In Tay Valley, buying, selling, or refinancing a home can be handled entirely online with Treadstone Law — one flat fee, taxes included, and no office visit required. Government costs are always shown separately so the total stays transparent.
“We bought and sold on the same day, and I was worried about the logistics, but everything lined up.”
V.M. · Buying and selling · 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 Tay Valley 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 — Tay Valley, 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 Tay Valley can fall under a neighbouring authority; confirm for the specific address.
Source: Conservation Ontario, Conservation Authority Boundaries (2023). Retrieved 2026-08-10.
The Tay Valley-specific mechanics we handle on every file — so nothing surprises you at closing.
Tay Valley properties are registered in the Lanark Land Registry Office, LRO #27. Filings go in electronically instead of over a counter, which is why our online closing process suits properties here.
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.
Tay Valley buyers owe Ontario's provincial land transfer tax and no municipal equivalent, since a municipal transfer tax exists only in Toronto across the whole province. We include a provincial LTT estimate in your closing cost breakdown ahead of time and note any rebate you might be entitled to. Tay Valley's 2021 population was about 5,925, and StatCan recorded roughly 3,750 total private dwellings against about 2,419 occupied by usual residents, a gap StatCan attributes to seasonal and recreational use rather than something we can speak to further. Our flat purchase fee is $1,354.87, taxes included, with disbursements and land transfer tax billed at cost.
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.
Selling in Tay Valley, our office discharges your existing mortgage from title, handles requisitions raised by the buyer's lawyer, and finalizes your statement of adjustments so proceeds are available at closing. Land transfer tax is a cost the buyer bears, not the seller, so it won't show up on your file. The flat sale fee is $1,241.87, taxes included, disbursements itemized separately.
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 manages new purchase mortgages, refinances, and private mortgage registrations for Tay Valley properties, all for a flat $1,241.87, taxes included. We review the lender's commitment letter, prepare the charge for registration, and make sure closing conditions are satisfied before funds are released.
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 don't operate a branch office in Tay Valley, but we regularly close files there — document review, signing, and fund transfers are all done online.
No. Buyers pay only Ontario's provincial land transfer tax here; the municipal version is unique to Toronto.
It includes all of our legal work, taxes included. Land transfer tax, optional title insurance, and similar government or third-party charges are itemized on their own, apart from that fee.
The Lanark Land Registry Office, LRO #27, covers Tay Valley, with registration filed electronically.
StatCan's 2021 census recorded about 3,750 total private dwellings against roughly 2,419 occupied by usual residents, a difference the agency attributes to seasonal and recreational properties.
The resources below are official Ontario and land registry sources for Tay Valley buyers and sellers who'd like to confirm the details themselves.
Sourced, dated municipal and provincial data for Tay Valley — 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 Tay Valley file in minutes — hear from your lawyer tomorrow.