Your lawyer will schedule a signing appointment 1 to 3 business days before closing. You will sign the mortgage documents, the transfer/deed of land, the title insurance application, the direction regarding funds and any other documents required by the lender. Bring two pieces of government-issued ID (one with a photo). Your lawyer will explain each document and the final statement of adjustments showing exactly how much you owe at closing.

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Your lawyer will provide the exact amount you need to deliver: the balance of the down payment (minus the deposit already held in trust), plus closing costs (land transfer tax, legal fees, title insurance, adjustments). Funds must be delivered by certified cheque or bank draft payable to your lawyer's trust account, or by wire transfer. Personal cheques are not accepted. Deliver funds at least 1 to 2 business days before closing to ensure they clear. My LTT guide covers the exact land transfer tax amount at every price point.

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The final walkthrough is your last opportunity to inspect the home before closing. Confirm that the property is in the condition specified in the agreement, that all included chattels and fixtures remain, that the home is clean and that the seller has vacated completely. Check that appliances work, that plumbing is functional, that there is no new damage and that any agreed-upon repairs have been completed. If you discover issues, notify your agent immediately so they can address them with the seller's agent before closing.

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Remove all personal belongings (unless specified as inclusions in the agreement). Clean the home thoroughly. Leave all keys, garage door openers, alarm codes, appliance manuals and any warranties or documentation for the buyer. Confirm that all included items (appliances, window coverings, light fixtures specified in the agreement) remain in the home. Cancel or transfer utilities, mail forwarding and any service contracts. Your lawyer will schedule a signing appointment for closing documents as well.

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On closing morning, your lawyer electronically registers the transfer of title in your name and the mortgage against the property with the Ontario land registry. The mortgage lender wires the mortgage funds to your lawyer, who combines them with your down payment and closing funds and wires the total to the seller's lawyer. Once the seller's lawyer confirms receipt and registration is complete, the keys are released. This process typically takes until early to mid-afternoon.

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Keys are typically released between 2:00 p.m. and 5:00 p.m. on closing day, once both lawyers confirm that registration and funds transfer are complete. Do not schedule movers for the morning. Plan for a late-afternoon move-in. Keys are usually picked up from the listing agent's office or from a lockbox at the property, as arranged between the agents. I coordinate key release directly with the buyer on every transaction so there is no confusion.

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Title insurance is a one-time premium ($300 to $600) paid at closing that protects you against title defects, survey issues, encroachments, fraud, zoning violations and other title-related problems that may not be discovered during the standard title search. It replaces the need for an up-to-date survey (which can cost $2,000+). Most lenders require title insurance as a condition of the mortgage. Your lawyer will arrange the policy and include the premium in your closing statement.

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Once the buyer's lawyer registers the transfer and wires the sale proceeds, your lawyer receives the funds into their trust account. Your lawyer then pays off your existing mortgage balance, pays the real estate commission (plus HST), deducts legal fees and disbursements and accounts for any adjustments on the statement of adjustments. The remaining balance is your net proceeds.

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Net proceeds are typically available the same day or the next business day via wire transfer or certified cheque from your lawyer. If you are buying another property on the same day (a common scenario), your lawyer coordinates the timing so that the proceeds from your sale fund the closing on your purchase. This is called a "back-to-back closing" and requires precise coordination between all four lawyers (your sell-side lawyer, the buyer's lawyer on your sale, your buy-side lawyer and the seller's lawyer on your purchase).

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Property taxes are prepaid or owed in instalments throughout the year. On closing, the lawyers calculate who owes what based on the closing date. If the seller has prepaid property taxes beyond the closing date, the buyer reimburses the seller for the prepaid amount. If the seller owes property taxes up to the closing date, that amount is deducted from the seller's proceeds and credited to the buyer. This ensures each party pays property tax only for the period they own the home. My property tax guide covers how tax works in York Region.

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Water and sewer charges are adjusted on closing (the seller pays for consumption up to the closing date). Hydro, gas and other utilities are not typically adjusted through the lawyers. Instead, the seller calls each utility provider to close their account on the closing date and the buyer calls to open a new account starting the same day. Arrange utility transfers a few days before closing so service is not interrupted.

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If the home has rented equipment (hot water tank, furnace, water softener, alarm system), the buyer assumes the rental contract. The prepaid or owing rental fees are adjusted on the statement. Review the rental contracts before closing so there are no surprises about monthly costs. Some rental contracts have buyout options that may be worth considering. I flag all rental equipment in the listing details so buyers know exactly what they are assuming.

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Provincial land transfer tax: Approximately $24,975 on a $1,500,000 purchase. First-time buyers may qualify for a rebate of up to $4,000.

Legal fees and disbursements: $1,500 to $2,500+ (includes title search, registration, mortgage registration).

Title insurance: $300 to $600 (one-time premium).

Home inspection: $400 to $600 (if not already completed during the conditional period).

Property tax and utility adjustments: Variable (depends on closing date and prepaid amounts).

Total buyer closing costs: Budget 1.5% to 2.5% of the purchase price beyond your down payment. On a $1,500,000 purchase, that is approximately $22,500 to $37,500. My true cost of owning guide breaks down every cost.

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Real estate commission: Typically 4% to 5% of the sale price plus HST. On a $1,500,000 sale at 5%, that is $75,000 + $9,750 HST = $84,750.

Legal fees and disbursements: $1,200 to $2,000 (includes mortgage discharge, title documentation).

Mortgage discharge fee: $200 to $400 (charged by your lender to remove the mortgage from title).

Mortgage penalty (if breaking early): Variable. Can be $5,000 to $30,000+ depending on the lender, the rate differential and the remaining term. Check with your lender before listing.

Total seller closing costs: Primarily the commission. Budget 5% to 7% of the sale price. On a $1,500,000 sale, approximately $75,000 to $105,000. My selling guide covers the full cost breakdown.

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The most common closing delay. The buyer's lender does not release the mortgage funds on time due to incomplete documentation, last-minute conditions or internal processing backlogs. This delays registration and key release. Prevention: ensure all lender conditions are satisfied at least 5 business days before closing. Your agent and mortgage broker should be tracking this proactively.

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The buyer discovers during the final walkthrough that the seller has removed included items (appliances, fixtures), left the home dirty, caused damage during moveout or failed to complete agreed-upon repairs. In most cases, the agents negotiate a holdback: the seller's lawyer holds a portion of the sale proceeds in trust until the issue is resolved. In serious cases, the buyer may request a closing extension or the lawyers may negotiate a credit.

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Liens, encroachments, easements or other title defects discovered during the title search can delay or prevent closing. The seller's lawyer must resolve the issue (discharge the lien, obtain a compliance letter) before the buyer's lawyer will proceed. Title insurance covers many of these issues, but some require resolution before registration. This is rare in standard residential transactions but more common in estate sales, properties with additions or homes with outstanding municipal work orders.

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