Buyer Beware: What You Need to Know About Land Zoning when Purchasing Property

When purchasing a property many people forget one important thing: how is the land I am purchasing zoned?  This is relatively simple to find an answer for, and the answer can have important consequences for your ownership of the property.

In many cases the answer may seem obvious.  For example, if you are purchasing a residential home in a residential neighbourhood then the land is probably zoned for residential purposes.  However, the answer is not always so obvious, such as in cases involving smaller towns and villages or in rural municipalities.  This is even more so the case when bare land is at issue.

Let’s consider an example: you find a bare piece of land in a small town you would like to build a home on.  However, the land is zoned for commercial purposes and you do not know this.  Under the municipality’s zoning bylaw residential properties are not allowed to be built in commercial zones.  You have now purchased a property which you cannot use in the way you wanted.  While the municipality may rezone the land to residential so that you can build your home this is not a guarantee nor is it a cheap application process for you.

Another example: you purchase a bare piece of land in a residential area intending to build a new business on it.  However, if the land is zoned residential the municipality’s zoning bylaw may provide that you cannot build or operate a business in the residential zone.  Again, you have now purchased a piece of land that you cannot use as you intended.

Finally, a third example: you purchase a home in a residential area intending to operate a business from the home.  However, the municipality’s zoning bylaw might provide that your business can only be secondary to the use of the property as a residence.  This would mean that you need to actually live in the home yourself and then you can operate your business out of the home as well.  You may not have intended to live in the home at all, which will result in a property you cannot use as intended.

The above examples demonstrate why it is always important to check the zoning for the land you are purchasing with the municipality to confirm that you can use the property as you intend.

Other items to watch out for include any debts, easements, or right of ways registered against title to the property which may impact your ability to use the property. Any debts registered against the property will become your liability if the seller does not pay the debts off.  A tax search for the property is also important to determine if there are any tax arrears owed. Tax arrears run with the land and would also become your obligation if you purchase the land and the seller has not paid the arrears off.

Given these risks it is always recommended that you retain a lawyer to help with your real estate transactions.

An associate at Robertson Stromberg, Curtis focuses primarily in the areas of family law, municipal law, and real estate/real property law. Curtis is a collaboratively trained and certified lawyer skilled in resolving disputes outside of the courtroom. He takes a pragmatic, no-nonsense approach to resolve disputes as efficiently and cost-effectively as possible.

The above is for general information only, and not legal advice. Parties should always seek legal advice before taking action in specific situations

Contacting a Lawyer on this Subject

An associate at Robertson Stromberg, Curtis focuses primarily in the areas of family law, municipal law, and real estate/real property law. Curtis is a collaboratively trained and certified lawyer skilled in resolving disputes outside of the courtroom. 

Contact Curtis at 1-306-933-1341 or [email protected].

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Tiffany M. Paulsen, K.C. re-elected as Bencher for the Law Society of Saskatchewan

Congratulations to Tiffany M. Paulsen, K.C., on her re-election as Bencher for the Law Society of Saskatchewan.

The Law Society of Saskatchewan serves the public interest and advances the administration of justice by regulating competence and integrity in the practice of law, safeguarding the independence of the legal profession, and promoting access to legal services and justice. Benchers govern the Law Society by setting and enforcing standards for admissions, professional conduct and quality of service. 

Tiffany’s dedication to volunteerism, particularly within the legal community, highlights her dedication to serving others and enhancing the integrity of the profession.

Learn more about the Law Society of Saskatchewan here.

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Tiffany Paulsen, K.C. will be a panelist at the Law Society of Saskatchewan’s Family Law Seminar, Getting it Done: Resolving Family Proceedings on a Final Basis without Going to Trial. Held on November 21, 2024, Tiffany will present with the Honourable Gwen Goebel on uncontested applications, summary judgment, binding pre-trials and arbitration. For more information or to register click here.

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Sean M. Sinclair Appointed Justice of the Saskatchewan Court of King’s Bench

Robertson Stromberg LLP proudly announces that Sean M. Sinclair has been appointed Justice of the Saskatchewan Court of King’s Bench.

On November 1, 2024, the Honourable Arif Virani, Minister of Justice and Attorney General of Canada announced, “I wish Justice Sinclair every success as he takes on his new role. I am confident he will serve the people of Saskatchewan well as a member of His Majesty’s Court of King’s Bench for Saskatchewan.”

