Hiring – Senior Conveyancer

November 17, 2015

 

November 17, 2015

Career Posting – Senior Conveyancer

David Watts Notary Corporation is a BC Notary firm that specializes in residential real estate conveyancing.  We are conveniently located in downtown Vancouver, across from Waterfront Station at the corner of Granville and Hastings.  We have been in practice since May of 2006 and have voted by readers of the Georgia Straight as “Winner” in their “Best of Vancouver” in the category of “Best Lawyer / Notary when Buying /Selling  Real Estate” for the past 7 years.  We work with a variety of local and international clients and their properties through the province.  One of the key things that makes our firm different, as well as a great place to work is our commitment to technology in making our jobs as efficient as possible and keeping focus on work / life balance for all staff.

Reporting to the President, the Senior Conveyancer’s key duties and responsibilities are:

  • Purchase, sale, refinance files; start to finish
  • Quote clients when they inquire
  • Provide information about our process
  • Respond to inquiries for file updates
  • Open files, do them, register & pay out, reporting to clients and lenders
  • Maintain BF system for discharges, holdbacks, STC’s

Experience required:

  • 3-5 years working as a Conveyancer doing purchase, mortgage and sale files

Education required:

  • Post-Secondary
  • Consideration for LAA, other Conveyancing Courses

Key Skills:

  • Software:
    • Pro Suite
    • BC Online & LTSA
    • Outlook, Word, Acrobat
  • Experience with:
    • Strata properties
    • Private and bank mortgages
    • Leasehold properties
    • New project conveyances
  • Understand basic legal concepts;
    • Joint tenancy v. tenants in common
    • What is title insurance?
    • Explain to a client how they qualify for First Time Home Buyer Exemption to PTT

Key Motivators:

  • Seeks a busy work environment with a stimulating pace where there is a need to accomplish tasks in a timely fashion.
  • Seeks recognition for their attention to detail; their ability to accept and follow guidelines; and produce dependable work.
  • Is motivated by work that has a balance of “social” and “technical” activities – some selling and persuading along with some analytical / quantitative components. They are also engaged by the opportunity to help establish performance expectations.
  • Tends to seek a role which allows for individual initiative within a team environment, at times providing guidance to others while also completing personal tasks.
  • Is motivated by opportunities to be involved in decision-making processes and coordinate the efforts of others.
  • Seeks recognition for effective input leading to improvement and for accomplishing specific objectives.

There is an attractive compensation package based on salary and bonus based on achieving growth targets.

If you are interested in this position please:

  1. Email resume and cover letter to hr.dwnc@gmail.com
  2. Complete a Pro.file People survey which is an on-line personality assessment which takes approximately 25 minutes to complete http://www.profileperformancesystem.com/survey.html?SL=46236

While we thank you in advance for your interest and application, please be advised that we will only respond to candidates selected for further consideration.

Thank you,

David Watts

Lawyer / Notary to use when Buying or Selling Real Estate

Best Lawyer / Notary to use when Buying or Selling Real Estate

As a BC Notary office – we perform Real Estate Transfers, prepare Wills and Power of Attorney planning documents and provide general notary services. (including documents for the US and International purposes)

It’s that time of year again.  For the 7th time in the last 7 years; we have been voted by readers of the Georgia Straight as the Best in Vancouver – Winner – in the category of Lawyer or Notary to Use when Buying or Selling Real Estate.  Thank you to all who voted.  An even bigger thank you to Natashia, Adrienne and Simer in my office for your excellent work!!!  You each helped to make this possible.

Who do you know who is Buying or Selling Real Estate; or regularly works with people who do?  Busy Realtors and Mortgage Brokers are people we love to build relationships with.

Do you know a Realtor or Mortgage Broker?  Can you ask them if they are “Over the Moon– Thrilled” with the service they and their clients receive from their current lawyer or notary?   Could it be any better?  If so, please ask them to send their clients to us.  They won’t be disappointed.

If you are in the process of buying or selling real estate, and would like to know how the closing works, you can watch our video which explains the Conveyance Process in British Columbia.   Please then contact us via email: david@davidnotary.com or phone us at 604 685 7786 for a quote and to find out how to work with us.

Thank you again for voting us 2015’s Best in Vancouver – Winner – in the category of Lawyer or Notary to Use when Buying or Selling Real Estate

David Watts, Notary Public
#1602 – 675 West Hastings Street
Vancouver, BC V6B 1N2

Tel: 604 685 7786
Fax: 604 685 7796
www.davidnotary.com

Real Estate Transfers – Wills – Notarizations

GS_BOV_Decal_Winner_Colour_2015 jpeg

I was very happy to learn that for the 3rd straight year, we’ve been voted First Place in the Georgia Straight’s Best of Vancouver in the category of “Lawyer (or Notary) to use when Buying or Selling Real Estate”.

