What documents do I need at closing?
Want to close on your Milton home without surprise delays? Here’s the exact, no-fluff document checklist buyers and lawyers expect — plus local tips that actually save time and money.
Why this matters
Closing day in Ontario is a legal transfer. One missing paper can stall registration, hold your proceeds, or force you back to the lawyer’s office. If you’re selling in Milton, ON, you need a precise, locally tuned checklist. This guide gives it to you. Follow it and closing is a transaction. Ignore it and closing becomes a headache.
The short list every seller must have
Bring these on closing day or have them ready with your lawyer. They are the minimum.
- Government-issued photo ID (driver’s licence or passport) for every signing party.
- Purchase and Sale Agreement (the signed contract between buyer and seller).
- Property deed / transfer documents (if previously provided or requested by your lawyer).
- Mortgage statement and mortgage discharge instructions (so your lawyer can pay off the lender).
- Photo of void cheque or official bank letter for wiring your net proceeds.
- Keys, garage openers, parking cards and gate remotes.
- Any signed undertakings, receipts for recent major repairs, and appliance manuals or warranties.
If any seller will not attend closing in person, bring a certified Power of Attorney or an executed authorization letter and confirm details with your closing lawyer ahead of time.
Documents your lawyer will prepare — you still need to confirm details
Most conveyancing in Ontario is done through a licensed lawyer or real estate conveyancer. They prepare many documents for signing, but you must review and provide numbers and statements.
- Statement of Adjustments: shows property tax, utilities, condo fees, and other prorated items.
- Statement of net proceeds: shows amount to be wired to seller after mortgage payoff and closing costs.
- Transfer/Deed of Land: the formal land transfer document prepared by the lawyer.
- Mortgage Discharge Statement: amount needed to clear any outstanding mortgage(s).
- Clear Title documentation and title search results (your lawyer orders this).
Confirm your lawyer has these ready 48–72 hours before closing. If anything changes (final mortgage balance, pre-paid utilities), update immediately.
Condo sellers in Milton — extra, non-negotiable items
Condo closings are different. If you’re in a condominium in Milton, you must provide:
- A current Status Certificate (this is required under Ontario law for condo sales and is typically ordered by the seller; it includes condo financials, rules, and any pending actions).
- Condo keys, Fob(s), parking and locker access information.
- Certificate of Outstanding Fees (if any condo fees are due).
A missing or outdated Status Certificate can delay closing by days. Order it 7–14 days before closing to avoid surprises.
New build or substantially renovated properties — tax documents to watch
If you’re selling a newly built home or one that was substantially renovated and you claimed new housing rebates, HST issues may apply.
- HST paperwork if applicable (talk to your lawyer or accountant; resale homes are usually HST-exempt).
- Building permits and final inspection certificates for major renovations.
These documents determine whether HST or rebates apply. Get legal tax advice if you’re unsure.
Local Milton details buyers and lawyers expect
Being local saves time. Milton sellers should note these items specific to the town and Halton region:
- Final property tax information: provide your lawyer with the most recent Town of Milton property tax bill and account number for proper adjustment.
- Utility accounts: Milton Hydro account numbers and final meter readings. Your lawyer will prorate utility charges to closing date. Arrange final readings within 48 hours of closing.
- Local condo management contact: provide your condo corporation’s property manager name and contact for quick status certificate follow-up.
- Mail forwarding and service transfers: set up Canada Post mail forwarding and notify any local services (garbage, lawn care) of cancellation or transfer date.
These small steps eliminate delays from utility and tax reconciliations.
Cash, bank drafts, and wiring — how you get paid
Sellers rarely leave closing with cash. Expect a wire transfer or certified cheque arranged by your lawyer.
- Provide your bank’s wire instructions at least 48 hours before closing. Use an official bank letter or a void cheque. Never email wiring instructions without confirming over a verified phone call — wire fraud is real.
- Confirm timing. Most lawyers wire proceeds the business day after registration clears. Be prepared for a 24–48 hour window.
Special situations — rental, estate, or power-of-attorney sales
Different rules apply if the property is rented, part of an estate, or sold by POA.
- Rental property: provide tenancy agreements, security deposit records, and last paid rent dates. The buyer needs these for the tenant transition.
- Estate sale: probate documents or Letters Probate may be required. Your estate lawyer will instruct you.
- Power of Attorney: bring the original POA document or a certified copy. Confirm the lawyer accepts it in advance.
Day-before and day-of checklist (exact steps)
Two days before closing
- Confirm final mortgage payoff figure with lender.
