6 key points to be aware of when considering buying or selling a home privately       

So you are considering becoming a FSBO ( aka A For Sale By Owner ). You think you have enough spare time & it doesn't seem to be that hard, you just throw a sign on the lawn or an ad on kijiji. Okay!

A lot of members of the public do not appreciate the value of MLS® system nor that of using a real estate agent & assume that they can either purchase or sell a new home/property easily by themselves. I can respect the fact they they are willing to try & many ultimate decide to list with an agent. If you are considering buying or selling your home privately, here are some facts that you should be aware of that could affect the sale from the point of view of your mortgage lender & lawyer:

6 key points to remember regarding private sales:

1. Buyer and Seller cannot use the same solicitor or legal office

2. The purchase and sale agreement is required up-front (fully executed)

3. Appraisals are NOT required upfront (we will condition for the appraisal)

4. Full disclosure required in loan notes as to the nature of the relationship (between the buyer and seller)

5. Copy of current Title confirming ownership - &/or current Tax Statement if unable to pull title

6. If the buyer asks to add a schedule or amendment, asking for money back upon closing, to the purchase & sale that is not listed as being attached, it may be considered mortgage fraud & both the sellers & the buyers could be charged & held liable for it.

Of course, there are a lot of factors & conditions to a sale of property, which is why as real estate agents we are required to take yearly courses in our to maintain our licenses & be able to serve & protect the public from many potential real estate mishaps. We hope that you find this information helpful. Should you decide that you would like to use the services of a real estate agent & team, we would be happy to discuss just what services we can provide to make your purchase/sale as smooth as possible.

http://www.MervEdinger.com

Merv Edinger & Associates

Nova Scotia’s real estate market & latest MLS® statistics         

When considering buying or selling a home, often the most expensive transaction many of us will make in our lives, it is important to have the facts. We, of Merv Edinger & Associates of Re/Max Nova would like to share with you the most recent MLS® statistics regarding our marketplace. For homes available for sale or to discuss what your options are when selling your home, please feel free to contact us at ( 902 )497-1217 & visit our website at http://www.MervEdinger.com.

Nova Scotia’s real estate market sees positive gains in 2011

January 20, 2012 – Nova Scotia: The average sale price of homes sold in Nova Scotia made modest but healthy gains provincially, as reported by the Nova Scotia Association of REALTORS® in year-end statistics from its Multiple Listing Service® (MLS®) System. The average sale price rose 3.5 per cent in 2011 as compared to 2010. Sales were also up 2.8 per cent, and listings increased by 4.1 per cent.

“While each region has faced its own unique challenges, collectively the provincial housing market benefited from a fair year overall,” says Rob Faulkner, NSAR President. “Modest gains in sales and selling prices helped to keep Nova Scotia’s economy growing at a sustainable pace.”

The economic spin-off generated from MLS® activity totaled $295 million in Nova Scotia between 2008 and 2010. This momentum continued in 2011, with most regions in Nova Scotia experiencing gains in the average sale price of homes sold to reach an average price of $210,514 provincially.

“Working with a REALTOR® has aided Nova Scotia homeowners to secure healthy returns on their home investment,” says Faulkner. “REALTORS® continue to contribute industry knowledge and expertise that is reflective of the communities in which they live and work.”

Only two regions experienced a decrease in sales in 2010, and only one had a decrease in average sale price. The Annapolis Valley region encountered a drop in sales of 4.4 per cent, with a slight decrease of one per cent in the average sale price. The Highland region’s sold 3.7 per cent fewer homes, with an increase of 8.3 per cent in the average sales price. Decreases may quickly turn around as communities that were facing what appeared to be a bleak year in 2012 now have reason to be optimistic. The Highland Region, for instance, is entertaining prospective offers that will keep the former New Page paper mill in operation and retain local jobs.

Residential MLS® sales and listings from January to December 2010 in regions across the province:

Average prices from January to December 2011 in regions across the province:

Trademarks are owned or controlled by The Canadian Real Estate Association (CREA) and identify real estate professionals who are members of CREA (REALTOR®) and/or the quality of services they provide (MLS®). Please note that effective June 1, 2009, data for this report is now provided on a three-month basis and includes only single-family residential listings. The Nova Scotia Association of REALTORS® represents more than 1,700 brokers, salespeople and affiliate (e.g. solicitors, appraisers, banks) members throughout the province.

FYI! Standard clauses in a purchase & sale of real property & why they are there to protect you     

Standard Agreements are written to protect the public

In NS, we are fortunate to have well written, by lawyers with input from industry members, standard agreement forms of purchase & sale for various types of residential properties, the use of which is mandatory in our industry. The use of these standard agreement forms make writing & responding to offers easier, less risky for the parties involved, & less time consuming than if each agreement was drafted from scratch. The creation of different versions of the sgreement for different types of properties streamlines the process. It is standard practice to encourage a buyer to have a formal inspection performed on a property, confirm financing approval, & ensure a property is ensuable before firming a deal. In some cases, no matter which form is chosen, you may still have to add clauses. Often, developers of new condominiums/new construction have their own agreement templates. Particuliar care must be taken to ensure the buyer's needs are met as these agreements are often written with less protection provided to the buyer than our standard NSAR ( Nova Scotia Association of Realtors ) agreements.