Thank you again to everyone who voted!  Thank you also to my awesome staff – Natashia and Brandi – for all your hard work and helping us deliver the Best conveyancing in the Vancouver area.  Thank you also to all of our referral partners – Realtors, Mortgage Brokers, and Banks who continue to trust us with your clients.  Some reasons people have supported us are:

  • Core Values – “Excellent Customer Service, Efficiency & Green/Sustainable Practice”:  Everything we do in our residential real estate conveying process is based on our core values.  If it doesn’t reflect our core values, we don’t do it.
  • Experience –  since becoming a notary; my firm has grown each year (except 2010); and we are on pace for the biggest year yet:
  1. 2006 – 26 conveyances
  2. 2007 – 132 conveyances
  3. 2008 – 216 conveyances
  4. 2009 – 396 conveyances
  5. 2010 – 381 conveyances
  6. 2011 – 345 files to date; on pace for 460 conveyances.
  •  We work hard with each file and each file is different.  We work with a variety of clients; most of whom are purchasing homes (many are first time home buyers); but also people selling their homes (some of whom are non-resident); refinancing and renewing mortgages and working with estates and family transfers.
  • Our biggest source of business is referrals from people who trust us on an ongoing basis.  We thank the many Realtors and Mortgage Brokers who send their clients to us.

If you have a client, friend, co-worker, colleague or anyone else you may know who is in the process of buying or selling a home; or refinancing/renewing their mortgage; please give them our contact information and we would be pleased to take care of their transaction.

We want our clients to have an excellent conveyance experience.  If there is anything we can do to assist the process or answer any questions; please let me know.

Thank you again for your support.

David Watts, Notary Public

#1602 – 675 West Hastings Street

Vancouver, BC V6B 1N2

Tel: 604 685 7786

Fax: 604 685 7796

www.davidnotary.com

Real Estate Transfers – Wills – Notarizations

Winner of Georgia Straight’s Best of Vancouver 2009, 2010 and 2011  in the Category of “ Best Lawyer/Notary Public to use when Buying/Selling Real Estate” Read the rest of this entry »

Home Buyer’s Amount – Line 369

First Time Home Buyer’s Tax Credit

Did you purchase a home in Canada in 2010?  Was it your first time, or at least first time since 2004 that you lived in a property that you owned?  If you did, chances are you or your spouse can claim a $5,000 credit on your 2010 Canadian Personal Income taxes.  To do so, follow the instructions for Line 369 – Home Buyer Amount

The HBTC is calculated by multiplying the lowest personal income tax rate for the year (15% in 2009) by $5,000. For 2009 and 2010, the credit will be $750.

If you have already filed your 2010 Personal Income Taxes, you can still claim this credit.  In fact, if you bought a home in 2009 as a First Time Home Buyer, and it closed after January 29, 2009; and you didn’t claim in on your 2009 taxes, you can still claim this amount for 2009.  If you need to make an adjustment, you can fill out at T1 Adjustment and in the adjustment detail part (Section C), add:

Line      Name of Line    Previous amount           +-         Amount of Change        Revised amount

369         Home Buyer Amount     0                         +              5,000                                      5,000

You should probably also include some doucmetnation such as a copy of the Contract, Statement of Adjustments, Property Tax Notice for Advance Taxes, State of Title Certificate, or even a utility account invoice addressed to you.  Canada Revenue Agency will likely also have noted that you have updated your address.

Make sure to indicate the year for which you are claiming this credit.  If you need help with this, an accountant I often refer to is Svetlana Gaidelis, CGA of Gaidelis and Company (http://www.gaideliscga.ca/services.html).

For any questions about First Time Home Buyer issues of any kind; or if you know of someone who is in the process of buying or selling  their first home; please contact me or pass along my information.   We do over 400 property transfers a year, and many of them are for First Time Home Buyers.

