Buying a home in Ontario is one of the biggest—and most rewarding—financial moves you’ll ever make. But between bidding wars, legal jargon, and unexpected costs, it can also feel like navigating a maze blindfolded. Whether you’re a newcomer to Canada or a lifelong Ontarian ready to take the plunge, understanding the process is half the battle. From securing financing to navigating conditions and closing costs, each step matters. It’s not just about finding the right house—it’s about making informed decisions that protect your future. The good news? With the right team and a clear roadmap, the path from offer to keys can be smoother than you think. Here’s what you need to know before diving in.
Let’s take a look at this case study.
Allan & Suzy’s First Home Journey in Ontario
When Allan, a software developer, and Suzy, a graphic designer, landed in Toronto from Colombia four years ago, their dream was clear: they wanted to build a life—and eventually, a home—they could call their own. After years of renting, saving diligently, and spending Saturdays zigzagging through open houses, they finally found the one: a cozy semi-detached in Oakville that had just the right amount of charm (and space for a future dog).
Here’s how their journey to homeownership unfolded—and what every first-time Ontario buyer can expect along the way.
✍️ Step 1: Making the Offer (Day 0)
Doing Their Homework
With help from their REALTOR, Allan and Suzy researched recent home sales in the neighborhood. Together, they crafted a competitive offer with conditions that gave them some breathing room.
The Essentials of Their Offer:
- Purchase Price: Based on recent comparable sales
- Deposit: 5% of the purchase price (a standard in the GTA)
- Conditions: Financing, home inspection, and a legal review
- Closing Date: Set six weeks out to give everyone enough time
Even in a market where bidding wars can be intense, they made sure to include at least one safety net—a legal review clause. (Tip: Ask your lawyer how to word this smartly so sellers don’t balk.)
✅ Step 2: Offer Accepted & Deposit Delivered (Day 1–2)
The next evening, the call came in—their offer was accepted!
Allan promptly wired the deposit to the listing brokerage’s trust account within 24 hours, showing they meant business.
🔍 Step 3: Conditional Period & Due Diligence (Days 2–7)
This is where things got real. With conditions in place, it was time to validate their purchase.
| Condition | What Happened | Who Helped |
| Financing | Their mortgage broker secured a 4-year fixed rate and the bank ordered an appraisal. | Broker & lender |
| Home Inspection | A few roof repairs popped up—negotiated a $3,000 price cut. | Home inspector |
| Legal Review | Their real estate lawyer flagged a concerning UFFI clause and launched a title search. | Legal team (that’s us!) |
By Day 7, all conditions were met, waived, and the deal was officially firm.
💰 Step 4: Mortgage Commitment (Week 2)
The lender sent over a formal Mortgage Commitment Letter. To finalize things, Allan and Suzy submitted:
- Employment letters
- Bank statements (including proof of gifted funds from Suzy’s parents)
- Past Notice of Assessments (NOAs)
📜 Step 5: Title Search & Municipal Checks (Weeks 3–5)
Our legal team went into a full-on detective mode:
- Pulled the Parcel Register to confirm ownership and easements
- Ordered a Tax Certificate from Oakville (no surprises there)
- Reviewed zoning bylaws and permits
- Secured Title Insurance—covering potential issues like fraud or old survey errors
📦 Step 6: Getting Ready to Close (Weeks 6–7)
With closing in sight, Allan and Suzy ticked off the final boxes:
To-Do List:
- Get home insurance (mandatory for mortgage release)
- Finalize funds: The remaining 15% down payment, plus…
- Land Transfer Tax (~$10,475, minus a $4,000 rebate as first-time buyers)
- Legal fees, adjustments, and title insurance
- Set up utilities & internet
- Update addresses: OHIP, CRA, banks, you name it
🖊️ Step 7: Signing Day (Day -2)
Two days before closing, we met via secure video call to sign:
- The Deed
- The Mortgage Charge
- Direction regarding Title
- Joint Tenancy election
They wired the rest of their funds to our trust account—and crossed off the final task before the big day.
🗝️ Step 8: Closing Day! (Day 0)
- Morning: We exchanged funds with the seller’s lawyer
- Noon: The title was registered and mortgage funded
- 3 PM: Their REALTOR handed them the keys 🎉
Just like that, Allan and Suzy unlocked the door to their very first home in Canada.
🎉 Step 9: Post-Closing (Week 1)
The first week was a whirlwind of:
- Forwarding mail
- Filing for a Non-Resident Speculation Tax (NRST) refund, if applicable
- Receiving their final Report on Title from us
- And yes… celebrating with poutine and a backyard BBQ
🧠 Key Takeaways for First-Time Ontario Buyers
✔️ Use conditions wisely—even in a competitive market, clever clauses can protect you
✔️ Budget 1.5–2% of the purchase price for closing costs (on top of your down payment)
✔️ Title searches matter—they reveal red flags before they become expensive mistakes
✔️ Land Transfer Tax rebates are real—don’t forget to claim them
✔️ Lean on your team—your REALTOR®, mortgage broker, and lawyer are your dream crew
⚖️ So… When Do You Actually Need a Lawyer?
One of the biggest questions first-time buyers have is: Do I really need a lawyer to buy a home in Ontario? In short—yes. And not just for signing papers. Here’s where a real estate lawyer steps in, and why their role is absolutely essential:
🧐 Before You Sign the Offer
Your lawyer can review the Agreement of Purchase and Sale before it’s submitted—or during the conditional period—to flag red flags like hidden fees, unusual clauses, or zoning conflicts. They might also help you craft smart conditions (like a legal review clause) that keep you protected without scaring off sellers.
🔍 During the Title Search
Once the offer is accepted, your lawyer conducts a title search to confirm ownership, check for liens, easements, or weird legal baggage that could derail your plans. They also pull municipal records to check on unpaid taxes and any rogue building permits.
🛡️ Arranging Title Insurance
Most lenders require title insurance, and your lawyer will secure this on your behalf. It’s a quiet hero—it protects you from nasty surprises like fraud, survey errors, or zoning issues that might otherwise cost thousands.
📝 Preparing and Registering Documents
From your Mortgage Charge to the Transfer/Deed, all closing documents must be drafted, reviewed, and filed with the Ontario land registry. Your lawyer does this and walks you through the signing—often via secure video signing these days.
💸 Closing the Deal
On closing day, your lawyer transfers the funds, registers the mortgage, and ensures you’re officially listed as the new legal owner. They coordinate directly with the seller’s lawyer to make it all happen smoothly.
📬 After You Move In
You’ll receive a Report on Title with all the final paperwork and proof of ownership. Your lawyer can also help you apply for rebates like the First-Time Buyer Land Transfer Tax refund or a Non-Resident Speculation Tax (NRST) refund, if applicable.
Thinking About Buying Your First Home?
Whether you’re new to Canada or just new to home buying, we’re here to make it simple. Our virtual real estate law firm supports buyers all across Ontario—from offer to keys—with a transparent, efficient, and fully online process.
👉 Book your free 15-minute consult now. Let’s get you home.
