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Friday, April 22, 2016

3 Bedroom Stacked Townhome for Sale in Mississauga $305 000.00

Hot New Stacked Condo - Townhome ‪#‎Mississauga‬ ‪#‎1stTimeHomeBuyer‬ ‪#‎ForSale‬ 3 Bedroom  ‪#‎HotPrice‬ ‪#‎RealEstateMississauga‬ -- Ideal for the 1st time Home Buyer -- Price doesn't get better for a 3 Bedroom in a Family Community surrounded by Parks, Schools, Shopping, Community Center and Transit. At this Price - you get a 3 Bedroom Townhome with Ensuite Laundry, Lots of Storage, Parking Included, Walk out to Patio and Balcony. Who wouldn't want to raise their family here? Unrepresented Buyers Can Call me Direct at 416-388-7384 to Book a Personal Tour. By Appointment Only.



Or Email:

Thursday, April 7, 2016

Luxurious Bathrooms & Closets

As a Realtor in the Greater Toronto Area, I have the privilege to be privy to some of the most luxurious homes on the market for sale.  I get to peak.

I am often marveled by the sheer opulence and wealth of the homes themselves.  As I examine the craftsmanship, the detail and the sheer size of individual rooms themselves, I close my eyes and sigh that my Powerball hasn't come in.  Until that day arrives,  I settle with the perk of being allowed to show, sell and walk through some of the most gorgeous homes that the average person only gets to drive by.

I thought I'd let you have a look at what a few bathrooms and closets in the $2 million to $7 million Homes for Sale look like.

How is that for for beauty?  There's smaller apartments in NYC that rent for thousands of dollars and these, well, they're just bathrooms.  Now I don't know about you, but I'd certainly spend alot of time living in here alone; never mind the rest of the house.

If you're like me, closets are a Big Deal.  I admit I have somewhat of a shoe fetish, okay, purses too, and am often enamored of a well put togethor walk in, but these next few closets, well, they're the dream closets I didn't even know I wanted, until now.

It would certainly be one hell of a shopping spree to fill these beauties wouldn't it?  One day my Black Amex will arrive.  Surely it will.

Finally, life wouldn't be complete without this;

Because if you're going to dream big, there'd better be wine!

These homes are all currently on the Market in the GTA ranging from $2 000 000.00 to $7 000 000.00 and I can certainly state with confidence that the remainder of the rooms in each of these properties are as beautiful and unreal as their bathrooms and closets.

If you'd like to make an appointment, let me know; Pre Qualified Buyers can book showings on these properties by calling me direct at 416-388-7384 or email  As a proud Realtor of Sutton West Realty, I'd be happy serve.

Nicole Kreutzberg

Sutton West Realty Inc.,Brokerage
5415 Dundas St W, Ste 300, To Ont M9B 1B5
Office: 416-236-6000

This blog is the writers personal opinion and is not written to take place of legal, financial or other advice.  Be further noted that it is also not intended to solicit Buyers or Clients already under Agency Agreement or Contact.

Thursday, March 31, 2016

Toronto Vs. Mississauga... Apples to Apples

A map of the Greater Toronto Area with the Cit...
A map of the Greater Toronto Area with the City of Toronto and the four surrounding regional municipalities. (Photo credit: Wikipedia)
According to recent statistics, the average price of the Canadian home is now a whopping $640 000.00  -- bordering if not surpassing on the unaffordable for the average family; yet the markets remain hot, hot, hot.

In the GTA, clients are often adamant on location, location, location - never considering what their dollar will get them if they peak outside the box for just a moment.  Often, I've client's give me amazing wish lists, price ceiling and they finish their dreams with one word: Toronto, not considering the possibilities of a Mississauga home or any where else for that matter.

Let's compare.  I've picked 2 properties in the same price category (under $640k) both a minimum 3 bedroom, with drive and both within 10 minutes of a Go Station (easy downtown access) and both within  about 15 minutes of each other.

