- A title search shows the current active title and its registered interests, but not removed interests or previous owners in a basic search.
- At closing, each party pays their own lawyer in a standard offer template, and the purchaser pays the Land Titles Registry fees.
- Whether title insurance is worth buying depends on the policy wording, so read the coverage and exclusions before you decide.
At closing you may be offered title insurance and asked to decide quickly. Saskatchewan already has a government land titles registry, so it is fair to wonder what an extra policy adds.
This article explains what the registry shows, what costs to expect at closing, and what to ask about a policy. It does not tell you whether to buy one, because that depends on the property, your lender and the policy itself.
This article covers the law of Saskatchewan.
What title insurance generally is
Title insurance is a one-time policy, usually paid at closing, that protects an owner or lender against certain problems connected to ownership of the property. What it covers is set by the policy wording, and policies differ between insurers. Always read the list of covered risks and the list of exclusions.
What the land titles registry already shows
ISC Quick Search finds currently active titles by parcel number, title number, owner name or land description and lets you view a title image or request a certified print. It does not show previous owners or interests that were removed, which the advanced Search tool covers.
On a title, registered interests are rights, interests or estates recognized at law that are less than title, and mortgages and liens appear as interests. Judgments are tracked separately in the Judgment Registry. So a thorough review involves more than one place.
A title lock is a prohibition on the title, so it is worth asking your lawyer whether one appears on the title you are buying. Older registered interests can also be removed in some cases. Under the Land Titles Regulations, 2001, the Registrar can issue a notice that a registered interest will lapse 30 days after the notice is sent unless a court order extending the registration is registered. After that, the Registrar registers a discharge on application if no extending order is registered.
Costs to expect at closing
| Item | Who generally pays |
|---|---|
| Your own lawyer | Each party pays their own lawyer in a standard offer-to-purchase template |
| Land Titles Registry fees to register the property in your name | The purchaser |
| Land Titles Registry fees to register your mortgage | The purchaser |
| Provincial fee to transfer property, based on value | Check the current rate with the registry before closing |
Saskatchewan has no land transfer tax listed in CMHC's provincial fact sheet. Instead there is a provincial fee to transfer property based on the property's value. Registry fees can change, so confirm the current schedule rather than relying on an older figure.
Questions to ask before you pay for a policy
- What risks does the policy cover, and which are excluded?
- Does it protect you as owner, your lender, or both?
- How long does coverage last, and who can make a claim?
- Does it duplicate work your lawyer is already doing on the title?
- Is the premium a one-time charge, and is it listed on your closing statement?
- Does your lender require it or accept it in place of other steps?
If the explanation you get is vague, ask for the sample policy in writing. Your lawyer can compare it to the title and the property's circumstances.
If you are buying a resale condominium unit, you can also request an estoppel certificate from the corporation, which covers fee payment status, contribution amounts, insurance, and outstanding lawsuits or judgments against the corporation. That is separate from title insurance, so ask your lawyer how the two fit together for your purchase.
What to do next
Raise title insurance with your lawyer before closing day so you are not deciding under time pressure. Bring the policy documents, your offer to purchase, and any lender instructions. Ask your lawyer which title issues, if any, they see on this property, and whether a policy would respond to them.
Frequently asked questions
Is title insurance required in Saskatchewan?
It depends on your lender and the transaction. Some lenders may ask for it, so check your mortgage instructions and ask your lawyer.
Does a title search show everything about a property?
No. Quick Search covers currently active titles and does not show previous owners or removed interests. Judgments are also tracked separately in the Judgment Registry.
Who pays for registering the property in my name?
In a standard offer-to-purchase template, the purchaser pays the Land Titles Registry fees to register the property and the purchaser's mortgage. Each party also pays their own lawyer.
Is there a land transfer tax in Saskatchewan?
CMHC's provincial fact sheet lists no land transfer tax, but there is a provincial fee to transfer property based on its value. Confirm the current rate with the registry before closing.
Sources
- CMHC – Saskatchewan Condominium Fact Sheet — cmhc-schl.gc.ca
- Law Society of Saskatchewan – Offer to Purchase — lawsociety.sk.ca
- ISC – Quick Search — isc.ca
- ISC – The Title and How to Read it — isc.ca
- The Land Titles Regulations, 2001 (L-5.1 Reg 1) — publications.saskatchewan.ca
Links go to official government, court and regulator pages. The law changes — confirm you are reading the current version.
This is a real estate question
A home purchase with us is from $1,437.89, tax included. Third-party fees are extra.