A partner with RS since 2011, Sean has appeared before all levels of courts in Saskatchewan, Alberta, and the Federal Court of Canada. He has acted as counsel for investigation committees, discipline committees and members in professional regulation hearings. In addition, he has represented clients in family law matters, estate litigation issues, professional negligence claims, defamation lawsuits and many other fields of law.

Born and raised in Yorkton, SK, Sean graduated from the University of Saskatchewan with a Bachelor of Laws degree in 2003. He was called to the Saskatchewan and Alberta Bars in 2004, working in Edmonton before joining Robertson Stromberg in 2007.

Sean is a former bencher with the Law Society of Saskatchewan and a former board member of the Law Foundation of Saskatchewan. He is also a former director of the Canadian Media Lawyers Association and the Saskatchewan Trial Lawyers Association. He has served on many non-profit boards, including the Saskatoon Jazz Orchestra and Prairie Hospice Society Inc. He was recognized by Best Lawyers in Canada as a leading practitioner in administrative and public law. He was also recognized by Lexpert in the areas of media law and family law.

Managing partner Timothy P. Hawryluk, K.C. says, “While we will miss Sean’s commitment to the firm and his clients, we are excited for him as he moves on to this new chapter in his life. His appointment to judgeship is a testament to his remarkable legal acumen, strong prairie work ethic and continued devotion to public service.”

Justice Sinclair replaces Justice T.J. Keene (Swift Current), who elected to become a supernumerary judge effective July 1, 2024.

Join us in congratulating Sean on this well-deserved appointment.

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James Steele will be presenting to law students at the University of Saskatchewan today. Students in Wills will hear from James on the topic of estate litigation from a practitioner’s perspective.

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James Steele will be presenting to law students at the University of Saskatchewan today. Students in Wills will hear from James on the topic of estate litigation from a practitioner’s perspective.Related News and Articles

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Saskatchewan Estate Litigation Update: Concentra Trust v Calvary United Church, 2024 SKKB 139

The recent Saskatchewan King’s Bench decision in Concentra Trust v Calvary United Church, displays the Court’s power to save a charitable gift in a Will, so that an estate gift still flows to another charitable object which closely resembles the testator’s original charitable object.

Background:
  1. Patricia Kisil passed away on May 1, 2020. Her Last Will and Testament (“Will”) was made November 27, 2013. According to her Will:
  1. Her cousin, Laura, was to receive 30 percent of the residue of her estate; and
  2. The remaining 70 percent was to be held and invested for the benefit of her son, David.
  1. While Laura survived Patricia, sadly David did not. Patricia’s Will provided a gift over if either Laura or David, or both of them, predeceased her.
  2. Specifically, David’s share was to be divided amongst a number of charitable institutions. Among these charitable gifts, was a gift of 10 percent of the Estate residue to Wesley United Church, located in Prince Albert, Saskatchewan, for the church’s unrestricted use.
  3. All of these charitable organizations were still operating at the time of Patricia’s death except for Wesley United Church. By the time Patricia died in May 2020, Wesley United Church had ceased operations. The land the church occupied on the corner of First Avenue East and 11th Street in Prince Albert had been sold to the YWCA.
  4. The final church service had been held in the church on June 24, 2018. Wesley United Church was disbanded as of November 12, 2018, by vote of the Tamarack Presbytery. Wesley United Church’s charitable status was revoked on June 15, 2019.
  5. At the time that Wesley United Church closed, the only other United Church in Prince Albert was Calvary United Church.
  6. A number of former parishioners of Wesley United Church, including Laura Carment, joined Calvary United Church. Patricia did not, as Patricia’s health was failing, and sometime in mid 2019, Patricia moved to Mont St. Joseph Home, a seniors’ care home in Prince Albert.
  7. Laura made no submissions on the application.
  8. Counsel for Calvary United Church made submissions on the application. In counsel’s view, the gift to Wesley United Church could be saved by the cy‑prèsdoctrine and should go to Calvary United Church. A number of the members from Wesley United Church moved to Calvary United Church and that church continued the work of Wesley United Church in the Prince Albert district.
Issue:

The issue was whether the gift which was originally intended to Wesley United Church, could be saved and go to Calvary United Church.

