What documents do I need to buy a home in
Ontario?
Want to buy a home in Ontario? Don’t sign a thing until you have these 12 documents — Georgetown sellers, read this so your sale doesn’t stall.
Why this matters to Georgetown sellers and buyers
If you sell a home in Georgetown, Halton Hills, you need to know what buyers must bring to the table. When buyers don’t have documents ready, deals collapse. When sellers are ready, closings happen fast, offers look stronger, and you avoid last-minute legal headaches.
This post lists every document a buyer needs to buy a home in Ontario and explains what sellers in Georgetown must prepare to speed closing and protect the sale. Everything below is practical, local, and written so your next transaction closes clean.
Quick roadmap
- What buyers must have — the complete checklist.
- What sellers should prepare — documents that prevent delays.
- Local Georgetown specifics — municipal rules, taxes, and common pitfalls.
- Legal steps, timing, and simple tips that work.
The buyer document checklist — everything a buyer should bring
- Government photo ID (two pieces preferred)
- Valid passport, driver’s licence or PR card. Lawyers will ask for ID for signing and winding up title.
- Mortgage pre-approval and lender documents
- Pre-approval letter with loan amount and expiry.
- Mortgage commitment from lender (if approved). This prevents financing conditions from failing.
- Proof of down payment and source of funds
- Bank statements showing sufficient funds for down payment and closing costs.
- Gift letter if funds are gifted, plus donor ID and proof of funds.
- Employment and income verification
- Recent pay stubs, employment letter, T4s or Notice of Assessment for self-employed buyers.
- Credit report (if requested)
- Lenders usually retrieve this, but buyers should review their report for errors early.
- Agreement of Purchase and Sale (APS)
- Fully signed offer that spells out price, deposit, chattels included, closing date and conditions.
- Inspection and condition reports
- Home inspection report, if one was done prior to removing conditions. Buyers often provide or share this with sellers to speed replacement or repairs.
- Condo Status Certificate (for condos)
- Mandatory for condominium purchases. It shows financials, bylaws, outstanding fees, and legal issues. Sellers should order this ASAP when the unit goes under offer.
- Survey / Real Property Report (RPR) or Certificate of Location
- Shows property boundaries, encroachments, and easements. Lenders and lawyers use this to approve title.
- Lawyer contact and retainer funds
- Buyer must provide lawyer details and funds for retainer to prepare for closing. Wire instructions must be verified by phone.
- Land Transfer Tax funds and rebates
- Buyers should know provincial land transfer tax and eligibility for first-time home buyer rebate. Toronto has an extra municipal LTT — Georgetown does not — but funds must be ready.
- Closing funds and proof of cleared deposit
- Certified cheque or bank wire for balance of purchase price after mortgage. Deposits must be cleared and documented.
What sellers in Georgetown must prepare to avoid delays
- Current Deed / Transfer documents: proof of ownership and legal description.
- Property Tax Bill and Utility Bills: for adjustments on closing.
- Mortgage Payout Statement: if there’s an existing mortgage, request payout figures early.
- Real Property Report or Survey: upload to the listing or have it ready for buyer’s lawyer.
- Condominium Documents: status certificate, reserves, bylaws (if applicable).
- Certificate of Compliance, Permits, or Building Approvals: especially for additions, decks, garages.
- Home Inspection Reports: if you had a pre-listing inspection, share it. Transparency builds trust.
- Offers and MLS History: previous price changes and disclosures.
- Vacant Possession Instructions & Keys: specify how and when keys transfer.
Sellers who prepare these documents before accepting an offer cut closing times and boost buyer confidence. That often converts conditional offers to firm wins.
Georgetown-specific notes every seller must know
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Municipal Authority: Georgetown is part of Halton Hills in Halton Region. Building departments issue permits and property compliance notices. Confirm permits for renovations with Halton Hills Building Services.
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Land Transfer Tax: Buyers pay Ontario land transfer tax at closing. Toronto’s municipal tax does not apply in Georgetown. Sellers should know this so buyer expectations are accurate.
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Utilities: Many Georgetown properties are on municipal water and sewer. If your property has a private septic or well, provide maintenance records and certifications.
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Heritage and Conservation: Some older properties in Georgetown’s downtown may fall under conservation or heritage rules. Confirm any restrictions before listing.
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New Builds and Tarion Warranty: If selling a new build, provide Tarion warranty documents and builder closing paperwork. Buyers will expect this.