Clauses & Conditions

The Canadian Real Estate Encyclopedia defines a clause as : wordings inserted in agreements/contracts to accurately reflect the wishes of the parties. A condition is described as: a stipulation in a contract/agreement that provides a consequent result on either the occurence or non-occurence of a specified event. So although a condition is also a clause, a clause is not necessarily a condition. A clause, simply put, is a condition that is written in the "if this, then that" format.

Most of the conditions in the standard NSAR agreements are written as conditions precedent meaning that they call for some event or performance of some act before the offer becomes binding on the parties. The deposit, financing, building inspection, confirmation of insurance, lawyer review are all written in this format & the offer does not become firm until all of these are met. In Nova Scotia, most of our conditions precedents are written such that the "event" is a simple passage of time beyond a certain defined date. There is no need to provide a signed waiver, as is required in Ontario, to indicate that all conditions have been met. Instead, it is deemed to be met when the specified date has passed unless written notice to the contrary is received by the seller or the sellers agent within the specified time frame. So in NS, No news is good news.

Conditions subsequent are those conditions that call for an event or performance of an act, after the agreement has become firm & binding but prior to closing. It is presumed that this act will be performed & the deal becomes firm & binding before its performance.

When clauses are written, they must cover the following questions:

• WHAT is to be done & in what manner
• WHO is to do it ( be specific, use "licensed" or "qualified " )
• WHO is to pay for it
• WITHIN what time frame is it to be done
• HOW will it be determined if its done
• WHAT is to happen in the event that it is not done.

Poorly written clauses lead to misinterpretations, disappointments & sometimes law suits. Make sure your clauses are written well.

If for some reason, a condition can not be met within the specified time frame, ask for an amendment to extend the conditions time frame. The other party may refuse, & it could cause the deal to fall apart, however, if you allow the specified time/date to pass & then you find out you are unable to meet that condition of othe purchase & sale, the deposit will be lost &/or you could be sued for damages.

The 3+ pages of the standard purchase & sale agreements may seem daunting, boring, & a lot of legalize but they are written to protect you. Each clause is there because an event has occurred where a buyer or seller was not protected in the past or misunderstood what their duties in the sale were. A verbal offer on a property is only worth the paper that it is written on.

So protect yourself! Hire a professional real estate agent to work on your behalf & to protect your best interests.

Thank you for visiting our blog. We hope that you found the information helpful. If you are considering purchasing &/or selling your home, feel free to contact us at your convenience to discuss how we can help & our dedication to our clients.

Merv Edinger & Associates of Re/Max Nova

http://www.MervEdinger.com

A list of the Halifax Regional Munipality's places of worship & churches, broken down by religion, with links for you to be able to access more information about each. We hope that you find this service helpful. If you know of another church, synaggogue, or other place of worship that you would like to see added to our list, please send me the details & I will gladly post it for you.

Anglican Churches 

St. Peters Anglican Church Eastern Passage, B0J 1L0 http://www.nspeidiocese.ca/parishes/parishes/region%207/Eastern_pass.htm

Saint George's Round Church 2222 Brunswick Street, Halifax http://www.roundchurch.ca/

St. Andrews Church 2 Circassion Drive, Dartmouth, B2W 5C2 http://standrewsdartmouth.ca/main/

Anglican Church All Saints Bedford Hall, 1408 Bedford Highway, Bedford http://allsaintsbedford.ca/

Holy Trinity Church 30 Alfred, Dartmouth, NS B3A 4E9 http://archive.anglican.ca/v2019/yourstory/stories/index-19086.html

St Francis By The Lakes Anglican Church 192 First Lake Dr, Lower Sackville, NS B4C 1E1 http://www.stfrancisbythelakes.com/

St Johns Episcopal Anglican Church 6 Bedford Hwy, Halifax, NS B3M 2O9 http://www.stjohnsofbedford.org/

St Thomas Anglican Church Fall River, Waverley, NS B0N 2V0 http://www.fallriveranglican.org/

St Timothy's Anglican Church Hatchett Lake, Prospect, NS B3L 4R7 http://www.stsp.ca

St Albans 343 Pleasant, Dartmouth, NS B2Y 3S4 http://www.facebook.com/pages/St-Albans-Anglican-Church-Dartmouth/179871222079698

St Andrews Church 8 Locks Rd, Dartmouth, NS B2X 2J4 http://standrewsdartmouth.ca/main/

St Peters Church 3 Dakin Dr, Halifax, NS B3M 2C9 http://www.stpetersbirchcove.org

Saint Paul's Anglican Church 1749 Argyle Street, Grand Parade, Halifax http://www.stpaulshalifax.org/

Catholic Churches

St Peters Catholic Church 10 Maple, Dartmouth, NS B2Y 2X3 http://www.chebucto.ns.ca/religion/StPeters

St Elizabeth Seton Catholic Church 125 Metropolitan Av, Lower Sackville, NS B4C 3H3 http://www.holytrinit

St James Church Hammonds Plains, Halifax, NS B4A 1W5 http://www.thecatholicdirectory.com/directory.cfm?fuseaction=display_site_info&siteid=72954

St Vincent De Paul 320 Flying Cloud Dr, Dartmouth, B2W 4T6 http://stvincentdepaulparish.ca/

