ResolveFor Lenders & Counsel
Mortgage enforcement files, sold properly. Before possession, or after it.
For lenders, mortgage administrators and the lawyers who act for them. A listing brokerage led by someone who spent close to ten years as a real estate lawyer on these files, and knows what you need to see before you consent to a sale.
The property sells either way. The question is which sale returns more, sooner, with less to carry. That is the only question we work on.
Two ways we work with lenders
Coordinated before possession. Represented after it.
Before possession
An owner-led sale, run with counsel in the loop.
The owner lists with us and we act for the owner. What changes for the lender is that the price, the reporting and the offers now come from a licensed third party with no interest in the debt, paid only if the property sells, at a commission the lender approves. Our interest and the lender’s point the same way: the highest net the market will pay, as soon as it will pay it.
- Payout statement requested before a price is set.
- Price taken from comparable sales, shared with counsel before the listing goes live.
- Every offer sent to counsel the day it arrives, conditional on the lender’s consent to discharge.
- A written activity report every Monday.
- A dated timetable with an end date, so the lender knows when the plan has run its course.
- Any shortfall left where it belongs: between the lender and the borrower’s counsel.
After possession
We list the property for the lender.
Once you hold possession, we act for you. A vacant property, marketed properly, with a record you can rely on.
- A pricing memo with the comparable sales behind it, for your file.
- Vacant-property handling: access, lockbox, condition notes, and coordination with your property manager or insurer.
- Full market exposure, documented, so the record shows how the property was marketed if the price is ever questioned.
- Offers presented with the estimated net to the lender, on your schedule and your standard clauses.
- One point of contact from listing to closing, working directly with counsel on the discharge and closing documents.
Side by side
Both routes have their place.
Which one fits depends on the owner and the time left. In general terms:
Proceeds
Owner-led, coordinated
Usually sooner. No motion, writ or possession step first.
Lender sale after possession
Later. Possession has to be obtained before the listing.
Lender’s costs
Owner-led, coordinated
One commission it approves. No enforcement or carrying costs.
Lender sale after possession
Enforcement costs, plus carrying a vacant property until it closes.
Presentation
Owner-led, coordinated
Occupied and maintained. Shows like an ordinary listing.
Lender sale after possession
Vacant and as-is. Buyers tend to discount lender sales.
Control
Owner-led, coordinated
The lender approves each offer through its consent to discharge.
Lender sale after possession
Full control of price, timing and terms.
Depends on
Owner-led, coordinated
A cooperating owner and enough time before the action moves on.
Lender sale after possession
Nothing from the borrower.
Best fit
Owner-led, coordinated
The owner is cooperating and there is still time.
Lender sale after possession
Cooperation has broken down, or the time has run out.
General comparison only. Every file turns on its own mortgage terms, the stage of enforcement, and the property.
Who you deal with
Someone who has sat on your side of the file.
Taran Aujla spent close to ten years as a real estate lawyer in Ontario and closed several hundred transactions before moving to the sales side. Payout statements, per diems, consents to discharge, the timeline from claim to motion to writ: none of it needs explaining. Offers are structured so they can close, and conditions are written so they hold.
We act as a real estate brokerage, not as anyone’s lawyer. Legal questions on the file stay with counsel, and we keep counsel informed throughout.
Reporting
What you receive, and when.
File opened
Payout or account figures requested, timeline confirmed with counsel.
Pricing
Comparable sales and a proposed list price, sent before anything goes live.
Listing live
MLS details and the marketing plan.
Every Monday
Showings, agent feedback, and any offers in hand.
Each offer
Sent the same day, with the estimated net to the lender.
Firm and closing
Waiver confirmation, then coordination with counsel through discharge.
One rule we do not bend
One side per property.
If we act for the owner on a property, we do not take the lender’s listing for that property, and the reverse. You always know whose side we are on, in writing, from the first email.
Discuss a file
A short note is enough to start.
The property, the stage, and what you need. We reply personally, usually the same business day.
Real estate services by Resolve, delivered through HomeLife G1 Realty Inc., Brokerage. This page is general information about how we work. It is not legal advice and does not describe what any lender is required to do on a particular file. No outcome is guaranteed.