- Closing day is when documents are signed, money moves, the deed is registered and possession passes to you.
- Most documents are submitted electronically by an authorized lawyer, and the province recommends a lawyer for real property transactions.
- Budget for municipal deed transfer tax, a recording fee and, on a new unit, HST, and check whether the non-resident tax could apply to you.
Closing day is the day a purchase becomes real. Up to then you have a signed agreement; on closing you pay, the title is registered in your name and you take possession. For a first-time buyer, it can feel like a blur of signatures and wire transfers.
This article walks through the usual order of events in Nova Scotia, the costs that tend to appear at the end, and how to get ready. Your own agreement of purchase and sale sets the exact terms, so use this as a map and not a script.
This article covers the law of Nova Scotia.
The big picture: four things happen
On closing, four things generally come together. You sign the closing documents, the purchase money and any mortgage funds are moved, the transfer is registered, and possession passes to you. These steps are usually handled by lawyers on both sides, so you rarely need to be in a registry office or wait in line.
Most documents relating to land are submitted electronically by authorized lawyers, and the province recommends using a lawyer for real property transactions, including identifying the correct parcel identification number (PID) and matching the legal description to the parcel.
Step by step through the day
- Signing: before closing day you normally meet your lawyer to sign the deed paperwork, mortgage documents and statements. Read what you sign and ask about anything unclear.
- Funds: your lawyer receives your down payment balance and any mortgage advance, and pays the seller and others as the closing statement shows.
- Registration: your lawyer submits the documents electronically. To do this, a lawyer must be an authorized lawyer with Property Online. That means holding a current user agreement with the Minister and a pre-authorized debit agreement between their law firm and the Minister.
- Confirmation: once the transfer is registered and the funds are released, your lawyer confirms that the deal is complete.
- Keys: the time and manner of handing over keys come from your agreement of purchase and sale, and are often arranged through the real estate agents.
Timing can shift during the day, for example when a lender releases funds late. Keep your phone on and be flexible about when you can pick up keys.
Taxes and fees that show up at closing
| Item | What to know |
|---|---|
| Municipal deed transfer tax | A separate municipal tax, with rates set by each municipality and collected through Land Registry when the deed is registered. Municipal rates can go as high as 1.5 percent of the value of the property. |
| Affidavit of Value | The purchaser must complete a Municipal Deed Transfer Affidavit of Value form when the deed is registered. |
| Recording fee and HST | Buyers pay a separate fee to record the deed. HST applies on new units but not on previously owned units, though resale buyers may owe the federal portion in some cases, such as when the seller used the unit mainly for business. |
| Non-resident tax | Applies to residential property of 3 dwelling units or less, including vacant land deemed residential, where any ownership interest goes to a non-resident of Nova Scotia. |
Your lawyer will set out the exact amounts in a closing statement, so ask for it ahead of time rather than on the day.
If you are not yet a Nova Scotia resident
For agreements signed after 31 March 2025, and transfers after that date with no agreement, the non-resident provincial deed transfer tax is 10% of the Total Ownership Interest being transferred to non-residents, applied to the purchase price or assessed value, whichever is higher, while agreements or transfers on or before that date fall under the separate Nova Scotia Provincial Non-resident Deed Transfer Tax Guidelines.
If an individual buyer states an intention to move to Nova Scotia, the tax is not payable at the time of transfer, but proof of residency must be provided later. For transfers on or after 6 August 2026 the window is 12 months. Transfers between spouses or common-law partners are exempt. Because the rules for each situation differ, talk to your lawyer before closing day.
What to do before closing day
- Ask your lawyer for the closing statement and the amount you need to bring or transfer.
- Confirm that your mortgage funds and insurance are in place.
- Book your move and ask your agent when keys will be released.
- Bring photo identification to the signing.
- Tell your lawyer if you are not currently a Nova Scotia resident.
- Plan a final walk-through with your agent to check the property's condition.
Frequently asked questions
Do I need to be at the registry office on closing day?
Usually not. Most documents are submitted electronically by authorized lawyers. You normally sign with your lawyer beforehand.
Who pays the municipal deed transfer tax?
Whether the buyer or the seller carries it can depend on the law and the contract, so confirm with your lawyer. The tax is collected through Land Registry when the deed is registered, and the purchaser completes the Municipal Deed Transfer Affidavit of Value.
Will I pay HST on a resale home?
Generally not on previously owned units, though resale buyers may owe the federal portion in some cases, such as when the seller used the unit mainly for business. New units attract HST.
When do I get the keys?
It depends on your agreement of purchase and sale. Keys are typically released once your lawyer confirms the transfer is registered and the funds have moved, so ask your agent and lawyer what to expect.
Sources
- Government of Nova Scotia – Non-resident Provincial Deed Transfer Tax — novascotia.ca
- Government of Nova Scotia – Municipal deed transfer and property tax — novascotia.ca
- CMHC – Nova Scotia fact sheet (page dated 31 March 2018) — cmhc-schl.gc.ca
- Non-resident Deed Transfer Tax Regulations — novascotia.ca
- Government of Nova Scotia – Property Online — novascotia.ca
- Land Registration Administration Regulations — novascotia.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 $1,653.86, tax included. Third-party fees are extra.