St. Mary's Basillica 1531 Grafton St, Halifax B3J 2B9

Blessed Mother Teresa of Calcutta 6032 Normandy Drive, Halifax, B3K 2S9 http://www.motherteresaparish.com/

Blessed Pope John XXIII Parish 35 Colby Drive, Dartmouth, B2V 1N7 http://www.bpjxxiii.ca/

Canadian Martyrs Church 5900 Inglis St, Halifax http://www.catholichalifax.org/new/www.stacm.ca

Holy Trinity Pastoral Unit 4 Beaverbank Road, Sackville, B4E 1G3 http://www.holytrinityns.ca/

Immaculate Conception Church 337 Pleasant St, Wooside area of Dartmouth http://www.iccwoodside.org/

Mission La Sainte Famille 201C, Avenue du Portage, Dartmouth, B2X 3T4

Our Lady of Sorrows Chapel Holy Cross Cemetery, South Park and South Streets, Halifax http://www.ccchalifax.com/

Baptist Churches                                  

Cornwallis Street Baptist Church 5457 Cornwallis Street, Halifax http://www.cornwallisbaptist.ca/

Bedford Baptist Church 158 Rocky Lake Drive, Bedford http://bedfordbaptist.ca/

Sheffield Baptist Church 80 Lincoln Cross Drive, Halifax http://www.sheffieldbaptist.com/

West End Baptist Church 1986 Preston Street, Halifax, http://www.westendbaptist.ca/

Mulgrave Baptist Church 5666 Sebastian Street, Halifax http://www.mulgraveparkbaptist.com/index.cfm?i=7420&mid=1

Grace Baptist Church 51 Athorpe Drive Dartmouth http://www.gbchalifax.org

Faith Baptist Chuch 299 Stokil Dr, Sackville http://www.faithbaptist.ca

Cobequid Road United Baptist Church 526 Cobequid Road, Sackville

Victoria Road United Baptist 26 Victoria Road, Dartmouth

East Preston Baptist 206 Upper Partridge River Road, East Preston http://eastprestonubc.ca

Eastern Passage Baptist Church 385 Cow Bay Rd, Eastern Passage http://easternpassagebaptist.ca

Emmanuel Baptist Church Upper Hammonds Plains http://ebcmeet.com

Fall River Baptist Church Waverley http://fallriverbaptist.ca

First Baptist Hammonds Plains http://www.hammondsplainsbaptist.comLake

Echo Fellowship 17 Peter Court, Lake Echo http://www.lakeechobaptist.com

Lucasville United Baptist Church 619Lucasville Road http://www.destinationliberty.org/sites/site07.html

New Hope 11 Everette, Woodside, Dartmouth http://www.ibegin.com/directory/ca/nova-scotia/dartmouth/new-hope-baptist-church-11-everette-st/

Regal Road Baptist Church 6 Regal Road, Dartmouth http://regalroad.net

Sackville Christian Fellowship 387 Old Sackville Rd, Sackville

Sackville United Baptist 1240 Old Sackville Road http://www.sackvilleunitedbaptistchurch.com

St Thomas North Preston http://www.saintthomaschurch.ca

Timberlea United Baptist 31 Greenwood, Timberlea http://www.timberleabaptist.com

Uniacke Baptist Church 200 Etter Road

Rock Church

222 Sackville Drive, Lower Sackville B4C 3G4 http://www.rockchurch.ca/

Lutheran Church  

Little Dutch (Deutsch) Church Brunswick at Gerrish Street, Halifax http://www.roundchurch.ca/

Grace Lutheran 40 CALDWELL RD, Dartmouth

Lutheran Church of Our Saviour 255 Portland St, Dartmouth

Faith Lutheran Church 208 Main St, Dartmouth

United Churches                                                                                                     

Saint Matthew's United Church 1479 Barrington Street, Halifax http://www.stmatts.ns.ca/

Cathedral Church of All Saints 1320 Martello Street, Halifax http://www.cathedralchurchofallsaints.com/

Brunswick Street United 2107 Brunswick Street, Halifax http://www.chebucto.ns.ca/religion/BSUC/

Woodlawn United 54 Woodlawn Road, Dartmouth http://www.woodlawnunited.ca

Cole Harbour Woodside United 15 Bissett Road, Dartmouth http://www.chwuc.com

Stairs Memorial United 44 Hester St, Dartmouth http://www.stairsmemorial.ca/

Bedford United 1200 Bedford Hwy, Bedford phone 835-8497

Bethany United 7171 Clinton Avenue, Halifax phone 455-0521

Brunswick Street Mission 2107 Brunswick St, Halifax phone 423-4605

Calvin United West Lawrencetown phone 435-0316

Cole Harbour/Woodside United 15 Bissett Road, Cole Harbour phone 434-8077

Edgewood 3055 Connaught Ave, Halifax phone 455-0261

Fairview United 3524 Dutch Village Road, Halifax phone 443-7123

Forest Hills United 80 Chameau Cr, Dartmouth http://www.foresthillsunited.com

Fort Massey United 5303 Tobin, Halifax phone 423-4294

Grace United 70 King, Halifax phone 466-3329

Port Wallis United 263 Waverley Road, Waverley phone 435-3644

Rockingham United 12 Flamingo Drive, Rockingham area of Halifax phone 443-2947

St Andrew's United 6036 Coburg Rd, Halifax phone 422-3157

St David's Lake Echo phone 829-3918

St James Sambro 868-2791

St John's 6233 Willow St, Halifax phone 423-8498

St Luke's Mt Uniacke phone 866-2510

St Paul's 173 Old Sambro Road, Sambro phone 477-3937

Trinity United 67 Trinity Way, Timberlea http://www.halifaxpresbytery.ca/timberlea

