pursuing an FHA loan after the purchase agreement has been signed. Is there a special addendum or wording to use?

1 Answer(s)

Q. hello my name is nelson, i am resident of salem nj am looking for house or apatment for rent from 700 to 800 of 2 bed+ if you can help me lets know nmontalvo56@yahoo.com 8569752123 thanks.

0 Answer(s)

Q. We love a home in a very nice are. There are a lot of foreclosed homes in this area but I will say it is extremely classy. We also like a

2 Answer(s)

Q. hello, I am trying to find an email address or phone number for Paul Celmer. Would you be able to help me with that? Thank you for your time.

1 Answer(s)

Q. Where can you get great bread around Kennett Square?

0 Answer(s)

Q. what is the upper limit for a conforming mortgage in Westport, CT.

1 Answer(s)

Q. are there any closing cost when you pay for the entire house in full ? (value $854,050)

2 Answer(s)

Q. If im the seller's agent and Im asked by the seller IN WRITING and all the buyers IN WRITING to disclose the terms of all the offers to all the buyers, AM I ALLOWED based on the Code of Ethics in Ontario or no? In the listing agreement it is mentioned that the agent shall not dislose the terms of the offers but this line is CROSSED OUT by the seller and I accepted it and my buyer has no issue with disclosing of the offers prices. Please let me know Thanks

3 Answer(s)

Q. We heard that Sneed Forest 37069 will get sewers in the Harpeth Water Distric. Is this a fact??

1 Answer(s)

Q. Regarding the 500 thousand federal tax exemption on home sales, is this a "one time only" exemption or can i use this tax exemption several times, each time that I sell my house?

2 Answer(s)

Q. We are located in Charleston, South Carolina. We are looking for a free hill where you can go sleding this holiday season. We were thinking up towards Greenville or possibly North Carolina or Georgia state borders? Any info is appreciated.

0 Answer(s)

Q. does anyone know an agent or broker by the name of Anna Fierro? Thanks much!!

1 Answer(s)

Q. I am looking to team up with Real Estates in Georgia and help them help their clients with the short pay refi, fha stream lin refi, and fha purchase program.

1 Answer(s)

Q. My home has been on the market for 18months...not one offer. One year ago with my business suffering and house not selling I began having financial difficulties for the first time. I had a private couple in CA(friends with my friend who is a broker) do a refinance on my second mortgage which totaled 100K. The loan was a one year band aid at 12% with the premise that the house would be sold during 2008 and all would be paid back. Well, house didn't sell, dropped to 100% LTV and now the second mortgage wants me to sign over my house to them because I can't pay it back...I CAN keep up with my first mortgage, I can offer them minimal monthly payments (they will not accept them) and I can pursue a short sale (they have made it clear they will reject it) and I feel stuck and it's been a whirlwind as a single mother fighting for our bare necessities at this point due to the fact that I had to close my business this year, was unemployed and took a great loss with many liabilities still in tact. Any advice in this complicated situation? I consulted an attorney for a free consult but can't afford one on an ongoing basis.

4 Answer(s)

Q. i AM LOOKING FOR A POSITION AS A FIELD PHOTO REP. tAKING PICTURES OF VACANT, OR SOON TO BE VACANT PROPERTIES. iS ANYONE HIRING FOR THIS POSITION IN THE CLAYTON, HENRY,OR FAYETTE, COUNTIES?

2 Answer(s)

Q. My wife and I are moving in April 09 and we need to sell our condo quick. Please help.

3 Answer(s)

Q. Who has the best light display around?

0 Answer(s)

Q. What is the best plumbing company in Manhattan Beach?

0 Answer(s)

Q. property search for shoreline dr. in hartland Mi

1 Answer(s)

Q. need apt for april around 1,000 around the city, two bedrooms later i wnt to buy a house

0 Answer(s)

Q. I am a real estate agent in Vermont and am a US citizen. I own a condo in Montreal and would love to become a real estate agent in Quebec. How do I go about getting my license?

