我退休前在卡加里律師樓做了廿多年法律助理，也在title insurance 公司做過三年。這件事最大責任是買家律師，雖然銀行也有可能有錯。最好係去亞省律師公會，Alberta Law Society of Alberta 投訴及要求賠償。最好請卡加里的律師幫你，因為文件繁愎。每個律師都有向律師公會買保險的。亞省的Limitations Period 是兩年，所以你要立刻請律師幫你做去申請賠償及 start a lawsuit for your claim，吾好等，吾好miss the Limitations Period. 你請的律師要對你付責，所以你要告你的律師。另外亞省的住宅通常不用買title insurance, 不像安省。安省朋友的意見未必正確。

@shufong1480

2 ай бұрын

另外，叫苦主買title insurance 的朋友可能都在安省吧！亞省住宅通常不用買title insurance的，卻非住宅太舊，四、五十年，或商業買賣。不要在title insurance 問題上想太多了。

@shufong1480

2 ай бұрын

還要長氣一點，要在亞省請律師，加拿大的土地是由各省份負責管理，亞省律師熟亞省土地法律，事半功倍。還建議你請卡加里律師幫你上庭去 BMO 的 foreclosure proceedings， 要注意日期，你會收到通知的，要上庭申請 foreclosure to be postponed, BMO 知道有這件事或者會為形象問題作出 妥協。 這件事跟full pay 無關，有mortgage 一樣幫不了忙，因為是講Priority, BMO 排在這物業最先的creditor 位置，有最優先最業生還錢俾佢哋。

@shufong1480

2 ай бұрын

對不起，Wendy, 我可能講得太多，令你好煩。其實你用有牌律師買住宅，就不用擔心，律師公會會賠，最重要係跟緊啲Limitations Period, 不要miss 咗呀！

我是加國港人，Wendy無錯，不用擔心。主持人講太多只會令苦主擔心。最近有BMO客戶在不知情下被人從其戶口提欵滙出外國，BMO話一定是苦主涉露密碼唔陪，苦主話在該銀行交易幾十年，從未滙過錢到外國，銀行應該通知告王及停止該筆交易。結果是由多倫多傳媒出馬，銀行陪錢了事。

律師很大責任，因為Title clearance 是正常程序！通常成交時所有已處理，不可能有遺漏。

Wendy 加油! 希望事件能盡快完滿解決！Until then, take good care of youself!💪

聽到都乸住 祝WENDY繼續心理強大 好人一生平安 有緣加拿大見

感謝分享!

呢個對新買家係絕對冇保障，因為查察係查唔到, 只會見到 All Money

Wish you all the best, Wendy! 💪💪💪

加油！希望件事可以盡快解決！

may seek local legal advice whether to issue Third Party Notices in the case to the lawyers of the transaction, for your claims against the lawyers for damages sustained

There is no difference between with or without mortgage like full pay. It’s about getting a clear title. The lawyer should recommend all buyer to obtain title insurance.

The buyer lawyer should get a discharge letter from bank. The buyer lawyer is responsible for clear title. Don’t wait file complain with law society against your lawyer.

@skfanfanfan

3 ай бұрын

但事主話層樓已經轉咗佢名下。。。

@kw717

3 ай бұрын

Just curious to know, could that seller have mortgage with bank A and the additional loan with bank B? Is it possible the seller lawyer got the discharge letter from bank A and not knowing the loan from bank B (so the discharge letter is not obtained)?

@LawrenceKYHo

3 ай бұрын

@@kw717the bank will register a loan/mortgage to the title. If there are two banks there would be a second charge on the title. Pretty sure error and omission is on the bank. They did not calculate the proper amount or take into account of other loans that is secure by house.

就算有錢千祈唔好full paid啊，最多比85%留返15% 銀行會好小心幫你查，因佢要借個筆錢出去㗎嘛

@David__HK

3 ай бұрын

咁都要借到先得架。。。。 移民無當地收入， 唔係咁易借

@liolio4198

3 ай бұрын

@@David__HK 有後門可以做嘅,借八成就唔得啫，借15%好易咋,好多貸款經紀都可以幫你做,最多利息係貴啲，搞掂咗之後即刻full pay咁就冇事啦

@patrickng6606

3 ай бұрын

這個沒關係

@lukkamshingtinaluk6130

3 ай бұрын

@@David__HK 有海外（香港）收入證明都可以借的。

Thanks for sharing! This is a good lesson for buyer not to use Full Pay even if you have the $, because if you went thru another bank as a lender, they required a complete discharge on the Title before they release the $. Anyway, good luck.