United Memorial 5375 Kaye St, Halifax phone 454-0508

Bible Chapels

Colby Drive 131 Colby Drive, Colby Village, Dartmouth

Fall River Chapel 5 Miller Lane, Fall River http://fallriverchapel.com

Grace Chapel 255 Ross St, Halifax http://www.gracechapel.ns.ca

Northbrook Bible Chapel 225 Victoria Road, Dartmouth http://www.brethrenpedia.com/Northbrook_Bible_Chapel,_Dartmouth,_NS

Buddhist

Church Vajradhatu Buddhist 316 Purcell's Cove Road, Halifax,<!-- locality--> B3P 1C6

Shambhala Buddhist Meditation Centre 1084 Tower Road, Halifax http://www.halifax.shambhala.org

Shambhala Cultural Centre 13495 Peggy's Cove Road http://www.halifax.shambhala.org/arts.php

Christian Reformed

All Nations Christian Reformed Church 2535 Robie Street, Halifax

Christian Science

Christian Science Church 1018 South Park St, Halifax

Church Of Christ

Church of Christ 48 Convoy, Halifax

Halifax Christian Church 51 Farham Gate Road, Clayton Park, Halifax

Church of Christ of Latter-Day-Saints

Canada Halifax Mission 202 Brownlow Ave, Burnside, Dartmouth

Dartmouth/Cole Harbour Chapel 44 Cumberland Avenue, Dartmouth

Halifax Chapel 205 Lacewood Drive, Bayers Lake, Halifax

Community Church

Lifebridge Community Church Dartmouth http://lifebridge.ca

Sikh

Maritime Sikh Society 10 Parkhill Road, Halifax phone 477-0008

Unitarian

Universalist Unitarian Church 5500 Inglis Street, Halifax phone 429-5500

Wesleyan

Cornerstone Wesleyan 1215 Hammonds Plains Road, Hammonds Plains http://www.cornerstonewesleyan.ca

Hillside Wesleyan Church 50 Ritcey Crescent, Cole Harbour http://www.hillsidewesleyan.com/

Metro Wesletan Church Halifax phone 443-2161

Wesleyan Church Beaverbank phone 864-2035

FREE DOWN PAYMENT mortgages are available to you!       

Did you know that the FREE DOWN PAYMENT program from certain lenders is not only available to buyers, not just first time buyers, of single family homes but also those who are in the market for owner-occupied duplexes.

Profile to qualify:

• A minimum credit score of 650
• has a steady provable income, no down payment saved
• Have funds saved for closing costs ( may be gifted to the buyer with a proof of the gift via a letter from the people giving the gift ). Closing costs are approximately 3% of the purchase price.
• The property being purchased can be a maximum of 2 units & one unit must be owner occupied.

Now you may say, but why pay a higher interest rate for this mortgage option when I can continue to rent for another few years & save up my down payment? Here is why:

Say the average home right now sells for $200,000 ( a nice even number to make thinks simnple ) & if you rent a 2 bedroom appartment for $875 + utilities/mth.

If you bought a home today on the FREE DOWNPAYMENT program:

Purchase price $200,000 + CMHC fees of 2.95% = $205,900 at a mortgage rate of 5.29% = a monthly payment of 1231.28 approximately + taxes of a rough guestimate of $215/month for a total monthly payment of $1447.95. Now at a very conservative rate of market value increase of 3% per year, this $200,000 home would be worth $232,000 after 5 years to as much as $263,000 ( with a market value increase of 5.6% per year, based on the sales over the last decade ). So that could be over $57,000 in equity you would have in your home. Don't forget you will be paying down some of the principal during this 5 year period as well.

So if you rent for another 5 years, you will be paying someone else's mortgage. You may be thinking, but I can save the difference between that mortgage payment & my rent to put towards a down payment. Well let's look at that! If you are very good at restricting yourself & saving, you will have saved $34,377, but that $200,000 home is now worth $263,000. So your $32K that would have been a 17% down payment 5 yrs ago is now only a 12% down payment & perhaps interest rates have gone up in that 5 year time frame!!

For more information on this mortgage product & others, please contact Matt & Roger Wheeler of Nova Mortgages at http://www.novamortgages.ca. Note that these numbers were only used as examples. Please contact a mortgage broker for accurate numbers.

Please visit our website at http://www.MervEdinger.com for homes that may qualify for this program.

Contrary to popular belief, Grow-ops or drug houses do not make good long-term investments. It is of great importance to take extra steps in identifying a grow-op (or drug house) before entering into any contractual obligations with clients or the public. Grow-ops are dangerous for several reasons but in most cases it's the structural integrity of the house & the risk of being innocently involved in criminal activity that are the two most serious. The exposure of moisture & humidity to the walls & interior of the house can yield material latent defects ( such as rot, mold, etc.. not easily discoverable.  In some provinces, the power bills are held against the home not  the name of the person on the account & therefore, the innocent home owner may be responsible for tens of thousands of dollars in stollen utilities ), which can cost significant money to remedy.

