Buying FAQs

Your realtor will provide my office with your Offer to Purchase;

Once we receive your Offer to Purchase, we will contact you to confirm that we have opened your file and have begun conducting due diligence.

We will then contact you approximately 10-15 calendar days prior to your date of possession to advise you as to next steps and to set up an appointment for all borrowers to come in to sign the required purchase documents. 

Prior to your appointment we will advise you as to your closing costs*. Closing costs are the funds you will need to provide our office prior to possession. 

Please note: that the closing costs MUST be provided to our office by certified cheque or bank draft made payable to Jeremy Feuer Law Corporation; and 

Closing cost totals are not available until we receive your mortgage instructions and confirmation of final figures from the Seller’s lawyer.

Please have your realtor email it to us at jeremy@jmflc.ca

Alternatively, you can drop it off at either of our locations:

[Insert the locations ] [ link to contact page]

This is the most common question I am asked, far outstripping any questions regarding my experience (23 years and counting) or even our availability (we are always taking new business). I give the same answer every time: There is a “little picture” and a “big picture”.

Little Picture

Your closing costs include our legal fees and disbursements. No two deals are exactly alike. Our fees depend on a range of factors including but not limited to: Are you buying a condominium? Am I to review any of your condominium documents? Are you building a new home and if so, is my written approval required? Are there stage payments for the construction of your new home? Are you getting more than one mortgage? Are you participating in any First Time Buyers’ Programs? These are just a few questions we ask people when they call for an estimate. Each transaction will vary slightly however our starting point for legal fees is $995 plus GST and PST. Please note that legal fees and disbursements may also vary depending on the amount of time involved and/or if your file becomes more complex than a standard transaction of a similar nature. Please however feel free to contact me directly for a customized estimate at any point at 204-417-6086 or email us at jeremy@jmflc.ca

Big Picture 

In terms of the overall expense, without having your Offer to Purchase and mortgage instructions (if applicable) I can ballpark your closing costs at approximately 2% - 2.5% of the purchase price, plus/minus property tax adjustments and title insurance. This estimate is routinely used in our industry and while quite accurate it is based on what we know without having your Offer to Purchase and mortgage instructions. This would typically include all associated costs and expenses including legal fees and disbursements, land transfer tax, and land titles’ registration costs.

We will ensure that these are adjusted as of the date of possession. Responsibility for the paying of your property taxes will depend on what point in the year you buy your home and if the seller has made any payments as of your date of possession. We will have this information for you at our meeting.

You will need to bring the following:

TWO (2) forms of Identification: 

Valid Government Issued Photo Identification e.g., Passport/ Driver’s License. 

Other accepted types of identification are birth certificate signed credit card, SIN card. 

*You must provide at least ONE (1) form of photo identification listed above. Please note that Manitoba Health Cards are not accepted as a valid form of Identification. 

A personalized void cheque or branch-stamped PAD form

A copy of your home insurance showing your new lender as the loss payable. Alternatively have your Insurance Broker send a letter confirming insurance is in place.

You will need to contact Manitoba Hydro to set up your new account effective the date of possession. Manitoba Hydro may be reached as follows:

In the event your property is on municipal water you will need to contact the City, Town or R.M. directly to set up your water account effective the date of possession.

Some properties are on well water in which case there is no water meter and no need to set up an account with any civic authority.

Important: Please read the water meter on possession and take a picture of the reading.

We will confirm the arrangement for your keys with the Seller’s Lawyer prior to possession. We will contact you to confirm those arrangements as the process depends on the seller’s lawyer. Typically we can release keys to you one business day prior to possession.

The most common causes of delay are as follows:

If there is a delay in receiving mortgage instructions from your new lender.

If there is no Home/Fire Insurance in place or we have not been provided with a binder letter from your insurance broker

Until we receive your mortgage instructions and home insurance, your signatures on all documents and your closing costs we will not be authorized by the seller’s lawyer to release keys.

You will receive your Final Report approximately 6-8 weeks from the date of possession which will be mailed to you.

We will mail to you copies of documents you have signed, a copy of your title insurance policy and a final accounting showing all funds received and disbursed. 

Please note: Most of our clients will receive a refund once their transactions are concluded. The refund cheques are sent to you with your final report.

We suggest that you obtain written estimates, from an arms-length third-party source, as to what it will cost to fix the problem(s). We will send those to the other lawyer, put the other lawyer on notice of the problem and ask for reimbursement. 

Please document the issue(s) with photos/videos where possible.

It is important to determine if the problem was a pre-existing one so ask the contractor who is doing the estimate(s) to put his/her opinion in writing.

Please note: 

There is no guarantee that the seller will reimburse you for these issues even after we provide evidence and estimates however it is a necessary first step towards possible reimbursement. In the event the Seller refuses to reimburse you, your recourse would be to take him/her to court. 

The additional time involved in resolving these issues may be subject to additional fees and disbursements as these types of issues are not included in standard legal fees and disbursements at the outset of any file.

Please note the above information is of a general nature ONLY and is not in-depth of all possible legal rights or remedies. These answers are not intended to provide legal advice or opinion. You should seek specific legal advice for your particular situation.