Decision of the Court of King’s Bench:

The Court held that the 10 percent residue gifted to Wesley United Church was properly given instead to Calvary United Church in Prince Albert, Saskatchewan. As a result, the gift did not fail and go to intestacy.

What is the cy‑prèsdoctrine:

It is useful to understand the function of the cy‑près

When a testator leaves a gift to a charitable institution which later ceases to exist, the gift would ordinarily lapse, and go on intestacy. Intestacy is a legal framework that governs if some property is left in an estate, and there is no provision in a Will (or no Will at all) that governs how to dispose of that specific property. In intestacy, the property will go to various categories of family members of the deceased, as such categories are set out in the Intestate Succession Act, 2019.

However, the law permits Courts to use the cy‑prèsdoctrine to avoid an intestacy, provided that certain conditions are met. This doctrine allows the court to compose a scheme that would save a charitable gift from failing. In order for the Court to apply the cy‑prèsdoctrine, two conditions must be established:

  1. That it is impossible, impractical or contrary to public policy to carry out the specific gift; and
  2. That the testator, in making the gift, had a general or overriding charitable intent.

If these two conditions are satisfied, then the Court has the discretion to order a cy‑prèsscheme that keeps as close as possible to the testator’s original object.

However, a charity cannot use the cy‑prèsdoctrine to vary the terms of a will to effect a different charitable purpose than that intended by the testator. Under the cy‑prèsdoctrine, the court’s discretion is limited to ordering a scheme as close as possible to the testator’s original object.

The Court held that the gift to Wesley United Church should instead be given to Calvary United Church:
The Court held that the gift to Wesley United Church should be given to Calvary United Church. The Court relied on the below grounds.

First, the Court was satisfied that Patricia had a general charitable intention behind the gift to Wesley United Church. First, if Patricia had intended to gift over either Laura’s or David’s share to the other, or to benefit any of her other relatives, Patricia could have so provided, but she did not do so. Instead, Patricia was clear that if either, or both, Laura and/or David predeceased her, their respective gift would go to a range of charities listed in the gift‑over provision of her Will.

Second, Patricia’s gift to Wesley United Church was not for a specific use but rather for the church’s unrestricted use, as the church chose to designate. By utilizing this wording, the Court held that Patricia was expressing a general charitable intention for the advancement of the religious doctrines espoused by the United Church of Canada, for the betterment of the Prince Albert community.

Third, the Court noted that there was nothing in the gift‑over provision directing what was to happen to the gift to Wesley United Church, if the gift to Wesley United Church lapsed.

Conclusion:

The Court concluded that there were no conditions attached to the gift to Wesley United Church. Thus, Patricia had a broad and general charitable intention that the funds provided to all of the charities listed, would be for the benefit of the Prince Albert community where Patricia had spent much of her life.

The Court held that the doctrine of cy‑prèstherefore applied, and that Calvary United Church was the most appropriate recipient of the gift to Wesley United Church.

23 …. In my view, the charitable organization that most closely parallels Patricia’s original intention in her gift to Wesley United Church is Calvary United Church. It is the only remaining United Church in the Prince Albert district and, it, through the advancement of the United Church faith, is working for the benefit of the people of Prince Albert and district, the same people Patricia intended to benefit by her gift to Wesley United Church.

The Court therefore made the below Order:

  1. The 10 percent residue payable to Wesley United Church in Prince Albert, Saskatchewan, set out in paragraphs 3(d)(v) of the Last Will and Testament of Patricia Kisil, dated November 27, 2013, shall be payable to the Calvary United Church in Prince Albert, Saskatchewan, for its unrestricted use.
  2. The Estate of Patricia Kisil shall pay costs of $2,500.00 to Calvary United Church and $1,000.00 to Living Skies Regional Council forthwith. No costs shall be payable by the Estate to the United Church of Canada.

Contacting a Lawyer on this Subject

James Steele’s preferred practise area is estate litigation, including will challenges, executor disputes, power of attorney issues, etc. Contact James Steele at 1-306-933-1338 or [email protected]

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The Saskatchewan Estate Law blog is dedicated to providing practical, real-world information on Estate Law issues that affect Saskatchewan residents. The blog is written by RS lawyer, James Steele, whose practice focuses on estate litigation.

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