First Property:
Location:  Alderwood, Toronto
Cost; $639 900.00
Type: Semi Detached, 2 Story
Bedrooms: 3
Bathrooms: 3
Basement: Finished
Drive: Private
Lot Size; 25 x 120
Taxes: $2942

Down payment:
$127 980.00  -- 20% to avoid CMHC Mtg Insurance OR
If you choose to only put down 5% the down payment in conjunction with new legislative requirements will be: $38 990.00 - which is 5% of the 1st $500 000.00 and 10% of the balance over $500 000.00

Second Property:
Location: Cooksville, Mississauga
Cost: $614 900.00
Type: Semi Detached, 2 Story
Bedrooms: 3 + 1
Bathrooms: 3
Basement: Finished with Kitchen and Separate Entrance
Drive; Private
Lot Size: 30 x 120
Taxes: $3636

Down payment:
$122 980.00 -- 20% to avoid CMHC Mtg Insurance OR
If you choose to only put down 5% the down payment in conjunction with new legislative requirements will be; $36 490.00 - which is 5 % of the 1st $500 000.00 and 10% of the balance over $500 000.00.

Estimated Closing Costs on Both Properties:

Toronto Home
Ontario Land Transfer Tax: $9273.00
Toronto Land Transfer Tax: $8523.00
Legal Fee's & Disbursements: $6000.00 (roughly)

Needed to close:  $23 796 -- plus your Down Payment

Mississauga Home
Ontario Land Transfer Tax: $9353.00
Legal Fee's & Disbursements $6000.00 (roughly)

Needed to close: $15 353 -- plus your Down Payment

Is there a difference?  The finances required to close a Toronto Property vs. a Mississauga Property is a cost differential of $8443.00.  Does that make a difference to you?  For most, $8443.00 is a lot of money and if you take into account that these properties are both within 10 minutes of a Go Train station and both within 15 minutes of each other, it can be a huge savings.  

Yes location makes a difference, I absolutely agree.  The wrong street, the wrong block, the wrong area -- all effect the value of a home but Apples to Apples, Buyers should always consider all of their options before they close their minds because one street, one block or one City abutting another, can result in a huge savings.  

My goal, as a Realtor, is to get you the MOST amount of home for your money with as many, if not all aspects of your 'Wants' and 'Needs', certain conditions apply of course as I am not a magician, all I ask is that you open your mind to the possibility that in the GTA, having the word 'Toronto' in your home address, also comes with a price which can mean the difference between entering the market now or waiting even longer.  

As always, I am here to serve.  
If you have any questions, please feel free to contact me any time via email: or phone/text: 416-388-7384 and I'll be happy to chat with you.  

As of March 31, 2016 both of these properties remain actively on the market and I am available to show these properties to Prospective Buyers at any time.  Please do not hesitate to contact me to schedule an appointment.

Nicole Kreutzberg
Sutton West Realty Inc,
Phone; 416-388-7384

The information written on this blog is meant for explanatory and illustrative purposes only and are rough estimations not necessarily reflective of actual costs which are all subject to factors not necessarily reflected here.  This Blog is also not meant to solicit Buyers or Persons already under contract.

Thursday, October 15, 2015

Don't Let Your Castle Be Disrespected

English: Compulsive hoarding Apartment Deutsch...
English: Compulsive hoarding Apartment Deutsch: Wohnk├╝che eines Messies (Photo credit: Wikipedia)
Hod Hasharon
Hod Hasharon (Photo credit: Wikipedia)
On my daily trip to the dog park with my crazy Mexican Mutt rescue (oh he's a wild one!) I was listening to a fellow Dog Owner/Lover lament about real estate agents.  Obviously when people talk about agents, I'm curious and interested, so I put on my listening ears.  

At the park, I'm simply, 'Nicole, Barney Rubble's Human' (Barney is my dog).  I don't advertise in casual conversation while playing with my dog what I do, it feels to pushy in such a playful setting.  

Mr. L (I'll call him), an owner (of a gorgeous Doberman, I might add) was talking about agents being 'assholes', 'liars' and out for themselves and a buck.  He was going on about meeting with 2 different agents recently and how ignorant they were, disrespectful and rude.  I was engaged now.  How on earth could 2 different agents be so horrific to the same person?  I was starting to wonder if it was him.  What did he bring to the table when meeting these agents?  After gently stating that I am a Realtor, I apologized on behalf of my profession (which I often do - Thanks Bad Agents - because our job is not hard enough that I have to apologize for strangers as well!) and asked what his purpose in meeting the Agents was.  Selling.