0 Answer(s)

Q. I need a good mortgage broker

1 Answer(s)

Q. what school would my child attend if I lived on taylor mills road. Manalapan, nj 07726

1 Answer(s)

Q. Find out more about whether a bank owned property is right for you.

1 Answer(s)

Q. RÉJEAN LEBEL, in his capacity as assistant syndic, Association des courtiers et agents immobiliers du Québec Plaintiff vs. LINDA SNYDER, chartered real estate broker (B6108) Defendant DECISION ON PENALTY Hearing of a formal complaint held in the offices of the Association des courtiers et agents immobiliers du Québec, situated at 6300 Auteuil Avenue, Suite 105, Brossard, Québec, on September 9, 2008, at 13:30 pm. THE TRIBUNAL The members appointed for the present hearing are: Me Gilles Duchesne, chairman Mrs. Laura Nancy De Langavant, member Mr. Denis Bureau, member THE PARTIES Plaintiff is present and represented by Me Luc Pelletier; Defendant is also present. THE COMPLAINT In the present instance, Defendant was charged with the following: 1. On or about June 26th, July 25th and September 9th, 2003, dates of Defendant’s Offers to purchase concerning an immovable located at 237 Bord du Lac (Lakeshore), Pointe Claire, Defendant did not disclose, without delay and in writing, her quality as Real estate broker to Micheline Lavoie, the prospective contracting party, in the manner prescribed in Section 81 of the By-law of the Association des courtiers et Agents immobiliers du Québec, the whole contrary to Section 22 of the Real Estate Brokerage Act. 2. Beginning June 2003, concerning an immovable located at 237 Bord du Lac (Lakeshore), Pointe Claire, Defendant did not demonstrate integrity, courtesy and committed acts that are derogatory to the honour and dignity of the profession, more precisely: a) on or about November 11th, 2003, Defendant filed a Motion to institute proceedings and a Motion for provisional injunction and/or safeguard order and interlocutory injunction against prospective seller Micheline Lavoie, court file 500-17-017943-039, even though she has never fulfilled the condition of the Offer to purchase signed on September 9th, 2003, relating to financing; b) Defendant has maintained her Motion to institute proceedings and Motion for provisional injunction and/or safeguard order and interlocutory injunction against prospective seller Micheline Lavoie, court file 500-17-017943-039, even though the latter had sent, on or about December 14th, 2004, a written notice indicating that she was withdrawing from the September 9th, 2003 Offer, as it is permitted by Section 22 of the Real Estate Brokerage Act; c) on or about July 25th, 2003, Defendant sent a document to prospective seller Micheline Lavoie by which she was misleading the latter indicating “I was a real estate agent from 1991 until 1998. I no longer work as an agent but I retained my permit to operate”; d) from June 2003 until November 2003, all the documents sent by Defendant to prospective seller Micheline Lavoie were signed “Linda Tobin” whereas her Real estate broker certificate had been issued under the name of “Linda Snyder”; committing, in each occasion, an infraction to Sections 1, 2 and 13 of the Rules of professional ethics of the Association des courtiers et agents immobiliers du Québec. 3. Concerning an immovable located at 237 Bord du Lac (Lakeshore), Pointe Claire, Defendant signed the Offers to purchase dated July 25th, 2003 and September 9th, 2003, providing that a commission would be paid to her, although she was the “buyer” of the immovable, the whole contrary to Sections 1 and 13 of the Rules of professional ethics of the Association des courtiers et agents immobiliers du Québec. 4. Beginning on or around March 7th, 2007, concerning an immovable located at 237 Bord du Lac (Lakeshore), Pointe Claire, Defendant did not collaborate during the inquiry conducted by the assistant syndic, Réjean LeBel, more precisely: a) by refusing to give to Jules Garon, investigator, her version of the facts; b) by omitting to call back the assistant syndic, Réjean LeBel, to schedule an appointment, following a telephone conversation held on August 6th, 2007, during which she undertook to do so; c) by omitting to call back the assistant syndic, Réjean LeBel, to reschedule an appointment, following a telephone conversation held on August 29th, 2007, during which she undertook to do so; d) on August 21st, 2007, Defendant did not bring to assistant syndic, Réjean LeBel, copy of her file concerning the immovable located at 237 Bord du Lac (Lakeshore), Pointe-Claire, as she was required to by a Summons served on her; e) on August 21st, 2007, Defendant refused to answer questions asked by assistant syndic, Réjean LeBel, pertaining to financing; the whole contrary to the provisions of Section 54 of the Rules of professional ethics of the Association des courtiers et agents immobiliers du Québec. In a previous decision, Defendant was held guilty of the charges against her in counts 1, 2, 3 and 4 of the formal complaint. REPRESENTATIONS BY THE PARTIES [1] Plaintiff pleads that, in order to determine an appropriate