卖家 · Seller
Seller-side topics: listing, staging, strategy, case studies.
The “Just Sign Here” Document at Closing: What an Ontario Declaration of Possession Really Guarantees (Hint: Not Squatters or Liens)
For most Ontario sellers the Declaration of Possession sworn just before closing is a formality — but signing it carelessly is not. This explains why Land Titles Act s.51(1) makes it hollow for the 99.9% of parcels now in Land Titles, the narrow cases where it still bites (Registry non-converts and LTCQ lands), the ten-year and twenty/forty-year limitation clocks behind adverse possession and prescriptive easements (RPLA s.4, s.31), what the document is not (occupants, liens, work orders), and how a vague oath can leave the seller liable. Broker Arthur Zhao explains.
Does the Seller Still Owe You Anything After Closing? Ontario’s Merger Doctrine and Warranty Survival Clauses
After closing you discover the seller's statement was not true — can you still go after them? Ontario's merger doctrine merges contract rights into the deed on completion, so most claims disappear unless the clause says survive and not merge. In OREA's standard Form 100, only clauses 17 and 23 carry that wording. Broker Arthur Zhao explains what survives closing and why everything else has to be written into the schedule.
过户之后，卖家说过的话还算数吗？读懂安省合同的「Merger 原则」与保证存续条款
过户之后发现卖家陈述不实，还能追责吗？安省普通法的 merger（合并）原则让合同权利在成交时并入产权契据而消灭——OREA 标准合同 Form 100 里预印「存续不并入」的只有第 17 条与第 23 条两条。地产经纪 Arthur Zhao 讲清哪些保证过户后还算数、其余为什么要靠附加条款自己写进去。
买家的定金支票跳票了，我这个卖家能没收定金、直接解约吗？先别急着下结论
买家的定金支票被银行退回（NSF），安省的卖家第一反应往往是「合同里肯定写了，跳票就解约、定金归我」。但翻遍 OREA Form 100 与标准条款库，根本没有任何处理支票跳票的条文——定金去向、24 小时时限、time of the essence 都写了，唯独没写跳票。地产经纪 Arthur Zhao 讲清哪些是合同白纸黑字（硬的），哪些属于普通法与个案判断（要律师定），以及卖家真正能做的可操作动作。
When the Sale Price Won’t Cover the Mortgage: How a Shortfall Sale Actually Works in Ontario
Selling for less than you owe on the mortgage? “Short sale” is American vocabulary — Ontario has no statute for it. A charge sits on your title, and the buyer can’t take clear title until your lender signs a discharge, which it has no duty to sign for less than it is owed. And the shortfall stays your debt unless the lender releases it in writing. Broker Arthur Zhao walks through the discharge chokepoint, who has to consent, second charges, and where the gap lands.
卖价还不上贷款怎么办：安省没有「Short Sale」这道程序，你要谈的是解押
卖房时卖价不够还清贷款，安省实际怎么走？先说结论：这里没有美国那套「short sale」法定程序。房子上挂着 charge，要过户给买家就得拿到贷款人签的解押（discharge）——而贷款人在没收足全额时并没有义务解押。差额（shortfall）也不会因为房子卖掉就消失，除非贷款人书面免除。地产经纪 Arthur Zhao 拆开解押这道咽喉、二押顺位、以及差额到底归谁承担。
How Does the Commission Actually Leave Your Sale Money at Closing? It Is Not a Separate Document — It Is One Line You Already Signed
On closing day your Ontario lawyer hands you the net, not the sale price — the commission and HST were carved out first. It is not a bill you pay afterward or a separate document you sign at closing; it is one irrevocable instruction printed inside OREA Form 100, backed by a commission trust declaration between the brokerages. Broker Arthur Zhao unpacks both layers, how the 13% Ontario HST is added, and why the rate is negotiable but the paid-first order is not.
卖房佣金到底怎么从成交款里划走？——它不是一份单独的文件，而是你签 offer 那一刻就已生效的一句话
卖家常以为佣金是成交后另外「付」的一笔钱，其实你在签下 offer 的那一刻，就已经不可撤销地指示了自己的律师从卖房款里先扣。它不是一份单独签的文件，而是印在 OREA Form 100 里的一句话，外加一层经纪行之间的佣金信托协议。地产经纪 Arthur Zhao 拆开这两层机制、13% HST 怎么算，以及为什么佣金比例可议、但「先扣后给」的顺序不可议。
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