 

David Watts

Notary Public

www.davidnotary.com

Vancouver Notary Public; David Watts, has recorded this 11:30 minute video to describe in a step by step way; exactly what the Conveyancing process is for transferring Property in British Columbia.  While there are many generalizations; you can see how it works by way of flow chart diagrams and David’s explanation.  This considers both the Buyer’s and Seller’s points of view as they relate to the real estate transfer, with a new Mortgage for the Buyer and discharging the existing Mortgage for the Seller.  There are several variations as all transactions are unique, but our process to make sure we have covered everything is the same. If you have any questions about any parts of our Conveyancing process, feel free to phone or email any time.  If you are in the process of buying or selling a Property; or your client is in the process of buying or selling; or perhaps refinancing a Mortgage – we would greatly appreciate the opportunity to do this work for you. Feel free to contact the office of David Watts Notary Public (tel: 604 685 7786 or email: david@davidnotary.com ) any time. Thank you for reading this and watching the video.  If you liked it – please tell a friend or colleague; please leave comments; and please feel free to post/share using your preferred methods.

Beginning of the Purchase Process – When you start the purchase process, you typically find a Realtor to help you find the perfect Property; and a Mortgage Broker or institutional Lender to lend the money to buy the Property.  A Mortgage is the legal charge that is registered against the Property to secure the loan from the Lender.  Before going to find properties, it is important to work with a Mortgage Broker or institutional Lender to determine how much of a Mortgage you can qualify for and to make sure that all of the Lender’s conditions can or will be met.  Once you are satisfied that you have your financing arranged and Mortgage commitment in place; you know what type of budget you have to work with.  The Mortgage Broker puts together the deal between the Borrower(Buyer) and Lender. Realtors act as agents when you buy or sell real estate.  In most cases, both the Buyer and Seller will have their own Realtor working for them.  In some cases, only one Realtor acts for both parties.  The Listing Realtor works for the Seller to market and sell the Property.  The Selling Realtor assists the Buyer to evaluate properties, offer their expertise of the local market and buildings in the local market as well as help to negotiate and write up the Contract of Purchase and Sale.  The Realtors put together the Contract of Purchase and sale which sets out the details of the transaction including the Property, Price, Dates, Parties involved, as well as any special conditions that may be specific to each transaction. Once there is a Contract of Purchase and Sale where all subjects have been removed; and there is a Mortgage commitment where all conditions have been met; the Realtor’s office sends conveyance instructions, including the Contract and the Lender sends Mortgage instructions to our office and we begin our review of the documents.

Once we receive these documents; we begin our due diligence process.  The first thing we review is the Title to the Property.  We confirm that the Contract matches the title in terms of making sure the Seller on the Contract is the Registered Owner of the Property and that the Property’s legal description on title is the same as the Contract.  We also look for things such as Mortgages, caveats, judgements, liens and other charges on title that are the responsibility of the Seller to pay out and discharge.  When you buy the Property, it should be free of financial encumbrances.  We also determine if there are any easements, Statutory Rights of Way or other charges that would limit the way a Property can be used.  We want to make sure you know exactly what you are buying.  We conduct a tax search to confirm that all taxes are paid up to date.  We contact the Strata Management Company – if it’s a Condo – to confirm that all strata fees are up to date and to confirm details of any special assessments or other levies that are outstanding.  Any charges that have been incurred by the Seller should be paid by the Seller. We make sure this is what happens.  We obtain a Form F – Certificate of Payment and a Form B – Information Certificate. We also confirm that there is insurance in place on the Property, whether it’s the building’s insurance or you may need a new insurance policy (if you are purchasing a house); and we confirm that the Lender is named as first loss payable on the policy.  If necessary, we will also order a Survey of the Property or Title Insurance; depending on the Lender’s requirements and client’s instructions.   With all of this information – we now have what we need to prepare the transaction documents.

We are preparing two sets of documents – one for the Seller to sign; and one for the Buyer/Borrower to sign. For the Buyer/Borrower – we have a set of Mortgage documents, which often includes the Mortgage Commitment, Cost of Borrowing Disclosure Statement, various tax and insurance documents, prepared by the Lender; and the Form B – Mortgage as well as other declarations prepared by us and a set of purchase documents including the Property Transfer Tax Return and Buyer’s Statement of Adjustments.  We meet to explain and sign all of these documents, as well as review the title and plan of the Property.  At this time we confirm our client’s identification.  The Buyer typically also brings a bank draft to the signing appointment for the balance required to complete the transaction.  We always email draft copies of all of the documents with a brief explanation in advance of our meeting; including the amount for the Bank Draft.  During our meeting – we make sure everything is explained and all questions are answered. For the Seller, we prepare the Form A – Freehold Transfer, Seller’s Statement of Adjustments, HST Certificate, Residency Declaration, Parking Stall/Storage Locker Assignment (if a condo) and Site Survey Declaration (if a survey is available).  We send these documents to the Seller’s notary who reviews them, explains everything and signs with their client – the Seller.  The Seller’s notary will also have ordered a payout statement for the Mortgage(s) on title and have prepared an Order to Pay to determine how much the Seller will get and how the proceeds will be distributed.  They also confirm their client’s identification. Once everything is signed with the Seller, the Seller’s notary returns the executed documents to the Buyer’s notary on the undertaking not to use the signed documents until we are ready to complete and payout the transaction.  An undertaking is an irrevocable promise made by one notary or lawyer to another for which we are personally liable.  Undertakings are also used to promise to make certain payouts and provide reporting as applicable. Once the documents are all signed by both Buyer and Seller, we can order funds from the Lender, deposit the balance of funds from the Buyer; and confirm we have the excess deposit from the Realtor’s office – we should be ready for completion.