penalty, a committee should analyze four criteria: the protection of the public, the dissuasion towards Defendant, the exemplarity and the right for the professional to earn a living. [2] Consequently, the very facts of the instance must be examined both as concerns the infraction itself and as concerns the overall attitude of Defendant. [3] On count 1, the evidence revealed that Defendant acted maliciously throughout the transaction. She took the sellers hostages during the total duration of the civil instance. Plaintiff refers to the cases of ACAIQ c. Trudel (33-04-0732) and ACAIQ c. Turgeon (33-05-0892) and he recommends that Defendant’s certificate be suspended for forty-five days on that count. [4] The infraction alleged in count 2 a) is also a serious one. She was conscious of her wrongdoing and this lack of honesty requires that the dissuasion criterion be prioritised. [5] Referring to the cases of ACAIQ c. Duclos (33-05-0843) and ACAIQ c. Younan (33-06-0939), Plaintiff recommends that Defendant’s certificate be suspended for a concurrent period of nine months on that count. [6] As regards count 2 b), although she was served with a formal notice of withdrawal, she did not desist from her proceedings and this kind of greed is definitely not acceptable. [7] She knew very well that the property was worth much more than the price she offered and she managed to force the sellers into her scheme. [8] Referring to the case of ACAIQ c. Turgeon (33-05-0898), Plaintiff recommends that Defendant’s real estate agent certificate be suspended for a concurrent period of twelve months, on that count. [9] As regards count 2 c), Plaintiff pleads that there are no previous decisions on a similar matter. He suggests that the committee refer to the very analysis of the four criteria and he recommends a period of suspension of ninety days on that count. [10] He argues similarly as regards count 2 d) and he recommends a suspension period of forty-five days on that count. [11] Since all those infractions occurred in a single transaction and in the pursuit of a single scheme, the periods of suspension that he recommends on that count should be concurrent. [12] As regards count 3, the evidence did not reveal any prejudice towards the bank and Plaintiff recommends that Defendant be fined an amount of $1500.00. He refers to the case of ACAIQ c. Thibault (33-05-0876). [13] As regards count 4, Plaintiff pleads that it was very difficult to obtain any collaboration from Defendant. The infraction in itself is a very serious one and he pleads that a consecutive period of twelve months of suspension would be an appropriate penalty. [14] Generally speaking, the only mitigating factor is the fact that Defendant has no previous disciplinary record, but the aggravating factors are numerous. [15] Even today, Defendant keeps saying that she did nothing wrong. When a transaction was arrived at in the civil case Defendant required that her opponent undertake not to collaborate with the syndic. [16] The risk that Defendant fall back is quite high and the process of her rehabilitation is not yet in sight. [17] Pleading for herself, Defendant argues that the reason why the loan was not funded is the fact the Caisse Populaire defaulted in setting its own standards. [18] As regards count 1, she definitely mentioned that she had been a real estate agent and she had prepared a notice of disclosure, but she maintains that the seller refused to sign it. [19] As regards the infractions related in count 2, she mainly followed the advices of her lawyer. She essentially tried to protect herself and Plaintiff’s suggestion is inappropriate: “I don’t deserve any penalty”. ANALYSIS [20] The infractions that Defendant is charged with in counts 1, 2 and 3 derive from one particular transaction, to wit her attempt to purchase the property situated at 237 Bord du Lac in Pointe Claire from Micheline Lavoie. [21] She later failed, as the wording of count 4 goes, to collaborate with Plaintiff when he was conducting the investigation concerning that transaction. [22] One particular statement in Defendant’s representations is particularly awkward: she reiterated that she essentially exercised her civil rights as an individual and that she deserves no penalty. [23] That goes to demonstrate that Defendant did not learn much from either the outcome of the civil instance or the summons before the discipline committee. The risk that she fall back is not to be set aside. [24] In addition, the refusal or the default to collaborate with the office of the syndic during an investigation undermines the very authority of the latter and it definitely cannot be tolerated. It is a blatant disregard for the protection of the public. [25] As a matter of fact, when the syndic is lulled into inaccurate information, the time he spends discovering the truth is that much less he can devote to other investigations and that is a direct attempt against the mission he is charged with. [26] A suspension order is an adequate penalty as regards such an infraction and it is commonly so decided in numerous