Purchase Price Checklist
Buying a home costs more than the offer you make. There are numerous other expenses that will add to the amount that you'll need to spend. This purchase price checklist outlines all the costs you can expect. Please note that they can vary by province and are subject to change.
- Purchase Price
- Lawyer's Fees
- Land Transfer Tax
- Registration Fees
- High Ratio Insurance
- Compliance Letter
- Tax Certificate
- Provincial "New Homes Warranty Program" Premiums - New Homes Only
- Mortgage Appraisal and Application Fees
- Home Inspection
- Land Survey
- Title Insurance
- Connection Charges
- Property Tax and Prepaid Utilities Adjustments
- Interest Adjustment (IA)
The starting point in your calculation... if you're like most first-time home buyers, you'll need a mortgage for the majority of this!
Although fees vary across the nation, it can cost between $900.00 -$2,000.00 depending upon whether you are re -mortgaging your existing home or buying new. As prices do vary, please contact our office and we will refer you to a lawyer for an accurate quote on these fees. For a list of Lawyers / Notaries please visit:
Land Transfer Tax
A tax payable to the Provincial Government by the purchaser upon the transfer of title from a seller. This amount is usually not expected by most homeowners. It can be sizeable. The amount varies from province to province and is generally a percentage of your purchase price. In BC, the tax is 1% of the first $200,000.00 of the properties fair market value and 2% of the remaining fair marketing value. There are a number of exceptions available to purchasers so that the tax is not payable. The most common us the exemption for “First Time Home Buyers.” To qualify for an exemption to the Property Purchase Tax as a First Time Home Buyer, the follow criteria must be met:
- Purchaser must never have owned an interest in a principal residence anywhere in the world at any time;
- Purchaser must be a citizen of or a permanent resident of Canada and have resided in BC for at lease one year prior to the purchase or have filed two income tax returns as British Columbia resident within the last 6 years
- Purchasers must move into the property within ninety -two days after registration of the purchase of the property and reside in the property for at least one year
- Pro rata exemption where property exceeds .5 hectares or a portion of the property is not residential (i.e. commercial lofts) – purchase price of entire property must not exceed the price limitations.
For Full details, please visit: www.rev.gov.bc.ca/rpt
Fees paid to the provincial government for recording a title transfer, mortgage registration or other instrument such as an Assignment or Lien with the local authorities. The lawyer will collect these fees as part of their overall legal fee package.
Must be purchased if you are buying a home for less than 20% down. A sliding fee scale applies, depending on the percentage of the purchase price required in a first mortgage (some minor exceptions). The fees can be added to the mortgage and are as follows:
- Up to 80% = 1.25
- Up to 85% = 1.80
- Up to 90% = 2.40
- Up to 95% = 3.15
There are some special programs through the insurance companies which charge a slightly higher premium, but these are the standard fees for purchases.
CMHC (Canada Mortgage and Housing) http://www.cmhc-schl.gc.ca/en/
Genworth Financial http://www.genworth.ca
Obtained by your lawyer and required in many municipalities throughout Canada before a property transfer can take place. This is an acknowledgement from the building department that the property either has, or is clear of outstanding work-orders. Work-orders are specific clean-up or fix-up requirements that the owner is legally required to do, and which must be completed before ownership can be transferred.
Obtained by your lawyer at the time of sale to confirm that local taxes have been paid up to date. If they are not up to date, the seller is required to pay them from the proceeds of the sale. If there are insufficient proceeds, then you may be legally required to pay the outstanding taxes. If, on the other hand, taxes have been prepaid, you may have to compensate the seller for them.
Provincial "New Home Warranty Program" premiums — New Homes Only!
A third party (provincial) warranty program between a builder and a buyer. With the exception of Ontario and Quebec, membership in such a program is voluntary for the builder. Through these programs, your home is guaranteed against defects for at least one year. All homes with a high-ratio insured mortgage (greater than 80% loan to value) must be enrolled in such a program.
Mortgage Appraisal and Application Fees
Appraisal fees generally range from $280.00-$500.00 depending on the property. Both CMHC and Genworth have removed their application fees on high ratio mortgages.
A report commissioned by a property owner or purchaser, usually to verify the condition of a property prior to the "firming up" of a purchase agreement. The scope and detail may vary, but most reports outline any particular problems and associated repair costs. Unfortunately, no licensing is required, and this service is not specifically regulated other than by general consumer protection legislation. The best safeguard against inadequate work is to ask for the resume of the Inspector, or obtain a referral from Gibbard Group Financial, financial or Real Estate Agent or go to www.cahpi.bc.ca
for a list of home inspectors.
The legal written and/or mapped description of the location and dimensions of your land. The survey should also show the dimensions and placement on the lot of any structure, including additions such as pools, sheds and fences. An up-to-date survey is often required by a lender as part of the mortgage transaction.
New to Canadian consumers over the last few years is the introduction of title insurance into the home buying process. Title insurance can be purchased by home buyers to protect against potential deficiencies in a number of areas, such as the land survey. There are numerous benefits to this product, and you should consult your lawyer with any questions in this product.
Some local utility companies (hydro, gas, oil) charge a fee on closing to connect new buyers up to their service. More common, however, is an extra charge on the first billing.
Property Tax and Prepaid Utilities Adjustments
If the previous owner prepaid property taxes or other utilities, they will be credited the prepaid portion on closing. If they paid all their taxes by April, expect a large adjustment cost on closing!
Interest Adjustment (IA)
If you arrange to make your mortgage payments monthly on the first day of the month, and your transaction closes after the first day of the month, your lender will charge you interest on closing to the next interest date, called the Interest Adjustment Date (IAD), when your payment cycle will commence. This can be a sizeable amount, but it is the correct interest you should pay. For example, close on June 15th, pay 15 days interest on closing and start payments on August 1st.
Please visit www.cra-arc.gc.ca/tax/individuals/topics/gst-hst-rebate/substanially-e.html