What documents do you receive after purchasing a home?
Buying a home in Calgary ends with a complex closing process that involves obtaining numerous important documents. The entire process usually takes six to eight weeks from the initial consultation with a lawyer to the closing date. Understanding these documents is critical to protecting your rights as a property owner and ensuring that all legal aspects of the transaction are properly handled.
Under Canadian law, all real estate transactions in Alberta must be conducted through a licensed lawyer or notary. Your lawyer is responsible for preparing, reviewing, and executing all necessary documents, ensuring the legality of the transfer of ownership and protecting your interests throughout the process.
The documents you receive after purchasing a home can be divided into several categories:
- Title documents
- Financial statements
- Property reports
- Municipal documents
- Reference materials
Title documents
Certificate of Title
Certificate of Title is the most important document you will receive after purchasing real estate in Alberta. It is official proof of your ownership and is maintained by the provincial government through the Torrens system.
The certificate contains three main components:
- Legal description of the property — the exact boundaries of the property and identifiers that match municipal records.
- Property details — current owners and their shares.
- Encumbrances — liens, easements, or agreements that affect the property.
Tip: Keep the original Certificate of Title in a safe place. If lost, obtaining a duplicate may require legal assistance.
Transfer of Land Document
The Transfer of Land Document records the transfer of ownership from the seller to the buyer. The document contains:
- information about the previous and new owners;
- a legal description of the property;
- the terms of the transfer.
The document must be signed by all parties and registered with the Alberta Land Titles Office. Registration takes 10–15 business days, after which you will receive confirmation of registration.
This document is legal proof that the transfer of ownership has taken place legally.
Financial statements and calculations
Statement of Adjustments
This is a detailed financial document that shows all monetary transactions related to the purchase. In fact, it is a “bank statement” for your real estate transaction.
It includes:
- Purchase price — the total cost of the home.
- Deposit paid — the amount paid in advance.
- Prepaid expenses — taxes, utilities, condominium fees.
Example calculation for a $750,000 home:
| Item | Amount |
|---|---|
| Purchase price | $750,000 |
| Down payment | -$30,000 |
| Prepaid taxes | +$7,324 |
| Prepaid utilities | +$246 |
| Balance due | $727,570 |
Trust Ledger Statement
This document shows how the money is distributed on the closing date.
- For the buyer: it contains the amount owed to the seller and all closing costs.
- Document structure:
- Credits — where the money comes from (mortgage, your down payment).
- Debits — where the money goes (to the seller, transfer tax, legal fees, title insurance).
The Trust Ledger Statement helps ensure that all payments are accounted for and processed correctly.
Property Tax Adjustment
Property tax adjustment ensures a fair distribution of tax liability between the buyer and seller. In Calgary and most municipalities in Alberta, property taxes are due on June 30 of each year, covering the entire calendar year.
If the seller has paid the property taxes in full, the buyer will owe the seller a proportional share of the taxes. Conversely, if the taxes have not been paid, the buyer will receive a credit for the seller's share of the property taxes.
In Alberta, it is customary for the seller to be responsible for the entire closing day, even if the exchange of keys usually takes place at 12:00 p.m..
Real Estate Reports
Real Property Report (RPR) from Municipal Compliance
The Real Property Report is a legal document prepared by a licensed Alberta land surveyor that shows property boundaries and the location of all visible improvements.
The RPR includes:
- the house;
- the garage;
- terraces;
- sheds;
- fences;
- driveways;
- any other permanent structures.
In Calgary, a valid RPR also includes a compliance stamp from the city. This stamp confirms that the property complies with local municipal rules and regulations. Without it, the sale may be delayed or even fail.
The RPR shows the following critical details:
- Whether any part of your home crosses property lines.
- Whether your deck, fence, or garage complies with city regulations.
- Whether your neighbor's property crosses onto your property.
- Any rights of way or easements on your land.
RPR is the final authority on everything that belongs to you and does not belong to you as a property owner. It serves as an early warning system for problems and disputes, protecting you from costly mistakes.
Survey Plan
If your RPR is relatively new or additional surveys have been conducted, you can obtain a detailed Survey Plan. This document provides accurate measurements and creates a legal survey plan that outlines the exact boundaries of your property.
