From offer to closing, Smiths Falls real estate files move through Treadstone Law entirely online, run from our Mississauga office instead of a branch in town. The flat, tax-included fee is set before you commit to anything.
“Selling my late father's house through an estate sale had its own wrinkles, and each one was explained as it came up.”
H.S. · Estate home sale · Ottawa
Shared with permission. Initials changed to protect client privacy.
Our charges include applicable taxes. Disbursements and, on a purchase, Land Transfer Tax are extra and billed at cost — itemized upfront, in writing, never hidden.
Prices are “our charges” and include applicable taxes. Disbursements and Land Transfer Tax are extra, at cost, estimated in writing before you commit.
Purchase price aside, this is what a buyer in Smiths Falls sees on the closing statement: our fee, then the disbursements we estimate on your behalf, then the government taxes — each sourced and dated. We don't total these into one figure; disbursements vary by file and are itemized in your written quote.
| Line item | $600,000 | $900,000 | $1,200,000 |
|---|---|---|---|
| Our fee (flat, any price) — 13% HST included | $1,354.87 | $1,354.87 | $1,354.87 |
| Estimated disbursements — billed at cost, itemised in your written quote; they vary by file | |||
| Teranet search fees & disbursements (registrations, searches, bank fees) — estimate | $583.26 | $583.26 | $583.26 |
| Technology & file management — estimate | $332.05 | $332.05 | $332.05 |
| Title insurance (example premium, varies by insurer and price) | $513.80 | $805.40 | $1,097.00 |
| Government charges | |||
| Ontario land transfer tax | $8,475.00 | $14,475.00 | $20,475.00 |
| First-time buyer refunds, if you qualify | − up to $4,000 | − up to $4,000 | − up to $4,000 |
Disbursements vary by file and are itemized, estimated in writing, before any work begins — these lines are estimates, not quotes. Ontario refunds up to $4,000 of the land transfer tax for first-time buyers, applied by your lawyer at registration.
Sources: Ontario electronic land registration fee, 2026-09-17: ontario.ca (rises to $86.42 per instrument from 2026-11-02); TitlePLUS residential premium schedule, 2026-09-17: titleplus.ca; Ontario land transfer tax, 2026-09-17: ontario.ca.
See the full breakdown on our Ontario real estate lawyer fee guide or flat-fee pricing page.
Every figure is from Statistics Canada’s 2021 Census of Population — real published data, current until the 2026 Census releases (2027).
Source: Statistics Canada, 2021 Census of Population, Census Profile — Smiths Falls, Ontario. Reproduced and distributed on an “as is” basis with the permission of Statistics Canada. Retrieved 2026-07-28.
| Authority | Rideau Valley Conservation Authority |
|---|---|
| Head office | 3889 Rideau Valley Drive, Box 599, Manotick, ON, K4M 1A5 |
| Phone | 613-692-3571 |
| Website | rvca.ca |
| Watershed area | 4,246 km² |
Development in a regulated area, and interference with a wetland or watercourse, are prohibited by section 28 of the Conservation Authorities Act without a permit under section 28.1, issued by the authority — not the municipality — under O. Reg. 41/24. Watershed boundaries follow drainage rather than municipal lines, so a property at the edge of Smiths Falls can fall under a neighbouring authority; confirm for the specific address.
Source: Conservation Ontario, Conservation Authority Boundaries (2023). Retrieved 2026-08-10.
The Smiths Falls-specific mechanics we handle on every file — so nothing surprises you at closing.
Smiths Falls is registered through the Lanark Land Registry Office, LRO #27, using Ontario's electronic system for title transfers. Because our own process runs entirely online already, that electronic registration step integrates without adding any extra steps for you.
You don’t “set up” property tax — we prorate it. The statement of adjustments credits whoever prepaid; after closing, the municipality bills you directly and you can enrol in pre-authorized payments.
ID verification, document review, and signing happen online — no office visit needed. In-person signings remain available across the province if you prefer.
Smiths Falls, a single-tier town within Lanark County with about 9,254 residents, applies Ontario's standard land transfer tax framework — buyers pay the provincial tax only. Our purchase fee is a flat $1,354.87, taxes included, and it covers title review, mortgage instructions, and the closing documents your file requires. Land transfer tax and disbursements remain separate from that fee and are billed at actual cost, itemized so it's clear what portion is legal work and what portion is a government or third-party charge. That structure doesn't shift based on whether the home is downtown Smiths Falls or on the edge of town.
Financing, inspection, status certificate — your offer’s conditions are legal protections, and waiving them is a legal decision. We review before you sign and flag the risks in plain language.
Buying pre-construction or an assignment carries its own tax and disclosure rules — ask us before you commit so nothing catches you at closing.
When you sell in Smiths Falls, we discharge any mortgage registered against your title, respond to the requisitions raised by the buyer's lawyer, and release your proceeds once closing funds are in. Land transfer tax belongs to the buyer, so it has no bearing on a seller's file. Our sale fee is a flat $1,241.87, taxes included, and we keep you updated as your file moves toward closing.
Sellers don’t pay LTT. Your closing costs are the legal fee, discharge-related disbursements, and any mortgage payout penalties your lender sets.
We obtain your mortgage discharge statement, answer the buyer’s requisitions, and prorate taxes and utilities on the statement of adjustments.
Funds are wired the day of closing where possible. Selling a condo? We coordinate the status certificate the buyer’s lawyer will request.
Our Mortgage service handles new purchase mortgages, refinances, and private mortgage registrations on Smiths Falls property for a flat $1,241.87, taxes included. We confirm your lender's conditions are met and prepare the charge for registration ahead of your closing date, working to keep funds on schedule. New, refinance, or private — the price stays the same.
A new charge on a home you already own. We handle the lender’s requirements and register it — one flat fee.
Switching lenders or borrowing more? We manage the payout and discharge of your old mortgage and register the new one.
Borrowing from or lending to a private party. We paper it properly, register the charge, and protect your interests.
We're not located in Smiths Falls — our office is in Mississauga — but the file is managed online from start to finish, so location doesn't limit who we can help.
It doesn't. Buyers in Smiths Falls pay Ontario's provincial land transfer tax and no separate municipal one.
Nothing hidden — land transfer tax and disbursements are the only additions, both billed at their real cost and listed on their own, while HST is already part of the flat fee.
Smiths Falls is served by the Lanark Land Registry Office, LRO #27, with electronic registration under Ontario's system.
The resources below are official government and land registry links for Smiths Falls residents who want to confirm tax and registration details directly.
Sourced, dated municipal and provincial data for Smiths Falls — not legal advice, just the facts a closing touches.
Rideau Valley Conservation Authority (613-692-3571, website). Development in a regulated area, or interference with a wetland or watercourse, needs a permit from the conservation authority — separate from municipal approvals — under section 28.1 of the Conservation Authorities Act.
Source: Conservation Ontario, Conservation Authority Boundaries (2023). Retrieved 2026-08-10.
The property-tax adjustment on the statement of adjustments doesn't set up a new tax account — it simply divides the current tax bill between buyer and seller as of closing day, crediting whichever side prepaid past their ownership. After closing, the municipality bills the new owner directly.
Ontario land transfer tax is the largest single line on most closing statements, and it is due in full on closing day. Enter a price to see the bracket-by-bracket calculation, the first-time buyer refund, and — where they apply — the Toronto municipal tax and the Non-Resident Speculation Tax. Full workings and the rate sources are on the land transfer tax calculator.
Open your Smiths Falls file in minutes — hear from your lawyer tomorrow.