Legal steps and timing — how documents flow in a typical transaction
- Offer accepted: Buyer provides APS, deposit, and conditions. Seller must deliver required condo documents or disclosures.
- Conditions period: Buyer secures financing and completes inspection. Lender orders appraisal. Seller should supply survey, permits, and mortgage payout info if requested.
- Lawyer review: Both buyer and seller lawyers perform title search, prepare closing statements, and confirm tax adjustments.
- Final day (closing): Buyer wires funds; seller’s lawyer pays out mortgages and registers the deed transfer. Keys handed over per agreement.
Timing matters. Most conditional periods are 5-10 business days. Sellers need to move quickly to supply documents or risk the buyer walking.
Simple, practical tips that reduce legal risk and speed closing
- Order a Real Property Report before listing. Buyers and lenders want this. It removes a common condition.
- If condo, order the status certificate immediately on firm offer — it often takes 1-3 business days to prepare.
- Keep all renovation permits and receipts in one folder. No permit = buyer hesitation.
- Clear and verify wire instructions by phone with your lawyer. Email-only confirmation is risky.
- Provide recent utility and tax statements to your lawyer early for accurate closing adjustments.
- If you accept an offer with conditions, set short, firm deadlines and communicate proactively.
Why a local realtor who knows the documents matters
Georgetown buyers and sellers face local quirks — municipal permit histories, heritage restrictions, and the Halton Region process. A local realtor who knows the paperwork shortens the sale, reduces legal surprises, and protects your net proceeds.
If you want the deal closed clean and fast, you need someone who lives and breathes Georgetown documentation, who knows which documents county officials will ask for, and who can coordinate lawyers, lenders, and inspectors without delay.
Closing pitch — what to do next
If you’re selling in Georgetown, get your documents in order now. Have your Real Property Report, tax bill, mortgage statements, and any permits ready. Don’t wait for the offer.
To get a fast, professional document review and an action plan for closing without drama, contact the local expert listed below. We handle the paperwork, coordinate with lawyers, and protect your sale so closings happen on time.
Contact:
Tony Sousa — Local Georgetown Realtor & Documentation Specialist
Email: tony@sousasells.ca
Phone: 416-477-2620
Website: https://www.sousasells.ca
FAQ — common questions buyers and sellers ask (and direct answers)
Q: Do buyers need a passport to close?
A: A passport or driver’s licence with photo is standard. Lawyers usually require one primary photo ID and one secondary ID (bank card, health card). Confirm with your lawyer.
Q: Who pays Land Transfer Tax in Georgetown?
A: The buyer pays Ontario land transfer tax. No municipal LTT in Georgetown. First-time buyers may apply for a provincial rebate.
Q: How fast should a seller provide a status certificate for a condo?
A: Order it immediately after an offer becomes firm. It usually takes 1–3 business days but can delay closing if not available.
Q: What happens if a buyer’s funds don’t clear in time?
A: Closings can be delayed or fail. Buyers should wire certified funds ahead of the closing day and confirm with their lawyer. Sellers should request proof of cleared deposit early.
Q: Do sellers need to produce a survey?
A: A Real Property Report or survey prevents disputes over boundaries and easements. Sellers who provide it upfront reduce lender conditional requests.
Q: Are permits required for renovations?
A: Yes. Municipal permits validate building changes. If you can’t produce permits, buyers may request them or require remediation at closing.
Q: Can a buyer back out if a document reveals an issue?
A: If the issue is disclosed in the APS or if the buyer approved after reviewing documents, backing out may not be possible without penalties. Conditions in the APS govern this — get legal advice.
Q: How do buyers claim the first-time home buyer rebate?
A: Buyers submit rebate paperwork with their lawyer at closing or apply to the provincial government. Your lawyer will handle this if eligible.
Q: Who verifies wiring instructions?
A: Always verify wiring instructions by phone with your lawyer’s office using a known phone number. Email-only confirmations are common fraud vectors.
Q: What’s the most common document that stalls a sale?
A: Missing survey/Real Property Report or missing condo status certificate. Have these ready.
Final note
Documents win deals. Sellers in Georgetown who prepare are more likely to sell quickly and at higher prices. Buyers who bring clean, verified documentation close without stress.
If you want help organizing your paperwork, reviewing legal documents, or preparing for closing in Georgetown, reach out. We handle the entire process so you don’t lose a sale to paperwork.
Contact:
Tony Sousa — Local Georgetown Realtor & Documentation Specialist
Email: tony@sousasells.ca
Phone: 416-477-2620
Website: https://www.sousasells.ca