A Survey Plan helps you:
- Prevent boundary disputes with neighboring properties
- Get a clear picture of the actual boundaries of your property
Insurance Documents
Title Insurance Policy
Title insurance provides an extra layer of protection against unforeseen problems that may arise after you purchase real estate. This insurance policy protects you from unforeseen defects in title or hidden encumbrances that could threaten your ownership rights.
The policy typically covers:
- ownership problems that were not discovered during the title search;
- fraudulent transfers of ownership;
- errors in public records;
- improperly executed documents;
- claims by previous owners.
Title insurance is a one-time premium paid at closing and provides coverage for the entire time you own the property.
Home Insurance Confirmation
Your lawyer will provide you with copies of documents confirming insurance for your new home. If you have a mortgage, your lender will require proof of insurance.
A real estate lawyer will help you:
- determine the required level of coverage;
- prepare all documents for the bank;
- confirm the validity of the policy.
Mortgage Documents
Mortgage Documents
After closing, you will receive a complete set of mortgage documents, including the original mortgage agreement. These documents contain all the terms and conditions of your loan, including:
- interest rate
- payment terms
- prepayment privileges
- renewal terms
It is important to review and keep these documents carefully, as they will be needed for future transactions such as refinancing, renewal, or sale of the property.
Mortgage Registration Confirmation
Your lawyer will provide confirmation that the mortgage has been properly registered against the title to the property. This is important to protect the lender's interests and ensure that the mortgage is legally enforceable.
Municipal and Regulatory Documents
Municipal Compliance Certificate
A municipal compliance certificate confirms that all structures on the property comply with city regulations and zoning. The municipality will not certify the survey if there is a problem with the location of any building or improvement.
Obtaining this certificate is a mandatory part of the closing process in most real estate transactions in Calgary. Without it, the transfer of ownership may be delayed or blocked.
Utility Connection Confirmations
You will receive documents confirming the connection or transfer of utilities (electricity, gas, water, sewer) to your name.
ENMAX in Calgary also bills municipal services on behalf of the city, including:
- water
- sewer
- storm water management
- garbage collection and recycling
Final Reports from Your Lawyer
Final Reporting Letter
Approximately 6–8 weeks after closing, you will receive a final report from your lawyer. This document contains details of all financial transactions related to the sale and confirms the transfer of title and other key legal aspects.
The final report includes:
- a complete account of how the purchase funds were distributed
- confirmation of title registration
- copies of all registered documents
- any remaining funds held in escrow
This report is an important document for your records and may be useful for future reference. It is recommended that you keep it with your other important real estate documents.
Trust Account Statement
Along with the final report, you will receive a detailed trust account statement showing all monetary transactions that have passed through the attorney's account.
This includes:
- receipt of funds from the mortgage lender
- payment to the seller
- payment of fees and expenses
Additional Documents and Reference Materials
Property Condition Disclosure Statement (PDS)
If the seller has provided a Property Condition Disclosure Statement, you will receive a copy.
Although the PDS is not a legally required document, it has become standard practice to build trust.
The PDS discloses relevant information to buyers, including hidden defects known to the seller.
Warranty Documents
You will receive all available warranty documents for the major systems of the home, such as:
- heating
- air conditioning
- roof
- appliances
These documents can be critical for future maintenance and repairs.
Condo Documents (for apartments)
If you have purchased an apartment or townhouse, you will receive a condominium document package that includes:
- condominium corporation bylaws
- rules and regulations
- financial statements
- minutes of owners' meetings
- reserve fund and maintenance plan
Tips for storing documents
Organizing documents
It is recommended that you create a dedicated folder or file for all documents related to your real estate purchase. Organize your documents by category:
- Title
- Financial statements
- Property condition reports
- Insurance
- Warranties
Digital backup
Make digital copies of all important documents and store them in a secure cloud storage. This will ensure that you can access your documents in case the originals are lost or damaged.
Access to historical documents
The Alberta Land Titles Office maintains the SPIN2 and ARLO systems for accessing historical titles and documents. Most titles, documents, or plans can be ordered:
- through these systems
- or through a registry agent
This is useful to know for future needs, such as refinancing or selling.
Conclusion
Obtaining all the necessary documents after purchasing a home in Calgary is a complex process that requires attention and organization. Your real estate lawyer plays a critical role in ensuring that you receive all the documents and understand their significance.
Proper storage and understanding of these documents will:
- protect your property rights
- ensure smooth future transactions
- help you avoid legal risks
Remember: each document serves a specific purpose in confirming and protecting your ownership of your new property.