- Send bank wire instructions to your lawyer.
- Order or confirm Status Certificate for condos.
- Arrange final meter readings with Milton Hydro.
Day of closing
- Bring government photo ID for every signing party.
- Bring signed Purchase and Sale Agreement and any addenda.
- Deliver keys, fobs, and manuals to the buyer or lawyer as instructed.
- Confirm your lawyer has your void cheque or bank letter for wiring proceeds.
- Keep your phone on. Your lawyer or buyer may ask last-minute questions.
If you can’t attend, confirm the Power of Attorney is properly executed and accepted by your lawyer well in advance.
How to avoid the five most common closing delays
- Missing ID — always bring photo ID for every seller. No ID, no signing.
- Late mortgage payoff numbers — request a final figure 2 business days in advance.
- No wiring instructions — bank info should be with your lawyer 48 hours before closing.
- Outdated Status Certificate — order it early; condos move fast.
- Unpaid property tax or utilities — give your lawyer recent bills and account numbers.
Do these five things and you remove 90% of closing friction.
Moving tips tied to closing timing (Milton-specific)
- Book movers early. Milton is busy in spring and early summer. Book 3–6 weeks ahead for best rates.
- Schedule final cleaning for after closing but before keys transfer where possible.
- Confirm parking permits or elevator reservations for condos with property management.
- Update your mailing address with the Town of Milton online and set Canada Post forwarding.
Common documents buyers will ask for — be proactive
- Home inspection report and receipts for repairs.
- HVAC and appliance service records.
- Building permit history and municipal code compliance if you renovated.
- Driveway and pool maintenance contracts, if applicable.
Providing these proactively speeds up buyer due diligence and inspires confidence.
Final legal and tax pointers for Milton sellers
- Land Transfer Tax: buyers normally pay Ontario land transfer tax. Milton has no municipal land transfer tax like Toronto. Still confirm with your lawyer.
- Capital Gains: if the property is not your principal residence, you may owe tax. Speak to an accountant before closing.
- Keep copies: your lawyer will keep closing documents, but keep personal copies of everything — sale agreement, statement of adjustments, and discharge of mortgage.
Why working with a local expert matters
Local knowledge stops avoidable mistakes. A Milton-focused realtor and lawyer know how Town of Milton protocols, Milton Hydro procedures, and condo managers work. That means faster Status Certificates, accurate tax adjustments, and timely utility reconciliations.
If you want a smooth closing and a clean move, local expertise is leverage.
Contact for sellers in Milton, ON
If you want straightforward help with closing paperwork or moving logistics in Milton, contact Tony Sousa. He handles closing checklists, coordinates with local lawyers, and gets you across the finish line with no drama.
Tony Sousa — Local Milton Realtor
Email: tony@sousasells.ca
Phone: 416-477-2620
Website: https://www.sousasells.ca
FAQ — Milton seller closing and moving questions
Q: Do I need a lawyer for closing in Ontario?
A: Yes. Ontario law requires a lawyer or licensed conveyancer for land registration. They prepare documents, order title searches, and register the transfer.
Q: Who pays the land transfer tax in Milton?
A: The buyer normally pays Ontario Land Transfer Tax. Milton does not charge a municipal land transfer tax.
Q: How long before closing should I order a Status Certificate for my condo?
A: Order it 7–14 days before closing. If your closing is tight, order immediately — delays here are common.
Q: Will I get my money the same day as closing?
A: Usually the net proceeds are wired within 24–48 hours after registration clears. Confirm timing with your lawyer.
Q: What if there’s a mortgage on the title?
A: Your lawyer will request a mortgage discharge statement from the lender, pay the lender at closing, and register the discharge on title. Provide the lawyer with mortgage account numbers and lender contact info early.
Q: Can I attend closing by phone or sign remotely?
A: Remote signing rules are strict. A Power of Attorney may allow it, but check with your lawyer well ahead of time. Many documents still require in-person notarization or lawyer review.
Q: What happens if something is missing on closing day?
A: Minor items can sometimes be handled post-closing via undertakings. Major items (missing ID, missing Status Certificate, unread mortgage discharge) can delay registration and funds.
Q: Any Milton-specific moving tip?
A: Book movers early and confirm Milton Hydro readings the day before. Also set Canada Post forwarding and notify the Town of Milton tax office.
If you want a one-page printable closing checklist tailored to your property in Milton, email Tony at tony@sousasells.ca or call 416-477-2620. He’ll walk you step-by-step and connect you with a local conveyancing lawyer to make closing easy.
