What documents do I need to buy a home in
Ontario?
“Buy a Home in Ontario? Get These 12 Documents Ready — Milton Sellers, Read This Before You List”
Quick hook — don’t close a deal until you have these documents
Buying in Ontario? Don’t sign, pay, or move until you or your buyer has these documents in hand. Miss one, and the sale stalls. For Milton sellers, readiness equals higher offers and faster closings.
Why this matters in Milton, ON
Milton is fast. Buyers come pre-approved and expect clean, fast closings. If you’re selling in Milton, Halton Region, or nearby, you need to know what buyers will require — and what you must provide. Be prepared and you control the timeline, the negotiating power, and the closing day.
The 12 must-have documents buyers need (and sellers should prepare)
Below are the documents every buyer will be asked to produce — and many sellers should have ready to speed up the transaction.
- Government-issued photo ID
- What: Passport, driver’s licence, or Canadian provincial ID.
- Why: Law firms/lenders need identity verification before closing.
- Mortgage pre-approval and final mortgage commitment
- What: Pre-approval letter from a lender and later the mortgage commitment (final approval).
- Why: Shows capacity to buy. Sellers want buyers with solid financing.
- Tip for Milton sellers: Ask to see the pre-approval with lender contact info to confirm seriousness.
- Proof of funds / down payment source
- What: Bank statements, investment statements, or gift letters showing funds for deposit and closing costs.
- Why: Lenders and lawyers must confirm source of down payment to meet anti-money-laundering rules.
- Agreement of Purchase and Sale (APS)
- What: The signed offer document that includes price, conditions, closing date, and deposits.
- Why: This is the legal contract. Sellers should keep a clear, dated copy.
- Deposit (acceptable form)
- What: Certified/bank draft or trust deposit as specified in APS.
- Why: Deposit secures the offer. Buyers usually deliver deposit within a set time.
- Title documents and survey / R-Plan
- What: Current deed/transfer documents and any existing survey or Real Property Report.
- Why: Buyers and lawyers check boundaries, easements, and encroachments. Sellers who provide a clear survey eliminate surprises.
- Seller Property Information Statement (SPIS) / Property disclosure
- What: Document listing known defects, renovations, permits, and issues.
- Why: Builds trust and shields seller from later claims. Buyers use it to decide on a conditional or firm offer.
- Condo status certificate (for condos)
- What: Official certificate provided by condo corporation showing financials, legal issues, and fees.
- Why: Mandatory for care-free condo purchases in Ontario. Buyers can cancel based on this.
- Home inspection report (if buyer already obtained one)
- What: Report from a certified home inspector.
- Why: Useful for negotiations. Sellers can proactively do an inspection and fix issues to attract better offers.
- Property tax and utility bills
- What: Latest tax bill, utility bills, and receipts for payments.
- Why: Lawyers use these to prepare the statement of adjustments. Buyers want to verify taxes and utility costs.
- Insurance information / proof of replacement cost (buyer requirement)
- What: Insurance quote or binder effective on closing.
- Why: Lenders often require proof of insurance before funding the mortgage.
- Closing instructions & lawyer contact
- What: Lawyer/Notary contact details, signed direction letters, and authorization for funds transfer.
- Why: Smooth closing depends on clear instructions to lawyers. Sellers must name their lawyer early.
Documents sellers must have ready in Milton
If you’re selling in Milton, get these ready now — not after you accept an offer:
- Recent survey or R-Plan
- Property tax history and Hydro/utility bills
- Any building permits, renovation records, and occupancy permits
- Rental agreements for tenants and copies of keys/garage remotes
- Condo status certificate if applicable
- SPIS or other disclosure forms
- Mortgage payout statement and arrears info (if you have a mortgage)
Pro tip: Having these ready shortens the conditional period and makes offers cleaner. Clean offers are more attractive in Milton’s competitive market.
Special local considerations for Milton buyers and sellers
- Land Transfer Tax: Ontario’s provincial land transfer tax applies. Milton does not charge the municipal tax that Toronto does, but buyers should still budget for the provincial LTT and possible rebate if they’re first-time buyers.
- New builds: HST applies to many new homes. Builders will supply closing documents; ask your lawyer for a HST adjustment review.
- Rural properties: If the property uses a well or septic system, provide certificates and recent maintenance records.
- Heritage properties: Evidence of permits and conservation rules may be required.
