Happy Thanksgiving

So here I sit Sunday morning, getting my Thanksgiving thoughts on.. I have all the preparation done so that my meal can be served by 3pm today. I so want to be prepared so I can enjoy my houseful of company. Between cousins, grandchildren and sons and daughter in laws, my house will be full in a few short hours.

As we all gather around today , you must stop and think about what you have to be thankful for.. I see so many of my friends that are sick or have loved ones that are battling some disease or another. I see my grandchildren worrying about school, friends girlfriends (cannot believe I wrote that) fitting in , and worry about things that are crazy.. BUT that is a part of life.

For me I am thankful for my family, seeing my 3 sons living their life , being good fathers and partners. I am thankful everyday just for the idea, their lives may not be perfect for someone else but for them, they are great…Sure everyone has struggles and we are not without them but it is how we manage to come out of them, that is what makes us better people.

I am thankful or my husband , for putting up with me but also giving me a wonderful family of his to share.

I am also thankful for my health, and especially about my mind and how is revolves .sometimes scary!!! but most times it delivers a good message to get up , pick up and move on!!!

I am fortunate enough to have so many friends and family that help me along the way.. So SEE , I am a happy person today and everyday as I remember and think what I am thankful for.. Life is good .. enjoy it and just be Thankful

Happy Thanksgiving..


New Mortgage Rules Effective Oct. 17, 2016.

Hi there, I see that we have some new rules for all you Buyers old and new.. So I called my friend Sheena Paon, Broker of Mortgages at Premiere Mortgages and this is her message to me.

“Good Morning all! I decided to write one big email to all my clients and contacts regarding the NEW Mortgage Rules coming into effect Oct 17th.

Best way to describe what is happening is this…. currently and previously when we “qualified” a buyer or person for a mortgage we used the discounted rate, which right now is about 2.35-2.44 percent for a 5 year fixed term. NOW.. new rules will dictate that we have to use the posted rate, which right now is 4.64% for a 5 year fixed.

IMPORTANT PART>>>Add in too! Clients would still get lower rate. But MUST qualify on the posted rate. 

What does this mean… More people will not be able to buy, or qualify for a mortgage since we have to use 4.64% after Oct 17th. It is going to be so important that any one you come in contact with understands this and has gone to see their Mortgage Broker for their mortgage pre-approval!

Any questions, please don’t hesitate to reach out to me!”

Thank you Sheena for your valuable information.  If you have questions or concerns regarding this please do not hesitate to contact myself or Sheena at her toll free number 1-888-561-2525.

For even more information, check out this link below:



Kind Regards,

Sheila Cashin-Cormier

Real Estate Advisor



Purchase Plus Improvements,

I was asked the other day what the term “Purchase Plus Improvements” means to someone who buys a resale home. So I went to my friend Diane Smith Mortgage Broker at  Invis for the answer.

Many homebuyers looking at older properties find themselves in a common predicament: they’ve found a property that suits them, but it needs some costly and immediate upgrades.

Many buyers add the costs of those immediate renovations into their mortgage, instead of racking up credit card bills or selling investments to pay for the upgrades.  Known as a “purchase plus improvements” mortgage, this type of mortgage covers the sale price of the home, plus any renovations that would increase the value of the property, with as little as 5 per cent down.

If you’re buying a home but want to add a second storey, finish a basement or redo a kitchen, it can make a lot of sense to add those costs to your mortgage.  That way you can spread your payments over the life of the mortgage and have a cost-effective way to get your dream home.  You can also use your pre-payment privileges to pay the renovation off faster.  The process is quite simple:

Obtain cost estimates for the upgrades
Once you have found a home, you need to get detailed written quotes from licensed contractors on the renovations you plan, outlining the scope and all costs.

Get your appraisal
An appraisal with two separate values will be required: first the value of the property “as is” and the estimated value of the property once the improvements are completed.

Renovation costs are included in your mortgage
Your lender will add the estimated costs of the renovation into your mortgage.  For example, with a 5% down payment, your mortgage broker would apply for 95% of the “as improved” market value, which will be higher than the actual purchase price.  The committed amount of the mortgage will be advanced to your solicitor, who will be instructed to hold back the renovation funds until the work has been completed and inspected.