Hello, 我都係full paid買卡加利樓，online meeting簽紙，個律師同你簽文件嗰陣時佢一定有一份acknowledgement係講到明佢已經提咗你買Title Insurance跟住然之後仲要你簽名選擇叫唔叫佢哋幫你買呢個Insurance！個acknowledgement係話買Title Insurance唔係必須，但係係買來做乜，保障啲乜，唔經佢哋代買都可以自己購買等等；或者可以話呢個係保障返佢作為律師嘅免責.你check吓你個律師有冇叫你簽呢一張嘢？如果冇就可以追究返個樓宇買賣律師！第二你搵律師嘅時候應該俾個quotation你:first consultation 係咩形式？ Online定in Person包幾多分鐘？然後問清楚成壇嘢大約幾多錢？包幾多次meetings咩形式幾多分鐘？第三就係我係經常性唔接受別人嘅介紹😅,因為啱佢唔代表啱我，我prefer自己打電話，問晒一連串我想問嘅問題，然之後揀自己覺得啱心水嘅。Good luck and Take care!

報 東張啦!

嘩。。。呢 d 買賣 procedure 出既問題真係嚇親呀。新買家又唔係有法律knowledge, 係就唔洗搵律師啦! 又點會知道前業主重有欠錢呀。真無辜。

買家經紀和律師都有責任告訴Wendy買title insurance 的，不買的後果

聽落個律師問你係自住定投資似係關於稅務問題多過買唔買title insurance 問題。通常title insurance 律師已經by default 會幫你買，除非你表明唔買。應該係好standard 既一樣野。希望主人公可以順利渡過難關。

香港岩岩都有一個咁既case 賣樓人同銀行有p-loan 銀行check 漏左收少左錢，林正式收樓前幾日發現，結果銀行唔放樓 而賣家又已經洗咗啲訂金仲申請埋破產 而家買家比左訂又收唔到樓 最少蝕四十幾五十萬訂

@pamma4451

3 ай бұрын

咁即係以後可以點解決呢個問題

@Abbyblu

3 ай бұрын

香港嘅case應該係「胡說樓市」最近先報導過。

@maylau4108

Ай бұрын

加拿大訂金係響律師樓的in trust 保管，同香港唔同，未成交有機會攞返同追究。

听到心口疼

律師本身係有Professional Indemnity Insurance. 如果Wendy告律師，而律師係疏忽引致Wendy損失需要賠償，Professional Indemnity Insurance 應該可以cover，不過應該Cap 住左最高賠償

我覺得最後前業主＋律師係會輸，因為佢哋「由頭到尾」清楚知道佢哋向BMO借咗幾多，即係「欠」銀行幾多錢。

@pamma4451

3 ай бұрын

但係前業主好大機會去如黃鶴啦!

suggest complain BMO to Better Business Bureau.. get the proof of bank statement from the seller lawyer

THX

have bank advised you how much outstanding previous owner owe?

既然full pay買樓都可以全中撞着兩個廢柴律師再加一間廢柴銀行再加一個無賴上首業主！事主真係可以買649碰碰運氣！加拿大真係幾荒誕離奇都有

@ckchau6666

3 ай бұрын

阿旦已經成日講，總有傻仔去，果邊買樓賺錢，政府都抽你唔少，而且可以講俾你地聽，已經升完😂

@user-ck2vn4qr7j

3 ай бұрын

以前成日以為去歐美加澳等西方國家係去見識個世界，喱個case真係大開眼界，律師、銀行辦事可以咁hea, 如醫生都係咁真係死得人多，點敢喺加拿大開刀做手術呀😵‍💫 近年多咗港人流散各地多聽咗吾同故事，真係發覺香港人做事除咗效率高外，仲要做事認真度準確度都非常高。

@losuk8

3 ай бұрын

@@ckchau6666 咁你又唔好轉移視線偷換概念！每笪地方都有佢嘅好處壞處，選擇去邊度自己負責！以你嘅邏輯咁講嘢睇怕最好啲錢俾你搵晒又唔使交稅又有大把福利自己坐享其成咁就啱你胃口