The role of the real estate lawyer — don’t wing this
A real estate lawyer does the heavy legal lifting: title search, registering the transfer, preparing the statement of adjustments, handling funds, and delivering the deed. Buyers must provide ID and mortgage documents; sellers must provide mortgage payout info and any outstanding orders against the property.
Hiring a lawyer experienced in Milton and Halton Region keeps the deal on time. Local lawyers know municipal quirks, tax schedules, and the fastest way to clear title issues.
How sellers can speed up closing and increase offer value
- Prepare the survey and SPIS in advance.
- Clear small title issues before you list (e.g., minor encroachments).
- Provide up-to-date utility and tax bills on the listing package.
- If selling a condo, order the status certificate early.
- Offer flexible possession dates and clear stipulations in your APS.
Buyers will pay more and closer to your ideal closing date when they see a clean file.
Common pitfalls and how to avoid them
- Missing status certificate: For condos, this can kill an offer. Order it immediately.
- No proof of funds: Request it with the offer to avoid finance-related collapse.
- Discrepancies in survey: Resolve boundary issues before listing.
- Last-minute mortgage denial: Encourage buyers to secure final mortgage approval early.
Prevent these by demanding documentation during negotiation and working with a trusted lawyer.
Practical checklist for Milton sellers (printable version)
- [ ] Survey / R-Plan ready
- [ ] Property tax statement (last 2 years)
- [ ] Utility bills (last 12 months)
- [ ] Building permits & renovation receipts
- [ ] Condo status certificate (if applicable)
- [ ] SPIS / Property disclosure
- [ ] Mortgage payout statement
- [ ] Lawyer contact details
- [ ] Keys, remotes, and tenant info
Give this checklist to your agent and lawyer the day you list.
Closing timeline (typical)
- Offer accepted: Day 0
- Condition removal (financing/inspection): 1–10 days depending on terms
- Lawyer preparation & final mortgage approval: 7–21 days
- Closing day: funds transfer, title registration, keys exchanged
Milton closings can be fast when both parties are prepared. The biggest time sinks are financing hiccups and title issues.
Final pitch — why local guidance matters
This isn’t generic advice. Milton buyers and sellers face local rules, market speed, and Halton Region specifics. A small missing document can cost you thousands or weeks of delay. Work with someone who knows what documents trigger delays and how to avoid them.
If you’re selling in Milton and want a full pre-listing document review, contact an experienced local realtor who will: confirm what documents you need, order necessary certificates early, and coordinate with your lawyer so closing day is a done deal.
Contact: tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca
FAQ — quick answers Milton sellers and buyers need
What ID do I need to buy a home in Ontario?
A government-issued photo ID (driver’s licence or passport) is required. Your lawyer will verify identity again at closing.
Do buyers need a mortgage pre-approval?
Yes. A pre-approval shows sellers you can get financing. Ask buyers for the lender’s name and contact.
What is a status certificate and when is it needed?
A status certificate is for condo purchases. It outlines the condo’s financial health, legal issues, and fees. Buyers usually have a few days to review it and can back out if there are red flags.
Who orders the status certificate?
Typically the seller or seller’s agent orders it. Sellers should get it early to avoid delays.
Are property inspections required?
No, but almost every buyer gets one. Sellers who pre-inspect and fix issues often sell faster and for more.
What are typical closing costs in Ontario?
Expect provincial Land Transfer Tax (with possible rebates for first-time buyers), legal fees, title insurance, and adjustments for property taxes and utilities. New builds may incur HST.
How long does it take to close after an offer is accepted?
Commonly 30–60 days, but it can be shorter or longer depending on conditions. Cash deals close fastest.
Can I sell if there is a mortgage on the property?
Yes. Your lawyer will get a mortgage payout statement and pay off the mortgage at closing. Include mortgage details early to avoid payout delays.
What documents should sellers give buyers at closing?
Sellers usually provide keys, garage openers, SPIS, survey copy (if available), receipts for recent repairs, and any warranties for appliances.
Who pays the Land Transfer Tax?
The buyer pays Ontario’s provincial Land Transfer Tax at closing. First-time buyers may qualify for a rebate.
Prepared, local, decisive — that’s how winning Milton sales happen. Ready to get your file in order? Contact tony@sousasells.ca or call 416-477-2620 for a pre-listing document review and a no-nonsense plan to get you top dollar and a clean closing.