We review the signed Seller’s documents by checking to make sure that everything is signed and correctly witnessed.  Often documents are signed outside of Canada so we ensure that they will be acceptable to the Land Title Office.  We confirm the results of our Strata information requests.  We make sure that we have our Form F – Certificate of Payment as well as our Form B – Information Certificate.  We confirm that the Seller (by signing the Seller’s Statement of Adjustments) has agreed to pay any outstanding strata fees, penalties, charges and/or liens.  We confirm that we have our insurance binder which names our Lender as loss payable on the building insurance as it pertains to this unit (or on the house insurance).  We confirm Property taxes are paid up to date, or that we have an undertaking from the Seller’s notary to pay them from the sale proceeds.  We confirm that our Mortgage has funded, or that there are no outstanding conditions to be met prior to funding.  Some Lenders will only fund the Mortgage once we have registered it. Once we check everything – we are ready to file our Form A – Application to Transfer ownership of the Property, Form F – Certificate of Payment (assuming it’s a Condo – Strata Property), Property Transfer Tax Return, and our Form B – Mortgage (assuming money is borrowed to finance the purchase). We start with a Pre-registration title search.  We confirm that there have been no new charges registered against the Property by comparing it to the search we did when we opened the file.  If everything looks good – we then proceed to Efile our document package.  This is done by me (the notary) digitally signing the documents in a secure way; and then uploading directly to the Land Title Office computers.  This takes a few seconds.  We then get confirmation “Document File” numbers that our application has been received and we are able to save copies of the registered documents.  We must wait 1 hour to confirm that there have been no other applications registered in the Land Title Office against the Property.  We do our Post-registration search to confirm this.  Once we have a successful Post – we are ready to report on the transaction and pay proceeds. We call the Seller’s notary to let them know that sale proceeds are available for pick up.  We deliver the funds on the undertaking that they will be used to pay any existing Mortgages, outstanding taxes or other Seller accounts.  If the Seller is a Non-Resident of Canada – there is an additional process of withholding partial sale proceeds pending receipt of a Canada Revenue Agency – Certificate of Compliance Related to the Disposition of Canadian Real Property by a Non-Resident of Canada.  We also send faxes to the listing and selling real estate offices to let them know the transaction has completed.  We mail any balance of real estate commissions unless the Realtor’s have advised that they would like to pick up their commission.  After receipt of this confirmation – the Realtor’s will go about exchanging keys for the Property and the Buyer will then be able to take possession of the Property.  Most times – the possession date is the day after completion. Next we are able to give our final reporting to the Buyer and to the Lender.  We give our legal opinion to the Buyer and Lender; that the title to the Property has now transferred and the Buyer is now the Registered Owner; and to the Lender that their loan is secured by a charge registered against the title of the Property in first priority.  We send copies of all of the registered documents as well as the copies with signatures to both Buyer and Lender.  We scan and keep an electronic copy for our file.