@losuk8

3 ай бұрын

@@user-ck2vn4qr7j 嘩你都好嘢，講講吓講咗唔知去邊，要講醫療嘅到到都有醫療失誤，香港呢幾年特別多唔見你講吓？你鍾意喺邊度你自己選擇祝你生活愉快

@KSCalgary

3 ай бұрын

​@@ckchau6666多啲你呢種講法嘅人 ！唔好咁多人移民就好啦 ！大家留喺香港享福唔好過嚟呀！ 講返單案件 其實喺外國買樓只要買咗title insurance就乜事都冇

仲有你可以八下有間公司叫legalshield,佢哋繳年費嘅，應該會便好多。

買、賣兩方律師都要告啦, 因為有明顯疏忽。強烈建議找傳媒報導, 因為呢啲唔係刑事案, 傳媒一出, 肯定能收集極多意見, 有利進一步行動

從發生喺加拿大嘅呢單case，見到啲專業人士並非專業😂

我好欣賞sam好認真聼

這故事是否就是說買title insurance是買樓必備之保障

香港都有單一模一樣，銀行出錯，咁條數佢覆錯左，銀行係應該自己承擔返啦

香港買賣樓要將樓價交給自己律師。 之前有間香港律師行發生事，買樓個方律師交了樓款給對方賣樓律師行(出事個間)，最後買家(經銀行貸款)又收唔倒樓，又要供款比銀行，苦不堪言，最後結局我唔知。

可否到銀行公會投訴？

別人會說後買title insurance 是Wendy 的錯誤，可惜

就算有錢千祈唔好full paid啊，最多比85%留返15% 銀行會好小心幫你查 and help you keep the papers of the house. That is what I heard from my friend in Canada. It is seems the system in Canada need a great improvement.

@skfanfanfan

3 ай бұрын

駛唔駛問埋對方用邊間銀行做按揭？自己唔好用同一間銀行？

Not sure if your MP accepts this case but no harm to try

All monies term, 係香港最近都有一單類似問題。 胡說樓市都有講。如果輸咗就要搞lawyer negligence

人生，32、33、34歲，又41、42、43歲都是厄運年，一向順風順水，必然遇上兇險。 同時，表示Calgary 不適合你，快閃無牽掛，去其他地方或國家居住。 其實，Alberta 省有將全面法律條文pdf download, 自己硏究；又找義務律師咨詢。 記住買全保（險）

搵卡加利MP先，佢哋可以俾下意見。可以知點樣行，知道搵咩政府部門幫手。

舊業主那筆欠款還有很高的利息。拖久了更難:清數。另外已轉了業主名。政府及BMO已閒接承認一切手續已弄好。這只是銀行拖你落去做被告。你亦可以去銀鑑處及BMO主席投訴。叫他們消案。另外是Full pay 楼房贷款不太好。通常利息平過定存的。例如借80%。留下20%做定期存款。有着数的。

除左繼續處理官司之外，厘到有無銀行公會/金融管之類去投訴厘間銀行做野都缺乏專業，提供資料不可信？ 雖然佢贏，但如果佢中間冇出錯，事情都唔會發生，有欠專業！

You should make complaints of your lawyer and the seller’s lawyer to the Law Society of Alberta

大前提係你係being misrepresented 及misled 而不知情，成件事你有機會係唯一受害者。你應該向政府report 投訴。對銀行對數吾清吾楚應該要legally 交代。如果你再針對title insurance as your friends said, 如果有欺詐成份保險通常吾負責任。律師嘅professional ethics 又有冇疏忽? 如果佢哋有，佢哋一定吾想你咁揚！聽你講自己律師professional indemnity 賠緊比對家律師,佢哋兩方面好清楚有律師 疏忽或出錯才用到PI。其實你認左自己同前業主同一利益，當然有問題，你是被set up 那方，－定要爭取到底? 純粹提點，吾受冇問題。

@maylau4108

3 ай бұрын

Totally agreed

想知道RBC 定BMO🙏🏻

其實銀行自己錯既責任完全推晒落顧客到

@lkc5191

3 ай бұрын

呢個世界就係咁...銀行卸責不是第一天, 律師又係卸來卸去... 有排煩.

香港都有類似case,經濟一差就好多呢d奇怪case

一定要追數返律師, 過左期就慘無得追.

