Your lawyer is the person who actually completes the purchase. They review the Agreement of Purchase and Sale, conduct a title search to confirm the seller has clear ownership, prepare and register the transfer documents, receive and disburse all funds, register the mortgage, pay land transfer taxes on your behalf and provide you with a reporting letter summarizing the transaction. Hire your lawyer as soon as your offer is accepted. Do not wait until the week before closing. Good real estate lawyers in York Region book up quickly, especially during spring market. I maintain relationships with real estate lawyers who handle closings efficiently and I can recommend one if you do not have your own.

Title insurance protects you against problems with the title that were not discovered during the title search: liens, encroachments, fraud, survey issues and other defects. Your lender will require it. Your lawyer arranges the policy as part of the closing process. The cost is a one-time premium, typically $250 to $500, paid at closing. It is not an ongoing expense.

Your lender needs to issue final mortgage instructions to your lawyer before closing. This requires you to have completed all conditions the lender imposed (employment verification, appraisal, insurance confirmation). Follow up with your mortgage broker or lender 2 to 3 weeks before closing to confirm the instructions have been sent or are on track. A delay in mortgage instructions is the most common cause of closing day problems. Do not assume everything is on track. Confirm it.

Your lender will not release mortgage funds without proof of home insurance effective on or before the closing date. Arrange your policy at least 2 to 3 weeks before closing so the insurance company has time to issue the binder (proof of insurance) that your lawyer needs. Provide the binder to your lawyer as soon as you have it. If you are buying a condo, you need a condo-specific policy that covers your unit's contents and any upgrades, not the building (the condo corporation insures the building through the master policy).

Contact the utility providers to transfer service into your name effective on the closing date. In Richmond Hill and York Region, this typically includes Alectra Utilities (electricity), Enbridge Gas (natural gas), York Region (water, if applicable, though this is often handled through the municipality) and your chosen internet/television provider. Set the transfer date for your closing date so there is no gap in service. Your lawyer will handle the final meter readings and adjustments as part of the closing statement.

Your lawyer will provide you with a closing statement showing the exact amount you need to bring. This includes your down payment (minus the deposit already in trust), land transfer tax, legal fees, title insurance, adjustments (property tax, utilities) and any other closing costs. Provide funds by certified cheque or bank draft, not personal cheque. Wire transfers are also accepted by most law firms. Deliver funds at least 3 to 5 business days before closing to ensure they clear.

You will visit your lawyer's office to sign the mortgage documents, the transfer documents and any other paperwork required for the closing. This appointment typically takes 30 to 60 minutes. Bring valid government-issued photo ID (passport or driver's licence). If two people are purchasing jointly, both must attend. Your lawyer will walk you through every document and explain what you are signing.

I arrange a final walkthrough of the property 24 to 48 hours before closing. This is your opportunity to confirm that the home is in the condition it was in when you made the offer, that any agreed-upon repairs have been completed, that all included items (appliances, fixtures, window coverings) are present and that the seller has vacated and removed their belongings. If something is wrong, we address it before closing, not after. The walkthrough is one of the most important steps in the process and I attend every one with my clients.

Your lawyer confirms that all funds are in place (your down payment, the mortgage advance from the lender, the deposit held in trust by the listing brokerage). They conduct a final title search to ensure no new liens or encumbrances have been registered since the original search. They prepare the electronic registration documents. They communicate with the seller's lawyer to coordinate the exchange of funds and keys.

Your lawyer transfers the purchase funds to the seller's lawyer. Simultaneously, the transfer of title is registered electronically with the Ontario Land Registry. The mortgage is registered against the property. Land transfer tax is paid. Once the title is registered in your name, ownership has legally transferred. You now own the home even though you may not have the keys yet.

Once the seller's lawyer confirms receipt of funds, the keys are released. I coordinate the key pickup, which is typically from the listing brokerage's office or a lockbox at the property. Most closings are complete and keys are available by mid-afternoon. Some take until end of business day. In rare cases, delays push key release to late afternoon or early evening. I keep you informed throughout the day so you know exactly when to expect your keys.

The lender has not sent mortgage instructions to your lawyer or the mortgage has not been funded. This is the most common closing delay. Prevention: follow up with your mortgage broker 2 to 3 weeks before closing to confirm that all conditions have been met and instructions are on track. If there is an issue, catching it early gives time to resolve it. If it is caught on closing day, the closing may need to be postponed.

The seller has not moved out or removed all belongings by closing day. This is less common but can delay key release. Your lawyer and I coordinate with the seller's side to confirm the move-out schedule. The final walkthrough 24 to 48 hours before closing is your opportunity to verify that the seller is on track. If the property is not vacant at closing, your lawyer will advise on options.

A lien, encumbrance or other title issue is discovered during the final title search that was not present during the original search. This is rare but it happens. Your lawyer handles resolution, which may involve the seller's lawyer clearing the issue before funds are released. Title insurance provides an additional layer of protection if the issue surfaces after closing.

The final walkthrough reveals that the property is not in the condition it was when you made the offer: appliances are missing, damage has occurred during the move-out, agreed repairs were not completed. If this happens, I document the issue immediately and we work with the lawyers to address it before or at closing, typically by holding back a portion of funds until the issue is resolved.

If the seller is buying another property on the same day and their purchase encounters a problem, it can delay your closing. This is a chain delay and it is outside your control. Your lawyer communicates with the seller's lawyer to determine the cause and timeline. In most cases, the delay is resolved within hours. In rare cases, the closing is postponed by a day or two. Your lawyer advises you on your options if a delay occurs.

You do not know how many copies of the existing keys are in circulation. Change or rekey every exterior lock on the day you take possession. A locksmith can rekey existing locks for $100 to $200 for a typical home. New locks cost more but give you a completely fresh start.

Find and label the main water shut-off valve, the electrical panel, the gas shut-off (if applicable), the water heater, the furnace filter location and any other critical infrastructure. If there is a plumbing emergency at 2 AM, you need to know where the main water shut-off is without searching. Your home inspection report should have documented these locations.

Ontario Fire Code requires working smoke alarms on every storey and outside all sleeping areas. Carbon monoxide detectors are required near any fuel-burning appliance or attached garage. Test every unit on moving day. Replace batteries. If any are older than 10 years, replace the entire unit. This is a safety essential, not a recommendation.

Verify that electricity, gas, water and internet are active and in your name. If you transferred utilities in advance, everything should be seamless. If anything is not working, contact the utility provider immediately. Do not wait until morning to discover that the furnace has no gas or the water is off.

If possible, clean the home before your furniture arrives. It is significantly easier to clean an empty house than one full of boxes. Hire a professional cleaning service ($200 to $500 for a deep clean) or do it yourself, but do it before the movers arrive.

Update your address with Canada Post (mail forwarding), your bank, employer, CRA, Ontario Health (OHIP), driver's licence, vehicle registration, insurance providers, subscriptions and any other services. Set up Canada Post mail forwarding first to catch anything you miss.

Start a file (physical or digital) with your home inspection report, warranties, appliance manuals, contractor contacts, utility account numbers, insurance policy and any renovation records. This file becomes invaluable for maintenance scheduling and essential when you sell the home in the future.