other disciplinary decisions. There is no reason to decide otherwise herein and no mitigating factor was brought up toward a more lenient penalty. [27] As concerns the many infractions referred to in count 2, the attempt to draw a contracting party into a carefully planned scheme also interferes with the position of trust that a real estate agent must preserve with the public. [28] That position of trust is of the essence of real estate brokerage and defendant does not seem to understand that the protection of the public must be prioritised in dealing with clients. She cannot affirm, as she did, that she mainly exercised her rights: she must be more rigorous in her analysis of a contentious situation, since she benefits from the exclusive privileges granted to professionals only. [29] Here again a suspension order is adequate. [30] In matters similar to the one referred to in count 1, the committee usually decides on a monetary penalty. Herein however, the fact that Defendant did not disclose, in the way provided for by the Real Estate Brokerage Act, her quality as a real estate agent is not as innocent as it might seem. [31] It was the starting point as a result of which Defendant tried to obtain a commission on the sale, although she qualified as a purchaser. The other steps of the transaction were but a sequence of the scheme against the seller. [32] The infraction is, especially under the present circumstances, a serious one and the committee agrees with Plaintiff’s recommendation that a suspension of Defendant’s real estate agent certificate for a period of forty-five days is appropriate. [33] The committee also agrees with Defendant’s recommendation that the twelve month period of suspension of Defendant’s real estate agent certificate as regards count 4 should be served in addition to the other periods of suspension and not concurrently with them. The exemplarity factor demands such a rigorous penalty. [34] The infraction referred to in count 3 is also a serious one but, considering the globalism of the penalties, the committee will set a monetary penalty against Defendant. It will also give defendant an opportunity to refresh her professional skills and it will recommend that she attend a proficiency course offered by the ACAIQ. DECISION THE COMMITTEE: ORDERS, as regards count 1 of the formal complaint, that Defendant’s chartered real estate agent certificate (B6108) be suspended for a period of forty-five days as from the expiration of the time limit for appeal; Defendant being forbidden to apply for its reinstatement or for the issuance of any certificate during that period; ORDERS, as regards count 2 a), that Defendant’s chartered real estate agent certificate (B6108) be suspended for a concurrent period of nine months as from the expiration of the time limit for appeal; Defendant being forbidden to apply for its reinstatement or for the issuance of any certificate during that period; ORDERS, as regards count 2 b), that Defendant’s chartered real estate agent certificate (B6108) be suspended for a concurrent period of twelve months as from the expiration of the time limit for appeal; Defendant being forbidden to apply for its reinstatement or for the issuance of any certificate during that period; ORDERS, as regards count 2 c), the suspension of Defendant’s chartered real estate agent certificate (B6108) for a concurrent period of ninety days as from the expiration of the time limit for appeal; Defendant being forbidden to apply for its reinstatement or for the issuance of any certificate during that period; ORDERS, as regards count 2 d), the suspension of Defendant’s chartered real estate agent certificate (B6108) for a concurrent period of forty-five days as from the expiration of the time limit for appeal; Defendant being forbidden to apply for its reinstatement or for the issuance of any certificate during that period; ORDERS Defendant, as regards count 3 of the formal complaint, to pay a fine of $1500.00 and, RECOMMENDS that Defendant attend the special proficiency course offered by the continuous education department of the ACAIQ and entitled “Le courtier qui achète ou qui vend”; ORDERS, as regards count 4 of the formal complaint, the suspension of Defendant’s chartered real estate agent certificate (B6108) for a consecutive period of twelve months as from the expiration of the time limit for appeal; Defendant being forbidden to apply for its reinstatement or for the issuance of any certificate during that period and ORDERS that Defendant be prevented from being appointed member representative or director or assistant director of any real estate brokerage firm for the duration of the periods of suspension ordered hereinabove; ORDERS that a notice of the present decision be published in “The Gazette” newspaper at the expiration of the time limit for appeal; ORDERS that the costs of the present case, including the cost of publication of the notice of suspension, be borne by Defendant. BROSSARD, October 29th 2008 Me Gilles Duchesne, chairman Mrs. Laura Nancy De Langavant, member Mr. Denis Bureau, member