Mr. L lives in a home that he would like to sell and move out of the city.  To be more specific he's lived in the house, on his own, with his dog for several years,  In fact, he bought out his sister after his parents passed on and they were original owners.  Gently, I offered that if he was interested, I would love to come take a look at his home, assess its value and we could discuss it from there.  No strings, no obligations, no contracts - just a visit and a conversation.  I gave him my card and I let it go.  A few days later he called.

I of course did my research: current prices in the area, for sales, recently solds and had them all printed up.  I ran his property through land titles, checked its size, etc etc - all things a Realtor should do before showing up to have a conversation about a home for potential sale.

I arrived on a nice sunny afternoon, was greeted quite enthusiastically by the dog and upon first glance, I knew what happened.  Single man, who's been on his own for a long time, took over the family home after years away.  There was a lot of stuff. A lot.  Way too much for one person to handle, organize and keep up with.  I wouldn't exactly say it was a hording situation, but it was close and it was over whelming.  The agents who came before me, threw down a price, called the home disgusting, a mess, that he'd be lucky to get out.  I cringed when Mr. L told me all this.

Certainly there were piles of boxes, a lot of 'stuff', rooms that were not really easily accessed but this was still HIS HOME.  His castle.  His respite and these were all of his things.  Who is anyone to disrespect that?  I was honest, in a nice way.  I told him that in order to sell his home it would take a lot of elbow grease on his part in order to achieve maximum value.  That who ever bought it would likely renovate (the entire home was original) and that it would more than likely be a renovator or contractor who purchased.  I discussed with him the ranges in price for his area, the process of selling and really let him develop the timeline.  It would obviously not be ready in a week or two - but as an Agent - that is really NOT for me to determine - it's up to my Seller. 

Over the next month he worked diligently.  Hard.  So hard.  I stopped by on a regular basis to chat, have a coffee, calm him down, cheer him on, bring him boxes, advise him on what ever he had questions about.  I found quotes from garbage removal people, sourced out places for donated items, talked about how he could pare down items he had 3, 4 or 5 of (like full service china sets, of which he had 4).  It was a lot of talking, coaxing, cheering, calming down and simply being there and listening.

The day he called to tell me it was ready, I was truly and utterly excited as it had been about a week since I had seen it last and for him to say the words 'ready' - I knew he was both exhausted and serious.  I walked into an entirely new home.  Well, not new, but WoW!  I couldn't hide my awe, my amazement, my happiness for him that he was able to go through so much of what he owned and really pare it down.  The home sparkled, it shone and it was more than presentable.  I was so proud of him - and not in a 'looked down upon' way, but in a , ' You busted your rear and this is great' sort of way.

In the end, we had a few successful open houses and sold it.  His final sales price was right in the range that I suggested it would be and he couldn't say enough about how nice I am.  How kind.  How understanding.  How I never forgot about him and would drop coffees by for no reason.  He felt respected and valued.

What's the moral of this story? I suppose it's simply this: don't feel less than your Realtor and don't let your Realtor make you feel less.  

We are all experts at something and someone who has expertise in an area is truly an expert when they can impart their knowledge to you in a way that makes you feel like you are learning, instead of just listening.  Do I know more about selling houses than my clients? Sure - it's what I do, but that doesn't make me a better person.  It doesn't give me license to disrespect someone's home and environment. If the agent across from you makes you feel that way - makes you feel stupid, feel awkward, feel apologetic for your things or surroundings - send them out the door and find someone else who's willing to listen, respect and value the honor of selling your home,  Being allowed in the door of a potential client IS an honor, if a Realtor doesn't see it that way, there are plenty of us to choose from who do.

Nicole Kreutzberg
Sutton West Realty Inc.,
Proudly Serving The Greater Toronto & Mississauga Area's.

Tuesday, February 3, 2015

Before You Renovate

Ah the February Freeze is on.  When Winter seems like it's never going to end, the days are a touch longer, teasing us with sunshine that lies about the warmth outside.  

It's usually right around this time of year homeowners begin discussing and considering major Home changes.  Whether it's selling (Is now the right time?  Can I continue to maintain my property? Do I want to downsize? Is it time to upgrade) - those kinds of thoughts, or, they look around and think, it's time to renovate.  

Where oh where to begin?

Begin by asking yourself, what about your home do you like the least?  What would you like to add to your home the most?  What's the most dated and could use upgrading?  That's your game plan.

