Here are some common questions that come up during a purchase. Click any question to expand the answer — and where we’ve got a quick video on the topic, you’ll find a link right in the answer.

In many transactions, we act for both you and your mortgage lender at the same time — this is standard practice in BC conveyancing. It means we owe duties to both of you for the mortgage and property transfer portions of your file. If a genuine conflict arises between what you and your lender need, we're required to tell you, and may need to stop acting for one or both of you until it's resolved.

Because we act for both you and your lender, we'll ask for your written consent to this arrangement early on. This is a routine, required step — not a red flag — confirming you understand and agree that we represent both sides of the mortgage portion of your transaction.

Your lender sends us a detailed set of instructions telling us exactly how to prepare and register your mortgage. Timing matters a lot here: we need these instructions as soon as possible after your contract is signed, ideally with at least two weeks between the day we receive them and your completion date. Less than that makes life a lot harder for everyone — sometimes we have to chase lenders down just to get the instructions released. Two things help this go smoothly: make sure your lender has our contact information right away (this is on your checklist), and make sure any income verification or approval steps with your mortgage broker are fully wrapped up beforehand — waiting on that paperwork is one of the most common causes of delay. Lenders typically need 3–5 business days between our request for funds and your funding date, and most simply won't fund if that window is missed.

Before completion, we'll confirm the exact amount you need to bring to close — your down payment plus closing costs — and how those funds need to reach us.

Related: When do you have to get your closing money to your BC Notary? and How much money do you need to bring your notary to close your deal?

Completion is the date your mortgage and property transfer are officially registered — this is when ownership legally changes hands. Possession is the date you actually get your keys and can move in. These are often, but not always, the same day. Your Contract of Purchase and Sale also specifies a time of day for possession — not just a date. If your contract says possession is at noon, you'll need to wait until noon, even if completion happened that morning.

Depending on the type of transaction you are doing, we'll ask you to authorize or decline an owner's title insurance policy (separate from any lender's policy your lender asks us to buy for them). Title insurance protects against certain title defects, and we'll walk you through your options.

Related: What is title insurance, and do you really need it?

If you're buying a newly built home, a few extra tax considerations can apply — including GST on new construction and specific Property Transfer Tax exemptions for new builds. These exemptions have their own rules and conditions, so we'd always recommend confirming your specific situation with an accountant — notaries and lawyers aren't trained tax professionals, and we want you to get advice from someone who is.

The Home Owner Grant reduces your property taxes if you live in the property as your primary residence — but it isn't automatic. You need to apply for it every year. We've added a reminder about this to your buyer checklist so it doesn't get missed.

Property taxes are adjusted between you and the seller based on your completion date, so each of you pays your fair share for the portion of the year you owned the property. We'll show you exactly how this is calculated on your Statement of Adjustments.

Related: Who pays the property taxes?

If you're buying with someone other than a spouse — a parent, a sibling, a friend — there are a couple of things worth understanding before your signing appointment.

Joint tenants vs. tenants in common. These are two different ways for more than one person to own a property, and they behave very differently when an owner dies or wants out. We'll explain both options and make sure you understand which one matches what you actually intend.

If one owner is only holding their share \"in trust\" for someone else (for example, a parent going on title to help a child qualify for financing, with no real intention of owning a share themselves), please tell us. This needs to be documented properly, and there may be additional paperwork and cost involved.

When co-owners aren't spouses, we generally recommend:

  • A co-ownership agreement setting out each owner's rights and obligations, and what happens if one owner becomes sick, wants to sell, or dies
  • Reciprocal Powers of Attorney, so co-owners can manage the property if one of you becomes unavailable or incapable
  • Making sure each owner's Will actually reflects what should happen to their share of the property

These aren't part of a standard conveyance, so let us know if you'd like our help arranging them.

What Kind of Property Are You Buying?

Different property types come with their own quirks. Click the one that matches what you’re buying.

A few things worth knowing if you're buying a strata property (a condo, townhouse, or similar):

  • Make sure you've received and reviewed the strata corporation's documentation — including the Form B — covering assessments, pending litigation, financial affairs, meeting minutes, bylaws, and parking/storage rules.
  • Check the strata's operating budget and contingency fund, and confirm exactly what parking or storage you're entitled to and where it's located.
  • If the property is part of a phased strata plan, understand the status of the other phases and how any ongoing construction might affect value or use.
  • We strongly recommend reviewing the strata corporation's insurance policy and considering additional coverage of your own — strata insurance doesn't always cover things like deductibles on a common property claim, assessments that come due after closing, alternative living costs if your unit is damaged, or personal injury on your property.
  • Familiarize yourself with your rights and responsibilities under the Strata Property Act, including keeping your unit in good repair and voting at strata meetings.
  • If you have a mortgage, check what your lender expects from you regarding strata meeting notices, assessments, or litigation.

A few things worth knowing if you're buying a leasehold property (where you own the building but lease the land):

  • Your ownership rights end when the lease term ends, unless the lease allows renewal. Understand what happens to your rights, and to any buildings, if renewal isn't available.
  • Renewing a lease can come with additional fees, extra consents required, and fees that increase — sometimes substantially.
  • When you go to sell, a leasehold property can be harder to sell (and worth less) as the remaining lease term shortens, and there may be additional costs to assign the lease to a new owner.
  • Before your signing meeting, read through all leasehold documents (the head lease, any sub-leases or assignments) so you understand your obligations. Also check whether lease payments are prepaid or ongoing, and whether previous parties to the lease have met their obligations.
  • Understand what could end or change the lease — for example, if the landowner sells, becomes incapable, or goes bankrupt — and what your options would be.
  • Review any insurance held by other parties to the lease, since it may not adequately cover your own interest in the property.
  • If you're financing the purchase, confirm your lender's requirements around the minimum remaining length of the lease.

A few things worth knowing if you're buying a manufactured home:

  • Buying a manufactured home does not give you an interest in the land it sits on, unless you're also purchasing the land itself. If you don't own the land, you'll need a separate arrangement (like a pad rental agreement) with the landowner.
  • Manufactured homes are registered in the Manufactured Home Registry, not the regular Land Title Office — a different system with its own rules, which is why we handle the paperwork a little differently for these purchases.
  • If you don't own the underlying land, ask us about what happens to your registration and your ability to keep or move the home if the landowner's circumstances change (for example, if they sell the land or the tenancy ends).
  • Talk to your lender early about financing — manufactured homes (especially without owned land) can have different financing requirements than a typical house purchase.