Here are some quick tips to keep in mind...

Identifying a Grow-op:

• Mould in corners where walls & ceiling meet
• Signs of Roof/Window venting
• Painted concrete floors (often times with circular potter marks)
• Damage/Tampering with the electrical panel or meter
• Modified wiring
• Brownish stains below exterior vents/soffits
• Patterns of excessive screw holes in walls
• Signs of damage in entry ways - due to forced entry
• In Canada, visit the RCMP website http://www.rcmp-grc.gc.ca/ for a list of addresses where they have cracked down on a grow op.

Lake Echo is a community that is part of the Halifax Regional Municipality in Nova Scotia, Canada; approximately 15 kilometres east of Dartmouth following Highway #7 or Highway #107. As of 2006, the population was 3,527 . Origionally, mostly a cottage country, there are a lot of smaller homes with lakefrontage interspersed with large upscale homes also offering lakefrontage. The area is mostly residential, with several subdivisions built in the 1980s and 1990s.

On June 13, 2008 a forest fire broke out destroying two houses , damaging several others and 6000 acres burned . The fire was believed was cause by a camp fire and the Royal Canadian Mounted Police laid no charges however it was determined that residue from Hurricane Juan fuelled the fire .The fire was the largest in an urban area fought in Nova Scotia and the largest fire in 30 years.

Lake Echo offers a community center which offers a variety of activities. http://www.lakeechoreccentre.com/ There is also a public boat launch & a well known rowing club in the community.

Shopping

Lake Echo offers a few corner stores, day cares, gas stations, however many of the residents shop in either Halifax or Dartmouth.

Schools

Most students would attend the following schools, however some students, depending upon their address may attend the O'Connel School in Porters Lake & the High School in Musquodoboit Harbour. Please visit the Regional School Board website to veruify for yourself at http://www.hrsb.ns.ca.

Bell Park Elementary, Lake Echo

Graham Creighton Junior High, Dartmouth

Auburn High, Dartmouth

Housing styles

There is a wide range of housing types consisting mostly of single family detached homes, with a few duplex & triplexes, cottages, & mini homes ( Wonderland Park ) located on 1/3 of an acre or larger lots with septic field & well water. Many of the older homes with lakefrontage had once obtained their water from the lake itself.

Commute

The commuting time to Dartmouth is approximately 10 minutes & 25-30 minutes to downtown Halifax, although during rush hour traffic, it may take longer.

For more information on homes currently for sale in Lake Echo & Mineville, please visit our website at http://www.Mervedinger.com or contact one of our sales team.

Lawrencetown (2006 population: 668) is a Canadian rural community in Nova Scotia's Halifax Regional Municipality on Route 207, just east of Dartmouth. The settlement was established during Father Le Loutre's War.

Known to surfers & kite surfers for its fabulous beach, Lawrencetown Beach, the community also offers a smaller more quiet but equally picturesque beach called Conrad's Beach.

The Salt Water Marsh trail extends through Lawrencetown & is enjoyed by many for cycling, hiking, walking the dogs, & occasionally horseback riding. 

History

Father Le Loutre's War began when Edward Cornwallis arrived to establish Halifax with 13 transports on June 21, 1749.^[1] By unilaterally establishing Halifax the British were violating earlier treaties with the Mi'kmaq (1726), which were signed after Dummer's War.^[2] The British quickly began to build other settlments. To guard against Mi'kmaq, Acadian and French attacks on the new protestant settlements, British fortifications were erected in Halifax (1749), Dartmouth (1750), Bedford (Fort Sackville) (1751), Lunenburg (1753) and Lawrencetown (1754).

Charles Lawrence

In 1754, Nova Scotia's Lieutenant Governor Charles Lawrence, offered land grants to twenty families, who referred to their settlement as Lawrence's Town, which became Lawrencetown. The Acadians and natives resisted the British occupation of Nova Scotia and Acadia by raiding the various communities. In late April 1754, Beausoleil and a large band of Mi'kmaq and Acadians left Chignecto for Lawrencetown. They arrived in mid-May and in the night open fired on the village. Beausoliel killed and scalped four british settlers and two soldiers. By August, as the raids continued, the residents and soldiers were withdrawn to Halifax.^[3] By June 1757, the settlers had to be withdrawn completely again from the settlement of Lawrencetown because the number of Indian raids eventually prevented settlers from leaving their houses.^[4]

It is located on the Eastern Shore, 8 kilometres due east of the entrance to Halifax Harbour.

The community name of Lawrencetown was adopted on October 4, 1921, but changed to 'East Lawrencetown' on July 3, 1952. It was reinstated as Lawrencetown on April 5, 1961.

Shopping

There are small locally owned corner stores but the locals travel into Dartmouth or Halifax to do any major shopping.

Schools

Please visit the Regional School Board website for school details at http://www.hrsb.ns.ca.

Housing styles

All forms of detached housing can be found in Lawrencetown, with most being located on 1 or more acre lots with wells & septic for services.  There are several subdivisions including Keltic Gardens, the Doherty subdivision, Gammon Lake & more.

Commute

Commuting time to Dartmouth can range from 5-15 minutes ( or 25-40 minutes to downtown Halifax ) depending upon which subdivision  you live in.

