From Offer to Move-In

When you finally find the perfect home and are ready to make an offer, we will determine what price to offer and enter this amount on the Contract of Purchase and Sale. As your Buyer’s agent, I will will present your offer to the seller, who will then accept, reject or make a counter-offer.


  • Counter Offer: This is when the Seller accepts some terms of your offer but not all terms, and presents a “counter-offer” changing some of the terms. At this point you may accept the counter-offer, reject it or make another counter-offer back to the Seller.
  • Accepted Offer: This is when the Seller accepts your offer. If you offer contains subject clauses, once you have removed these clauses, the sale will become a firm sale. If you do not remove these clauses, there is no firm offer the contract effectively “dies”. You may need to sign a release which will enable the Seller move on to other interested Buyers.
  • Rejected Offer: If your offer is rejected, then you may resubmit a new offer or move on to other properties.


With an accepted offer signed by all parties, there are a few more steps depending on your contract:

  • Inspection – I highly recommend that you hire a certified home inspector. I will provide you with a list of qualified inspectors. If the findings from the inspection report are not to your satisfaction, then the subject condition of an inspection if included in your contract has not been met and the contract will terminate.
  • Finalize your mortgage – You will need to send your lender a copy of the Contract of Purchase and Sale and an up-to-date land survey of the property. The lender may arrange to have an appraisal of the property done.
  • Remove Subjects – Any subjects that you (or the Seller) included in the body of the contract must be satisfied and accordingly removed before the sale is “firm”.
  • Pay the deposit – Once your sale is “firm”, you will need to pay the deposit, usually paid by bank draft, certified cheque or wire transfer.  This amount is specified in yourContract of Purchase and Sale, and is typically at least 5% of the purchase price or higher.  This deposit makes up part of your down-payment. The deposit will be held in trust.
  • Purchase Homeowners’ Insurance. I suggest that you have this in place as of the date of the completion of your sale.

Hire a lawyer or notary public. My conveyancing office will send your lawyer or notary a copy of the signed Contract of Purchase and Sale and your lender will send payment instructions. You will need to make an  appointment to see your lawyer or notary at least 1 days prior to the completion of your sale, however, I suggest that you make this appointment at least three business days in advance. In addition to handling the transaction and preparing a Statement of Adjustments showing the money you owe, your lawyer or notary will:

  • Review a copy of the title from the Land Titles Office title to ensure that it is clean when transferred to you.
  • Confirm that the property taxes are up to date.
  • Prepare all the documents to legally transfer ownership to you.
  • Ensure that the Seller’s mortgage is discharged and removed from the title.
  • Arrange for the transfer of money from your lender to the seller.
  • Ensure you are registered as the owner in the Land Titles Office.


The Completion Day is the day you legally take ownership of your new home. On this day, your bank will provide the mortgage money to your lawyer or notary and you must pay the balance owing, including the down payment, legal fees, property transfer taxes, and any other remaining completion costs. Your lawyer or notary will pay the seller and register the home in your name with the Land Title Office.


This is the day that you will get the keys to your new home. It may be the same day as the completion day, or, it may be a few days afterwards, or later.  This will be established on your Contract of Purchase and Sale.