估計法官最後會判上手賣家賠錢的，重點是對方有錢賠！ 所以應該沒事的最後！

@karensin6681

Ай бұрын

上手業主就係無錢還先同銀行講還少D得吾得

I agree that claiming the seller lawyer insurance is the best way to resolve this as this sounds like the seller lawyer undertake to discharge the mortgage and didn’t do his job properly. It’s not about 隔山買牛or pay cash or not. Just very unfortunate. I’m a realtor in Toronto and just want to say you’ve done nothing wrong.

Very stressful

一定要做mortgage, full payment 會當你洗黑錢

最錯都是沒有 Title Insurance 猶如撞車沒有 Auto Insurance

定的，唔驶驚，最紧要人在加拿大，平安有保正

民事訴訟！

找可靠律師真的很重要

我個broker 話下次就算 唔做mortgage ，都可以叫銀行做個line of credit 咁可以多過保障

@kikio8856

3 ай бұрын

Line of credit 可保障 什麼？

@scottwu2229

3 ай бұрын

​@@kikio8856if there's line of credit on the house, technically speaking the house still has a mortgage with the bank. Less risk of title fraud

@teresachui335

Ай бұрын

​@@kikio8856係home line of credit.

律師費好貴😮

找區議員求助

I think your lawyer is professional negligent.

「有在卡加里律師樓工作廿多年及在Title insurance 公司工作三年的退休網友表示，這件事買家律師責任最大，雖然銀行都有錯。最好去亞省律師公會投訴及要求賠償，每個律師都要向律師公會買保險，相信保險會賠，不用擔心。」

唔係有包攬訴訟㗎咩

Sidetrack: 事主收咪把聲超靚。其實事主可否先告自己及賣家律師專業疏忽？

@SamWong-gh2yu

3 ай бұрын

因代表自己買方律師有利益衝突，佢會有動機拖足2年

西方國家講制度，但係執行制度嘅係人，而西方嘅人個個揸流攤，結果制度再冇人信

Did you say Bank of Montreal ?

@GabrielLai-ot1fh

3 ай бұрын

Of course! BMO = Bank of Montreal

Buyer's lawyer hands money to seller's lawyer. Seller's lawyer will give the money to seller after : realtor commission, loan to the bank, property tax(prepaid by seller if any), lawyer's fee are deducted.

可唔可以講下事主律師咩字頭？等大家小心唔洗再上賊船

Wendy, I am surprised that your lawyer did not checked with the title office. Any incumbent such as mortgages, primary or secondary should be recorded. That lead me to my dumb question, " Have you or your lawyer ever expressly or impliedly waived the discharge letter relying on the promise and/or assumption that the seller would eventually pay off his loans? If so, was it because you wanted a speedy conveyance? I hope this was not the case. Please watch out for pari delicto. Make sure you come clean when you go to the court. Good Luck

其實除了原業主的律師有責，你個律師都有責，因為佢要清楚嗮所有的細節才可以將你的錢付給對方。購買一個物業，點解唔查清楚呢個物業有無負債？個經紀都有問題，因為個經紀都應該要知。

@Wendy 呢塲官司冇得輸。買方律師事務所要付全責。如果律師和律師事務所結業，還有律師工會的保險公司負責。

thats why you need a good realtor LOL and lawyer

Sell the story to cbc broadcasting. BMO .. bad reputation for them.

危險...交易唔成功點算

I can't understand why bmo won the case in the first place

請問咩叫title insurance ?

@Rachel-gf2ms

3 ай бұрын

@@DChan-mn7qh 請問咩係r ec a? 😅😅有冇link ?

@Rachel-gf2ms

3 ай бұрын

@@DChan-mn7qh 你應該係行內人，我呢d係門外看。謝謝你解釋

香港買二手一千萬樓都係一萬律師費左右，加拿大果然由政府到人民都係貪財的

太不幸

急急腳做o野 自己伏自己

前業主收full paid 都唔還清自己借既錢先賤🙄 佢個mortgage 點都唔會多過樓價掛

Feel sorry for Wendy’s story and sad so many fail safe, failed. (Lawyers and realtors) All possible suggestions and comments on par already. I want to play devils advocate, is there a chance this was an assumable mortgage home purchase? These were quite popular to hker in 1990’s to Canada/Calgary. And that Wendy’s $700,000 price is plus outstanding mortgage?