Post Completion When the Seller’s notary receives the sale proceeds – they pay the existing Mortgage(s), any outstanding Property taxes, Builder’s Liens, and anything else that they have given their undertakings to pay or do.  They provide the Buyer’s notary with proof and confirmation that they have done so by sending confirmation of the Lender’s receipt of the existing mortgage payout.  The Seller’s notary then is able to deliver the balance of funds to the Seller.  This usually happens the day after completion; as by the time funds are delivered by the courier and deposited to the bank, and cheques are prepared and signed – it is usually the next day. When the Seller’s notary delivers the Mortgage payout to the existing Lender, they also enclose a Form C – Discharge of Mortgage for the Lender to sign and send back to the Seller’s notary.  The Lender must do this within 30 days.  The Seller’s notary will then register the Discharge of Mortgage and provide a copy of the registered Discharge to the Buyer’s notary.  The Buyer’s notary will then be able to order a State of Title Certificate – which is a document very similar to a title search; but it is signed by the Registrar of the Land Title Office as their guarantee that at the time it was printed; that the Property is owned by the Registered Owner shown on title (the Buyer) and that this ownership is subject to the new Mortgage which is now shown to be registered in first position.  Upon receipt of the State of Title Certificate – we scan a copy for file; delivery a copy to the Buyer (now registered owner) and send the original to the Lender. This is the final step in the conveyance process.  We would now scan any remaining notes and documents; destroy all paper copies; and close our file. If you have any questions about any parts of our Conveyancing process, feel free to phone or email any time.  If you are in the process of buying or selling a Property; or your client is the process of buying or selling; or perhaps refinancing a Mortgage – we would greatly appreciate the opportunity to do this work for you. Feel free to contact me any time. Thank you for reading this and watching the video.  If you liked it – please tell a friend or colleague; please leave comments; and please feel free to post/share using your preferred methods. Best regards, David Watts, Notary Public Phone: 604 685 7786 Email: david@davidnotary.com Web: www.davidnotary.com

As we approach the end of the year one of the things you may not be thinking about is claiming your Home Owners’ Grant. The Home Owner’s Grant is a base amount of $570.00 off your property taxes if the property is your primary resident; this amount is different if you are a senior citizen. What is important to remember is that if you’re a First Time Home Buyer and your lender pays your property taxes on your behalf, this process needs to be done by you. You may have already claimed your Grant when you received your tax notice, but if not, then claiming your Home Owners’ Grant can be done in few different ways:

  1. Electronically on the city’s website

Vancouver  http://vancouver.ca/fs/treasury/ehog.htm

Burnaby  http://applications.burnaby.ca/whog/

Surrey  http://www.surrey.ca/city-services/587.aspx

North Vancouver  http://www.cnv.org/VCH2/modules/hog/hog_login.asp

Richmond http://www.richmond.ca/cityhall/finance/homegrant.htm

Delta http://www.corp.delta.bc.ca/EN/main/residents/816/hog.html

Coquitlam https://e-civic.coquitlam.ca/tempestprod/ecom/hog/login.cfm

Port Coquitlam http://www.portcoquitlam.ca/Citizen_Services/Online_Services_and_Payments/Electronic_Home_Owner_Grants.htm

Port Moody  https://e-civic.cityofportmoody.com/tempestlive/ecom/hog/login.cfm

Mission  http://www.muniadmin.com/?UName=MissionBC

Pitt Meadows  http://www.pittmeadows.bc.ca/EN/main/onlineservices/10388.html

2. Signing the application sheet connected to the Property Tax form that was sent with your tax balance to your residents and mailing it back.

3. Print a Home Owners’ Grant Claim for off the city’s website fill it out completely and mail it the city.

http://www.sbr.gov.bc.ca/individuals/Property_Taxes/Home_Owner_Grant/forms.htm

The Home Owners’ Grant needs to be claimed and received on or before December 31 of the current tax year. If you have any question in regards about claiming your Home Owners’ Grant, especially if you are a first time home buyer or if your property taxes are paid by your lender please call or email: david@davidnotary.com

David Watts

Notary Public

Sound Legal Advice with a Tradition of Trust

After winning Georgia Straight’s Best of Vancouver – Lawyer/Notary to use for Buying and Selling Real Estate for 2009, David Watts, Notary Public has been voted Georgia Straight’s Best of Vancouver – Lawyer to use for Buying and Selling Real Estate for 2010.

David would like to thank all the clients that have used his services throughout the years as well as all the mortgage brokers, realtors and bankers who have trusted our office with their clients. In addition, David Watts would like to thank his all star conveyancing staff: Natashia Kothlow and Brandi Durham for all their hard work. David Watts, Natashia Kothlow and Brandi Durham happily thank everyone who voted.

If you are buying or selling a property; or refinancing; and you need someone to handle the paperwork (conveyancing) for the property or refinance please call or email: david@davidnotary.com. If you know anyone who may be involved in the process or will be soon involved in the process they can find lots of information at our website: http://www.davidnotary.com. David is also always available to help explain everything to anyone new to the process, especially First Time Home Buyers. Feel free to phone any time.

Thank you once again!

David Watts
Notary Public

Sound Legal Advice with a Tradition of Trust.