If you would care for information on homes for sale in Lawrencetown or are considering selling your Lawrencetown home, please visit our website at http://www.MervEdinger.com or contact us directly.

Thankyou,

Merv Edinger & Associates

Re/Max Nova

Porters Lake is a residential community in the eastern shore region of the Halifax Regional Municipality, Nova Scotia, Canada, between Trunk 7 and Route 207, 27.8 km from Halifax. The residents mainly commute to jobs in Dartmouth, Burnside Industrial Park or in Downtown Halifax. The community is built around the lake, the largest in Nova Scotia, from which it takes its name.  Porter's Lake is 19 km long, but never more than a kilometer wide and is in the shape of a crescent. It is one of the most popular lakes for recreational boating in the region. The Lake is connected to the Atlantic Ocean near Lawrencetown Beach, because of this, the lake varies in salinity from almost completely fresh water at the north end to nearly that of ocean water at the south end.

Park

Porters Lake Provincial Park is open to the public.

Shopping

Porters Lake does offer a strip mall with some amenities, a Tim Horton's, a pub, liquor store, & a Superstore.

Schools

For information on the schools for the area, please visit http://www.hrsb.ns.ca/.

Home Styles

There are many subdivsions surrounding & along the lake which offer a wide range of styles of homes of various ages & sizes.  Lakefront homes can be valued well over a million dollars.

Commute

There is not transit to the area.  A commute to Dartmouth is approximately 15-20 minutes & to downtown Halifax would be 30-45 minutes depending upon time of day & weather conditions.

The Fall River / Waverley area is among the most picturesque in metro. It has an abundance of lakes, rivers, canals and trees.

It is located north of the Bedford Basin, northwest of Bedford, east of Lower Sackville and north and west of Waverley.

Fall River's name is derived from a stream running between Miller Lake and Lake Thomas which had a waterfall. These falls supplied water power for several mills during the 19th century as well as a local electrical utility during the early 20th century. The waterfall was demolished in the late 1950s as a result of the construction of the Bicentennial Highway leading to Halifax; the waterfall was located where the 4-lane expressway currently runs up the hill from the crossing of Lake Thomas to the interchange with Highway 118 at Miller Lake. Hydro-electric power is now generated by an underground tunnel that carries the water from Miller Lake which once flowed through this stream and down the waterfall. Turbines produce electricity for the main grid, during peak periods.

There are many lakes in Fall River and its surrounding communities of Wellington, Waverley, Windsor Junction and Lakeview. There is an eighteen-hole golf course, Ashburn Golf Club, and two parks, Laurie Provincial Park and Oakfield Provincial Park.

Lake Thomas and Fletcher's Lake in Fall River form a section of the Shubenacadie Canal, which connects the Bay of Fundy with the Halifax Harbour.

Soldier Lake, a large reservoir lying almost completely within the boundaries of the game sanctuary.

Johnson River, a small river emptying into the east side of Soldier Lake and originating in the rugged interior of the game sanctuary.

Tillmann Brook, a swift flowing waterway, begins at a Nova Scotia Power Hydro dam on Soldier Lake inside the Waverley Game Sanctuary, eventually emptying into Miller Lake.

Third Lake, the third in a series of lakes starting in Lower Sackville. Third Lake forms part of the western boundary of Fall River

Kinsac Lake, a large lake, part of which forms another section of the western boundary of Fall River

Miller Lake, a reservoir from which empties into Lake Thomas. Home to the Miller Lake Dragon of Camp Lone Cloud, a familiar summer sight out in the lake, near the #102 Highway.

German Creek, a small waterway which flows from the Gunn Ponds, under Perrin Drive into Miller Lake.

Fall River & Waverley also offers an array of essential need services such as grocery, hair care, gas, dining/fast food, etc…

The subdivisions in the area are well planned, offer spacious lots – many with Lake Frontage, and some also offer city water. The soil is often better and there are many more deciduous trees than other areas of metro. This gives the area a unique feel, with sweeping lawns canopied by many varieties of leafy trees.

There are two excellent private golf courses in the area and a wonderful selection of parks and fresh water beaches.

Most subdivisions are located within 5 minutes of the Trans-Canada Highway (Rte # 102) and are a 25 – 30 minute drive to downtown Halifax.

There is a wide variety of single family homes to choose from and they are situated in many subdivisions, each with is own unique personality. All homes have septic systems and most have a well.

Schools

Many consider the schools of the area to be some of the best.  To discover more about the area schools, please visit http://www.halifax.ca/.

Shopping

The Fall River Shopping Centre: It features a Sobey’s grocery store, a Liquor store and several small special needs stores. There is a gas station, Macdonald’s, Tim Horton’s, convenience stores etc., in the area.

Housing styles:

There are many subdivisions in the area and all feature similar choices in house styles. Some of the subdivisions are 20-30 years old but almost all have been or still are expanding, giving buyers the option of buying an existing home or building a new home.

Fall River Village: Started in the 1970’s, this subdivision has been and still is among the most popular in the area. The main reason for this is that it features city supplied water. The houses range from 30 – 40 year old split entries to large 4000 and 5000 square foot homes only a few years old. Many of which are located on lakes. Opportunities to build are still available in the area.

Saint Andrews Village: Begun about 10  Years ago, there are still many lots available to build your own home. All the houses are situated on large 1-2 acre lots and feature well and septic.

