33-08-1147
Licence number
C0600
Broker's name
Lareau, Stéphan
Decision
NOTICE OF SUSPENSION OF
MR. STÉPHAN LAREAU’S LICENCE
File: 33-08-1147
NOTICE is hereby given that Stéphan Lareau, former real estate broker (Licence No. C0600), whose establishment was located in Saint-Jean-sur-Richelieu, has notably been found guilty by the Discipline Committee of the OACIQ of the offences summarized below:
1st count: Between on or around August 18 and on or around August 22, 2004, concerning an immovable, drafted and had an Amendments and notice of fulfilment of conditions form related to a brokerage contract belonging to another broker signed, while he was no longer authorized to act for this broker, the whole contrary to section 13 of the Rules of Professional Ethics of the ACAIQ.
5th count: In the month of March 2005, prior to the signing of the promise to purchase concerning an immovable, did not advise and/or inform the buyers to be represented by the real estate agent or broker of their choice, while he was himself the seller of the immovable, the whole contrary to section 5 of the Rules of Professional Ethics of the ACAIQ.
6th count: On or around March 12, 2005, concerning an immovable, had a promise to purchase signed by the promising buyers sign without including therein a clause to the effect that the promise to purchase was conditional upon him becoming owner of this immovable, the whole contrary to section 24 of the Rules of Professional Ethics of the ACAIQ.
9th count: Between on or around May 12, 2005 and on or around May 20, 2005, did not immediately list in the Multiple listing Service of the Greater Montreal Real Estate Board, as stipulated under clause 6 of brokerage contracts signed by a representative of a financial institution, two properties marketed according their respective brokerage contract, committing offences under section 22 of the Rules of Professional Ethics of the ACAIQ.
10th count: Between on or around May 17, 2005 and on or on May 20, 2005, concerning an immovable, sent or let someone send to the Multiple Listing Service of the Greater Montreal Real Estate Board a copy of a brokerage contract containing false signing dates, the whole contrary to section 1 of the Rules of Professional Ethics of the ACAIQ.
12th count: On or around June 8, 2008, tried to obtain payment of remuneration for the sale of an immovable, while he was himself the buyer of the immovable, the whole contrary to section 13 of the Rules of Professional Ethics of the ACAIQ.
14th count: Between June 8, 2005 and July 7, 2005, misrepresented to a real estate agent that two immovables were sold, committing offences against the seller and said agent, the whole contrary to sections 24 and 43 of the Rules of Professional Ethics of the ACAIQ, respectively.
15th count: As of or around July 15, 2005, did not follow up on the transactional documents he had accepted and in which he agreed to buy two immovables, whereas these documents did not contain any condition, committing offences under section 13 of the Rules of Professional Ethics of the ACAIQ.
16th count: On or around November 19, 2005, concerning an immovable, drafted and signed for a buyer a promise to purchase containing the following statement under clause 8.1: “Conditional upon the property being removed from the SIA network”, with the effect that false information about this property is transmitted in the Multiple Listing System (MLS), the whole contrary to section 13 of the Rules of Professional Ethics of the ACAIQ.
20th count: On or around November 19, 2005, concerning an immovable, drafted and signed for a buyer a promise to purchase containing the following statement under clause 8.1: “Conditional upon the property being removed from the SIA network”, with the effect that false information about this property is transmitted in the Multiple Listing System (MLS), the whole contrary to section 13 of the Rules of Professional Ethics of the ACAIQ.
23rd count: On or around December 6, 2005, concerning an immovable, drafted and signed for a buyer a promise to purchase containing the following statement under clause 8.1: “Conditional upon the property being removed from the MLS network once the financing is received”, with the effect that false information about this property is transmitted in the Multiple Listing System (MLS), the whole contrary to section 13 of the Rules of Professional Ethics of the ACAIQ.
26th count: On or around December 31, 2005, concerning an immovable, drafted and signed for a buyer a promise to purchase containing the following statement under clause 8.1: “Conditional upon the property being removed from the MLS network once the financing is received or confirmed”, which may have the effect that false information about this property is transmitted in the Multiple Listing System (MLS), the whole contrary to section 13 of the Rules of Professional Ethics of the ACAIQ.
28th count: On or around December 31, 2005, concerning an immovable, drafted and signed for a buyer a promise to purchase containing the following statement under clause 8.1: “Conditional upon the property being removed from the MLS network once the financing confirmation is received”, which may have the effect that false information about this property is transmitted in the Multiple Listing System (MLS), the whole contrary to section 13 of the Rules of Professional Ethics of the ACAIQ.
31th count: On or around December 31, 2005, concerning an immovable, drafted and signed for a buyer a promise to purchase containing the following statement under clause 8.1: “Conditional upon the property being removed from the MLS network once the financing confirmation is received”, which may have the effect that false information about this property is transmitted in the Multiple Listing System (MLS), the whole contrary to section 13 of the Rules of Professional Ethics of the ACAIQ.
34th count: On or around December 31, 2005, concerning an immovable, drafted and signed for a buyer a promise to purchase containing the following statement under clause 8.1: “Conditional upon the property being removed from the MLS network once the financing is received”, which may have the effect that false information about this property is transmitted in the Multiple Listing System (MLS), the whole contrary to section 13 of the Rules of Professional Ethics of the ACAIQ.
41th count: Between on or around December 28, 2005 and on or around September 28, 2006, concerning an immovable, used a scheme by which he obtained a mortgage financing on the basis of false documents sent to the mortgage creditor by:
c) drafting, signing and having a brokerage contract signed. This contract designates an individual as the seller of an immovable at a price of $169,900, increased thereafter to $179,000
d) drafting and signing a promise to purchase at a price of $176,000, as buyer of an immovable, while he is already its real owner;
e) requesting and/or obtaining a financing in the amount of $169,000 from the mortgage creditor, without informing the latter that he is already the real owner of the immovable;
the whole contrary to section 13 of the Rules of Professional Ethics of the ACAIQ.
42th count: On or around September 21, 2006, obtained payment of remuneration for the sale of an immovable, while he was himself designated as the buyer of the immovable, the whole contrary to section 13 of the Rules of Professional Ethics of the ACAIQ.
44th count: On or around February 22, 2007, concerning an immovable, signed a promise to purchase for this immovable as buyer, while representing another broker responsible for marketing the said immovable under a brokerage contract, the whole contrary to section 5 of the Rules of Professional Ethics of the ACAIQ.
46th count: On or around May 3, 2007, obtained payment of remuneration for the purchase of an immovable, while he was himself the buyer of the immovable, the whole contrary to section 13 of the Rules of Professional Ethics of the ACAIQ.
On July 31, 2014, the Discipline Committee ordered the suspension of Stéphan Lareau’s real estate broker’s licence (Licence No. C0600) for total periods of one hundred and twenty-three (123) months and one hundred and twenty (120) days on counts Nos. 1, 5, 6, 9, 10, 12, 14, 15, 16, 20, 23, 26, 28, 31, 34, 41c), 41d), 41e), 42, 44 and 46 of the formal complaint, whenever he becomes a licence holder again.
This notice is given in accordance with section 33 of the Regulation respecting the issue of broker’s and agency licences (R.R.Q., c. C-73.2, r.3).
Brossard, September 4, 2014
Renée Dionne
Discipline Committee Secretary