Maybe you want to add an addition, an extra family room.  Perhaps it's time to give the tired outdated shag rug and wood panelled walls in the basement the demo and create a new space you'll actually use.  Or maybe, the kitchen has cooked it's last family function and its time to WANT to ask the family over again in style.  Whatever the case may be, it's only for you to decide.

There are two general reasons to renovate.  One is to sell.  If that's where you are going, decide which features of your home are going to get you the greatest amount of return on investment.  Two words: Kitchens and Bathrooms.  Don't go all upgraded crazy.  Don't put in a $5000 sink in a middle income area and expect that you'll see that back.  Keep it realistic, simple yet elegant and modern.  Go visit an open house or two in your area or an area similar to yours and see who's done what.  That will give you an idea of where to start and proceed from there.

Second reason to renovate, to stay.  This upgrade in your life is not necessarily about return on investment (though always keep in mind somewhere down the road you may want to sell and may not get all your funds back on renovations that are custom or personally modified to suit your own personal taste).

Whatever the case may be, before you hire, consider the following:

  1. Perfection:  Don't expect it.  Many aspects of your renovation are done by hand.  Either bricklaying, painting, installing floors.  Contractors, even the experts are human.  I'm not suggesting you settle for mistakes, but there's a way to deal with them and a way not to.
  2. Budget:  Set one.  Don't try to figure it out as you go.  Costs of everything add up really quick.  On a kitchen reno for instance, you could break the bank if you're not careful because small items like cabinet handles, faucets, accessories like soap dispensers and backsplashes can add up really quick.  Know your finances, set a budget and keep an eye on the over all picture.
  3. Lowest Bidder:  They are not necessarily the best for the job, even if they claim the price is low.  There's a reason for a high bid and a reason for the lowest bid.  Consider for a moment what those reasons could be.  Is that who you want to trust your home, your single largest financial investment to?  Here's an idea.  Start with the best of the best.  Get them to give you a written estimate - a cost break down of YOUR project and then use that as a template when interviewing other contractors.  Recreate it in your computer but leave the costs out and ask who you are interviewing to fill it out.  It's a great starting point.
  4. Licensing:  Don't assume the Contractor before you has one.  Ask to see it.  Ask to see their Liability Insurance and Workers Comp, info.  Why get sued by a trade hired by your Contractor based on an assumption.  That assumption could be costly and could cost you your home.  A reputable Contractor will be glad to show it to you.  An indignant one, well, there's a huge chance they don't have one.  He's not the guy for you.
  5. Time:  It seems like a no brainer doesn't it?  How long could ripping out walls, hanging some drywall and putting in some floor actually take?  Longer than you think.  It's not the work that takes the time usually, it's the supplies.  Waiting for the dump bins to arrive in order to begin demo.  Waiting for the various trades to come in to complete their tasks.  The guy who does your drywall is probably not the same guy doing your floor.  Schedules happen.  Material takes time to order and arrive.  Be patient and factor in about 6-9 months on average for a small addition or kitchen job, from start to finish.  Don't forget - you need permits and those permits mean you require inspections and those inspections require waiting.  Its the nature of the beast so make peace with it.
  6. Be Open To Ideas:  I'm not suggesting you completely change your design plan based on the tile guy telling you a fireplace would look great in your bathroom.  But, be open.  Sometimes the trades and your contractor have finished jobs where they've added a great design, storage or layout that they think would look great in your space.  Listen.  Think it through.  Just be open.  You don't have to change a thing, it's still your home and they still work for you.
  7. References:  The Contractor is going to give you some.  Find your own.  Absolutely they will provide you with their BEST jobs.  Maybe those clients are family, friends or part owners of the business.  Google them.  Social media can really help you here so see if you find anything that is suspect.  Not every one is happy with everyone's work and a good General Contractor may have a complaint, but, the question is, did they try to fix it?  Did they take the money and run?  Ask some important questions about timing, budget, quality.  Society today reports everything on the net, take a look and see what you find.
  8. Contracts:  Saying it out loud is great.  Doing business like your Grandpa did back "in the day" based on a gentleman's handshake - realistically - a thing of the past and while it potentially could hold up in court, you know what holds better?  A contract.  It details payment schedules, price, costs, timelines, who's responsible for what, insurance and licensing info.  If it's not in writing, assume it doesn't exist.  Do you really want to hand over a wad of your hard earned money to someone who could just disappear and claim they have no idea what you are talking about?  It could happen and it does.  Don't let it happen to you.