Schwartzwald: A beautiful subdivision offering majestic homes on sweeping lots. Some homes are 25-35 years old but there has been a new expansion giving buyers the choice of building there own home as well.

Commute

The commuting time from any of the three listed subdivisions to Downtown Halifax is between 25-30 minutes.

Sackville is located mere minutes beyond Bedford following either the Bedford highway to route #1, or by taking the Trans Canada Highway Route # 102 out of Halifax and exiting on Route #101 then to Route #1 (Sackville Drive).

The travel time to the downtown core is between 20-30 minutes. There are metro transit buses traveling frequently to Halifax and express, non-stop busses during the rush hours.

Sackville has grown tremendously over the last 30 years, from a small outlying community to a sprawling suburb with over 70,000 people.

Everything you need can be found in Sackville, including your shopping, dining, entertainment, and service needs.

Most shopping alternatives can be found in small outdoor shopping centers along Sackville Drive; however there are larger box stores like Wal-mart, Canadian Tire, Kent Building Supplies, Fast food, etc., found as stand alone buildings.

Sackville has always been an affordable choice for young families or those not wanting to spend a lot in order to be closer to Halifax; however, over the last 5 years the prices have increased somewhat. The styles are generally semi-detached homes, small split entries, small bungalows, but larger homes have been built in new areas over the last 5 years. All homes in Sackville offer city water and sewer. Going a little further out Sackville drive gives you the opportunity to be on larger lots with some homes located on lakes, all be it with well and septic.

Schools

For school information & to use a home address look up tool to http://www.halifax.ca/

Shopping

Sackville Drive: Very much a classic example of urban sprawl, Sackville drive offers almost anything in the way of shopping, dining, movies, entertainment, and basic needs. Many small outside shopping centers are home to banks, grocery stores, fast food and eat-in dining restaurants, large box stores, hardware stores, and much more. You will never need to go outside the area for most of your needs if choose not to.

Housing types

Every housing style can be found in Sackville, although the majority are smaller split entries, smaller bungalows, semi-detached, or town homes. There are many small subdivisions in fact there are too many to name, but all are somewhat similar to each other. The ages of homes range from 40 years to new although most are more than 15 years old.

Commute

The travel time to Downtown Halifax from Sackville takes between 20-30 minutes.

The Hammonds Plains Road is among the oldest roads in Nova Scotia. There have been homes along the main road for many generations, however, in the last decade many large subdivisions have been and are still being developed.

These subdivisions typically feature large properties ( 1-2 Acres), septic systems and wells instead of municipal sewage and water services( with one exception ), and offer a wide variety of home styles and leisure activities. There is currently ample opportunity to build a new home on a large selection of pre-approved home sites.

Hammonds Plains is located just to the north of Bedford and follows the Hammonds Plains Road for 12 Km. from Bedford to Tantallon. It is accessible from either the Bedford Highway or the Trans Canada Highway, route # 102. It takes roughly 25 to 40 minutes to reach downtown depending upon where you are located along the road.

NHL's Boston Bruins' Brad Marchand is from Hammonds Plains.

Hammonds Plains offers a lot for familes to do including Hatfield Farm & Atlantic Playland.

Shopping and entertainment are located in either Bedford, Tantallon, or Clayton Park about 10-15 minutes away.

There are several new schools in the area but buses are necessary for High School.  For more information on schools in the area, please visit http://www.hrsb.ns.ca/.

Shopping

There are several shopping areas within 10-15 minutes of Hammonds Plains:

Bayer’s Lake Retail Park:
This park is one of Metro’s primary shopping, entertainment, and dining destinations. Large open air shopping malls and large stand alone chain stores abound. 17 stadium style theatres are located here along with an IMAX, a dozen family style restaurants, Chapters, Outlet stores, etc.

Clayton Park shopping district:
Primarily a personal shopping area, such commodities as banking, groceries, videos, pharmacies, bakeries, etc, can be found here.

The Sunnyside Mall and The Bedford Place mall:
Located across the street from each other, there are well over 100 shops to choose from.

Sobey’s plaza:
Not as large as the other malls in Bedford, however; it offers both dining and movie theatre choices.

Housing styles

Every housing style available can be found in the Hammonds Plains Road area. Most will have large 1-2 acre lots and have a well and septic system. For a general overview of the area please read the following. The subdivisions are listed in order of closest to Bedford down to the furthest from Bedford (Tantallon).

Voyageur Lakes: Voyageur Lakes is a fresh approach to community planning which respects nature and the ideals of a shared world. Created in a traditional neighbourhood style, Voyageur Lakes takes the emphasis off automobile traffic and encourages foot traffic. The result is a culturally creative tapestry of people friendly streets, courts, pathways and parks. Home clusters create intimate neighbourhoods and minimal traffic, with plenty of accessible and untouched wilderness.

Kingswood: This was one of the first new subdivisions to be developed in the area and still has new lots being developed. There have been hundreds of homes built since the early 1990’s and they are of every shape and size. Most homes are considered to be above average with many situated on lakes. About half the lots have city water supplied-the only subdivision in the area to provide this- but all have septic systems. There is a new elementary school in the subdivision as well.

Kingswood North: This is a new subdivision offering an array of builders, home sites, and home styles. The lots are very large and private.