Complete your upgrades; funds are released upon completion
Once an inspection from an appraiser confirms all work is complete and a copy of the building permit (if applicable) has been received, the balance of the mortgage funds will be released to you to pay for the renovations. There are a few options for carrying your expenditures until the funds can be released.  Some major home improvement retailers offer “no payment” options for up to six months.  Larger contractors may also be willing to finance the project short-term if they see the documentation for purchase plus improvements financing.

Welcome Home to Armcrest Estates

lilacsThe perfect family-friendly neighbourhood isn’t “just around the corner” it’s just 30 minutes from Downtown Halifax! Armcrest Estates Subdivision in Lower Sackville, Nova Scotia isn’t just quickly accessible, it has all the amenities an active household could hope for!

Hiking, fishing, snowshoeing and more await you! Sackville Lakes Provincial Park is just footsteps from your front door. sackville-logo5Sackville Lakes Provincial Park is a 283 hectare greenway surrounding first and second lake. The beautiful forest setting is perfect for on-leash dog walking, hiking and lake access for canoeing and kayaking. Did I mention birdwatching? The park is home to Nova Scotia’s Pileated Woodpecker! If you want to learn more you can watch the video highlighting all of the parks wonderful features  : https://goo.gl/bZaRonPileatedWoodpecker

Armcrest Estates Subdivision has a playground on Taleen Drive for kids and great schools:

What about golf? It has that too! The subdivision is a 3 minute drive to Emerson Ridge Driving Range and 10 minute drive to New Ashburn Golf Course !!

But does it have fresh, local food? Avery’s Farm Market is an 11 minute walk or 2 minute drive so you can always have seasonal, fresh food!

I have the most charming house for you located at 88 Armcrest Drive in this subdivision. This home is just steps to the parks entrance! The house has all newer windows and the roof has been replaced in last 10 years. There are large 3 bedrooms with 1.5 baths. The main level has a separate living room and dining room, along with a kitchen and dining nook. All appliances to go with the home. Lower level has a walkout to the backyard and shed. The large family room here is great for the kids. Lots of decks (main level and lower level and a gorgeous veranda in the front!) This seller loves to garden so the place is in full bloom in the spring and summer and well manicured.



The Beautiful Community of Whites Lake, Nova Scotia

kayaking-1149886_960_720Summer in Nova Scotia is finally here! This province comes alive in the summertime; beaches are packed, hiking trail paths are cleared, fishing line is swaying in the breeze, there really is no better place to be than Nova Scotia when the weather turns warm and the foliage is in full bloom!

I want to talk to you about a beautiful community just 20 minutes from Halifax, 15 minutes from Bayers Lake and a breathe-taking short drive to Peggy’s Cove.  Whites Lake is the perfect oasis anytime of the year but is extra special in the summertime! This peaceful, family-oriented neighborhood offers an abundant of fantastic outdoor activities such as fishing, swimming, sailing, hiking, kayaking, golfing and scuba diving (the best place I hear is Sandy Cove Beach in Terrance Bay just a short drive away).

The houses in Whites Lake are built on large lots with lots of greenery offering lots of privacy and room to move around! Kids will head off to great schools:

Whites Lake is a close knit community with lots of activities including dances at the community center, fundraisers and lobster suppers!

Let’s talk golf!! Indian Lake Golf Course is a 12 minute drive away on the breathe-taking lighthouse route and Granite Springs Golf Course is just 10 minutes away!

If this sounds like a community where you would like to live, then I have the perfect house for you. 29 Delmerle Drive is located just off of the Prospect Road about 19km southwest of Halifax. This home has had only one owner and is a large side-split,  3 bedroom (large), 3 bathroom home with a fully finished basement. This property has not one, but two detached garages; one is a double car garage with a bathroom and is a mechanic’s dream, the other is a great size for storing all of your outdoor toys and equipment! This gorgeous home sits on almost an acre of beautifully landscaped property on a quiet road.

29 Delmerle Drive, Whites Lake, Front4361802_13289552_lg29 Delmerle Drive, Back