提子專才處處有😂

好明顯買家律師唔應該建議客戶過數完成交易。律師有買保險，又係入保險公司數！應該加入銀行與賣家的訴訟，賣家回水都有分先後。買家應該考慮轉律師。

@thomaswong8226

3 ай бұрын

@@DChan-mn7qh 買家應該考慮轉律師。重新睇睇單case

@Gogopowerranger-cg8xn

3 ай бұрын

@@DChan-mn7qh同意，你見啲港人谷問答就知！香港人最重視嘅係平，自己又懶去做功課，又唔想講英文，着數攞盡出咗事就賴人！前排TG谷先有人屈個會計師，好彩個會計師睇到，攞證據出嚟反駁！唔係就食咗隻死貓！

而家有單官司怎能賣樓,只可說唔好彩😢

有錢都買唔到樓

銀行經常都出錯，我2022年中Sage hill mortgage , C銀行都寫錯息口俾我。嗰陣唯有用錯嘅息口去完成買賣合約，之後再搵銀行攪。

@RiriGng

3 ай бұрын

係唔係新樓。好多時候BUILDER 在BUILD之前同真正收樓地址同LEGAL DESCRIPTI ON會有出入的。而一有出入就要改正 改正又需要後台整理。一有改動就好煩的啦

@kamkakk6008

3 ай бұрын

@@RiriGng 係呀，新樓。Calgary 個律師好好，佢有去confirm個地址，的確系同一年前落訂嗰陣有分別。

Sam ,你講得咁簡單，話Wendy無事，但因Wendy無買 Title Insurance,佢可能隨時要上身😢

律师冇做足功课

我在香港做地產AGENT, 呢D就係經驗, 我地都會叫客人就算點有錢, 買樓一定要做MORTGAGE, 以防有什麼問題, 由銀行同銀行打官司!

@amychan1514

3 ай бұрын

我唔係好明買樓點解唔好full pay? 一定要做mortgage? 可以解釋下嗎？

公开那个无责任无水平的人律师和中介的名字！！！！

好有興趣知上一手業主係咪唐人， 明知自已要嘔返d錢出來都繼續比錢律師上訴， 似係唐人先咁大貪。。信個律師會可以幫佢攪掂唔洗還。。跟本上所有律師志在你繼續比律師費。你單官司贏定輸佢都收硬你律師費。所以d律師一定無所不用其極同你講一定要告落去。佢地都只不過係搵食。。但你就係出糧比律師果個。。如果前業主係誠實豆沙包的西人。一早就會同銀行或律師講。條數無理由咁少， 除非失憶， 我上年告前顧主constructive dismissal 我。駛左1千請個律師出信， 然後最後都係我自辯。。我仲同對方律師friend 埋。。因為我笑住問佢想拖單官司幾耐? 我幫你手燒我前顧主銀紙。。反正我一定自辯無律師費。當見識下

@laikuen1907

3 ай бұрын

😂

完全係律師的責任, 一定要銀行discharge 個mortgage, 而且必須要有對家律師的undertaking, 先可以成交。自己既律師都好有問題, 竟然冇幫你買title insurance, 真係好L廢

朋友介紹，隔山買牛，個agent 應該唔係一般人用的agent 了

我都有差唔多情況 Wendy 自己律師好大責任 無做due diligence 及叫你買title insurance 😅 seller律師 同seller 扯貓尾

其實加拿大真係好左膠同好垃圾.. 表面好JUSTICE.. 實際上都係爛到入芯..

This is just an individual case, your representation lawyer is definitely professional misconduct. It is nothing do with full pay or not, I have many friends and relatives buying under full pay. You should sue your lawyer for the consequences

similar case in Hong Kong: kzread.info/dash/bejne/n2eWsqqvo66ngKw.html

始作俑者係銀行, 意圖行騙... 一於同銀行玩鋪勁, 玩殘間銀行🤬

The host talked too much. Wendy, you definitely need to file a lawsuit against the lawyer who helped with the home purchase. 樓主說癈話太多。Wendy, 肯定要告你買屋的律師

炒Calgary樓，唔係未收到信，係你拒絕收信。件case算係進入司法程序，你是否不能在公衆平台討論？妨礙司法公正。

@johnlamhk

2 ай бұрын

民事诉讼呀76

@user-cl9qm4lt9f

2 ай бұрын

@@johnlamhk 民事訴訟就可以週街講呀76