Glen Arbor: Probably the premier subdivision in the area and certainly the most expensive. One of the best golf courses in the country is located in this subdivision – 2005 LPGA Canadian Open was held here. Most of the lots have two lifetime memberships attached to the deed. The memberships are not transferable and are to be sold when the home sells. Be certain to have your lawyer check the deed if you are purchasing in this area. Homes start at small bungalows and there are some condo town homes on the golf course, but most are large bungalows or two stories with some homes on the golf course and/or lakes. The lots are large and have a well and septic system. Lots of opportunity left to build your dream home in this area.

White Hills: This subdivision is 6-7 years old and has a wide variety of home styles and prices to choose from. Some homes are located on water and offer excellent recreational opportunities. The only junior high in the area is located in this subdivision. There are still many lots being developed in the area and there is a good selection of builders to choose from.

Highland Park: The first phase of this development was started in the 1970’s but in the 1990’s new phases opened up and the subdivision has grown ever since. A wide variety of houses and lots are available. Again, large lots with well and septic.

Haliburton Hills/Heights: A beautiful subdivision located near the junction of the highway # 103 in Tantallon. There is a nice shopping complex located in the area featuring most of the basic needs and fast food selections. Houses are situated in large lots with well and septic and many are on one of the several lakes in the area.

Westwood Hills: A newer subdivision currently expanding with lots of opportunity to build your own home. Located in behind the Sobey’s shopping complex in Tantallon, it also has a youth recreation centre located at the entrance of the development. There are a wide variety of hosing types to choose from.

These are not all the subdivisions in the area, but it is a list of the major developments.

Commutes

The commuting time from the closet development along the Hammonds Plains Road to the downtown core is approximately 25 minutes. The routes vary from the Bedford highway – which tends to be very congested in the morning and evening - to the highway # 102 – much faster. If you live in Haliburton Hills or Westwood Hills you will want to uses the highway # 103. The furthest locations take around 45 minutes to get downtown. There are no bus routes for these subdivisions.

Hammonds Plains offers a community website.  For more information on the area, please visit http://www.hammondsplains.ca/.  For homes for sale in the Tantallo & Hammonds Plains areas, please visit out website at http://www.MervEdinger.com ( mls area 21 ).

Timberlea is a community located on the rural/suburban fringe of the Halifax Regional Municipality in Nova Scotia, Canada, along the St. Margaret's Bay Rd (Highway #3), which extends from the Armdale Rotary to the Head of St. Margaret's Bay. It begins about 8 miles/13 km from downtown Halifax. The name means a broad meadow in a forest.

Timberlea is fairly flat on the northern side of the St. Margaret's Bay Rd., and the topography rises on the southern side, to the 103 highway. The community is mostly situated within the watershed of Nine Mile River, which empties into Shad Bay, near Peggy's Cove on the St. Margaret's Bay. The western portion of Governor's Lake, and all of Fraser's Lake are with the community. The flora is predominantly softwood and mixed Boreal Forest, and the bedrock is granite throughout, with many outcrops including several areas of barrens which offer good blueberry and huckleberry picking.

The area has good out-door recreational facilities and opportunities. The Beechville Lakeville Timberlea (BLT) Rails to Trails Association has turned its 13 kilometres of the old Halifax and Southwestern Railway bed from Beechville to Hubley into well maintained hiking/cycling/ATV rail trail which connects with a similar 32 km stretch maintained by the similar St. Margaret's Bay organization.

View from the Bluff Trail at Cranberrry Lake.

The Bluff Trail, a 30 kilometre network of non-motorized wilderness trails, branches off the BLT Trail at Cranberry Lake. Swimming is available at Governor's Lake and, if a good community access point can be re-established on Fraser's Lake, which offers opportunities for kayaking and canoeing. There are tennis and basketball courts and a ball diamond in Greenwood Heights, several basket ball nets and a well-build playground at the BLT Elementary School, and tennis courts and a skateboard facility at the Lakeside Community Center. Indoor recreation programs are run year-round at this center as well.

 Shopping

Shopping is limited within Timberlea so many locals prefer to shop in the following 2 areas: 

Bayer’s Lake Retail Park:
This park is one of Metro’s primary shopping, entertainment, and dining destinations. Large open air shopping malls and large stand alone chain stores abound. 17 stadium style theatres are located here along with an IMAX, a dozen family style restaurants, Chapters, Outlet stores, etc.

Clayton Park shopping district:
Primarily a personal shopping area, such commodities as banking, groceries, videos, pharmacies, bakeries, etc, can be found here.

Housing Types

The two major housing types in the area are Single family and semi-detached homes. There are very few apartments or condominiums in the area. There are several older and 2 new subdivisions in the area.

Beechville Estates: A subdivision featuring semi-detached and smaller 2 storey homes. The lots tend to be fairly small. A junior high School is located in the subdivision.

Governor’s Glenn: There is a combination of semi-detached, single family, and lake front homes to choose from.

Glengary Estates: An older subdivision featuring small 2 storey and semi-detached homes. There are currently a limited number of newly constructed houses for sale.

Brunello Estates: A new development under construction.

Commute

Timberlea is about 15-20 minutes from the downtown core. It is conveniently located near several major highways. Metro Tansit is available from most areas in Timberlea

For more information on homes for sale in Timberlea, please visit our website at http://www.MervEdinger.com