Keep this in mind before you begin your project.  Renovations can be such an emotional rollercoaster which starts off exciting, flows into - Why Am I Doing This?, with occaissional meltdown and eventually you head in to the "I just want it done" stage and finally, it is.  Stay the course, have a plan and know what and how much you are spending and you'll do just fine.

For any real estate questions, please, as always, feel free to text 416-388-7384 email: or visit our website at:

My partner Laszlo Koos & I are always here to help!

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Wednesday, May 7, 2014

You're Fired!

It’s probably odd to think that a Real Estate Agent will headline their blog with ‘You’re Fired’ and expect to be taken seriously, but I am.  Actually, since I work with a partner, I should say, rather, ‘Fire Us’.
Did you know you could?  Fire your real estate agent?  It’s not something we advertise – though I don’t know why not because you can and you should be told.  It’s that simple. 

Realtors talk talk talk so much, so fast and slide contracts in there and by the time a listing presentation is done, there’s a signature on the bottom line and a confused Seller who may or may not be happy with who they've just committed to and the Realtor walks away happy with your commitment and a listing but you, perhaps not so much.  Do you see what’s wrong with this picture?

Isn’t it YOUR home? Your Money? Your Dream?  Shouldn’t it be the other way around – Me Committed To You?

That’s my commitment.  Fire me, sorry, Fire Us.  If you don’t like our service, our commitment, what WE are doing for YOU, then hand us that Trump moment.  We've never had it happen and I won’t say yet, because if the day ever comes when I anticipate being fired because I have not stepped up to my commitment to my client, I’ll find a new career because Real Estate would no longer fit.

So what CAN I do for you?

Let’s start with:
  • Exclusive Home Value Audits.  No obligation.  Whether you are curious or serious. 
  • Customized Multi-Level Marketing Strategy for Your Home – a plan of action detailing what we are committed to doing and where we’ll be doing it. 
  • Platinum Home Buyers Program – the listings will appear in your inbox before they’ve hit the public market.

Call me now to discuss how I can commit to you, your needs and your home (416) 388-7384.  If it’s easier, you can reach me by text or email to

No pressure. No obligation. No tactics. Just a conversation.

Nicole Kreutzberg & Laszlo Koos
Realtors with Sutton West Realty Inc.
Serving the Real Estate needs of: Toronto & the GTA in Ontario, Cda.

This blog is not intended to solicit anyone under Agency Agreement (Buyer or Seller) & is not be considered legal advice but is the writers opinion.
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Tuesday, April 22, 2014

Who Writes This Stuff?

I keep reading these posts about the things that your Real Estate Agent won't tell you.  There seems to be a trend of articles devoted to the cause and I'd like to know, Which Agent? Which agent is not giving you the truth? The right information? Honesty?  Because I'll tell you (the truth that is) - I don't hold back and frankly my reputation and career is based on honesty and transparency with my clients - not lying and misinformation.  Here's some of the popular items on the list that's been going around:

  1. Open Houses - the articles suggest that there is no benefit from an Open House to the owner and that it's merely a way for the Agent to secure new clients.  Well first off, new business is great. Not going to lie.  It is in fact a great way to meet new potential clients but we don't do these based on that.  More often than not Open Houses are filled with potential Buyers who already have agents and thus, we spend our time - the whole weekend in fact, schmoozing Buyers who are not using our services but the services of their own Realtor.  Isn't the goal to sell?  We are also introducing your house to the neighborhood and more often than not, it's a neighbor who has a cousin who is looking in the area and this would be perfect.  It's called advertising.  The more exposed your home is, the better chance of it being sold quickly and for your asking price, if priced correctly. Isn't that the goal?  My weekends are not spent inside homes merely to prospect - I am there to sell - and sell YOUR home.  Send in a friend undercover if you don't believe me.  I'm okay with that!
  2. Real Estate Fee's.  Yes they are negotiable.  We do talk about this and we will negotiate but honestly, if I don't have to put money on the table, I am not going to.  Do you? Would you arbitrarily offer to reduce or put money on the table in your own business if it wasn't asked, suggested or required? I'll tell you another secret - while I will offer up portions of my fee (absolutely!) the Buyer fee is usually not negotiable.  Agents are offering 1% - but what they are not telling you is that they are charging 1% but you are also still paying 2.5% for the Buyers end.  So 1 = 3.5%.  The dirty truth of it is that most agents won't show a property if the commission is less than 2.5% (sometimes 2%) on the Buyers side.  It seems greedy but in all honesty, Real Estate is the only business where we must pay to work.  A Realtor in Ontario realistically pays over $10 000.00 in fee's, insurance, associations and desk costs - all of which are mandatory in order to keep their license - whether or not they make a sale that year.  In addition - all related costs - marketing, gas, car, tools of the trade, cell phone etc are the sole responsibility of the agent as well.  It costs alot of money for the privilege of having our career.  And I do treat it as a privilege.  But please remember - the entire cost of marketing your home - from website, social media, advertising, feature sheets, all of the calls, emails, texts and follow ups - are solely the financial responsibility of the agent.  We do not get reimbursed.  We pay all expenses out of pocket.
  3. There are Offers You Don't Know About. No. There are not.  We, in Ontario, are legally obligated (if not ethically) to report every single offer on the table.  It's not our property - it's yours.  Being sued for not relaying information is not how any agent wishes to spend their time.  I tell every owner about every potential offer.  It's not my decision.  Even if it's the lowest of the low - absurd - I will always tell my Owners.  This statement is just ridiculous.
  4. You Don't Need a Real Estate Agent - You Can Do It On Your Own.  Yep - that's true.  You can. It may save you money and you may very well get it done and done well.  Is this how you want to spend your time? If it is, than great.  Anyone who feels they can FSBO (for sale by owner) their own property, I say, Power To Them.  Really.  I do know that as an Agent, I have access to so many things that you, as a lay person do not.  That being MLS, my website, my social media connections, all of the Agents in my office and in every single office of every agency in the province.  I have the knowledge and skill to price your home - using the same models and information as the Appraisers from the Banks and I have the knowledge and skill to go through your home and show you how it will best show.  It's my job to field all calls, appointments, inquiries and information regarding your property and it's on me if something goes wrong - which is why both my Broker and I carry huge insurance policies.  I don't know of many Agents who show FSBO properties to their clients and so based on that alone, you are missing out on a HUGE pool of Buyers.  Buyers who don't want to deal with a private deal and wish to leave the contracts and legalities up to their agents & lawyers.  Buyers who know that their Agent will garner all necessary information regarding zoning, easements, neighborhoods, history and the multitude of other seemingly unimportant pieces of information regarding a purchase that makes a Buyers time less stressful than it already is.  I am not suggesting FSBO homes don't sell - they do, absolutely, but for a huge stream of Buyers - they have no interest in the process and stick to properties with less stress.
I'm not saying that all agents are awesome, honest, driven or have your back - I just know that I am and I do and many of my colleagues do as well.   In all honesty, I went into real estate because of some shady agents we had used in the past and I vowed I would never disrespect any client the way I felt I had been.  That's the truth.

I honestly love people.  I understand people and mostly, I respect other people's money.  Looking for a property in the $500 000 range? I'm not going to show you  $600 000 homes, I am going to respect your budget.  Just divorced? I'm not telling anyone - it's your business and I'm going to help you find a property that will suit your new normal.  Just starting a family and looking for the move out of the core into the Burbs? I'll help you consider the long term plan - schools, neighborhood, transit and all of your other needs that you hadn't really thought about yet. My career, my goal is to ensure all my clients feel comfortable, welcome, valued and heard.  What's important to you becomes important to me - whether it's finding a yard for your dog, being near a mosque, church or house of worship.  No matter what your persuasion, orientation or inclinations - my job is about conversations.  I am your agent, it is not my place to judge anything.  My job is about Information. Honesty. Integrity and Listening.  

I'm always here, so if you're in the GTA & looking to Buy or Sell - give me a call.  I'd love to help.  It's why I do what I do.

As always, questions, comments or if you are just plain curious about the value of your home,
Website at::,
Twitter: GTAListed 
Text me at: 416-388-7384

Nicole Kreutzberg

This blog is not intended to solicit those under agency agreement and has been written as the agents own opinion not to be used as legal advice or otherwise

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