1 Answer(s)

Q. I've been an agent for several months now, part-time, while I attend law school. I've been working w/buyers only. To defray costs, I'm now looking for a new broker in Louisiana who is not a member of the Board of Realtors, so would not require that I join as well. I enjoy the agents in the office I currently work out of, but simply can't afford all the fees heaped upon me as a part-timer (upwards of $700) and would hate to go "inactive" since I very much enjoy the work. Any ideas on how to locate? Thank you!

4 Answer(s)

Q. I'm looking to rent retail space in north syracuse, new york. From 1500-7000 square feet. Do you know of any property or local realtor?

1 Answer(s)

Q. What is the population of gold river? How many homes in gold river? What is the association dues? How many villages are in Gold River? When was it built?

1 Answer(s)

Q. What do you look for in a title / closing company here in Rochester Hills?

0 Answer(s)

Q. Shawn is a Pig, he swore at me because I called him a scammer based on what he did to me, do not trust this man he is a scammer deluxe, he wanted a list but didnt have the $$$ and he liabled me!!

10 Answer(s)

Q. Can a real estate broker hire someone that is non-licensed [consider it an assistant], can they drive prospective buyers to view properties and access via the lockboxes?

9 Answer(s)

Q. when does a seller have to disclose a death on the property? the general background includes: house was rented by owner to 2 or 3 individuals. there were eviction proceedings, then a fire occured. After investigation, it was determined, that 2 people were murdered, put in back room, and place set on fire. Insurance fixed up the entire house...its beautiful now...seller moved in for about 1 or 1.5 years. so, its been about 2.5 to 3 years since the deaths..should seller disclose? if there is a time limit, should seller wait until time limit to be able to avoid disclosure?

3 Answer(s)

Q. I am currently an Associate Broker in the state of Michigan and concidering relocating to Texas. Will my license transfer to a Texas license?

3 Answer(s)

Q. I am looking to buy a condo in Florida that is going through a short sale. The bank and I agreed on a price of $69,000 and I signed a contract. I was waiting for my closing date when my real estate agent called me and said that the seller has not paid their condo assessments for over a year amounting to $5,000. He also said the seller has no money to pay and the bank refuses to pay that amount. I get the feeling they want me to pay, but we agreed and I signed a contract to $69,000 not $74,000. Do I have any legal action? What are my options?

2 Answer(s)