Frequently Asked Questions

Most closings take 4 to 8 weeks from the date a purchase or sale agreement is signed to possession day. The exact timeline depends on conditions like financing approval, property inspections, and the possession date you and the other party agreed to. Your Track to Close portal shows a live countdown so you always know where things stand.

Every file follows our 4-step process: Retain, Prepare, Sign, and Close. In the Retain step you hire us and we open your file. During Prepare we run title searches, coordinate with lenders and realtors, and upload documents with video explainers to your portal. At the Sign step you meet with a lawyer to review and sign your documents. Finally, Close is when funds are exchanged, title is transferred, and you get your keys (or your proceeds).

Yes. In Alberta, all real estate transactions involving a transfer of land, a new mortgage, or a discharge of an existing mortgage must be completed by a lawyer. A notary public cannot handle real estate conveyancing in Alberta. Your lawyer ensures the title is clear, documents are properly executed, and funds are distributed correctly.

Your lawyer handles everything behind the scenes to make sure you can close safely: title searches, mortgage coordination, document preparation, reviewing the Real Property Report, tax adjustments, registration at Land Titles, and disbursing funds. On your Track to Close portal, each milestone has an owner tag (LAWYER, CLIENT, or 3RD PARTY) so you can see exactly who is responsible for what.

If an issue arises — such as a title defect, a delayed condition, or a problem discovered during inspection — your lawyer will advise you on your options and negotiate on your behalf. Most issues are resolved before possession day. In rare cases where a closing may be delayed, we communicate updates in real time through your Track to Close portal and work with all parties to minimize disruption.

Your realtor negotiates and manages the purchase or sale agreement, conditions, and possession logistics. Once the deal goes firm, the legal work transfers to your lawyer. We work closely with realtors through our Send to Close platform — they can refer clients, track file progress, and stay informed without needing to call the office.

Your realtor or mortgage broker will typically send us your file through Send to Close. Once we receive it, we open your file in Track to Close and send you a welcome email with portal access. From there, you'll see every step laid out — what we're working on, what you need to do, and when your signing meeting is. Each document comes with a video explainer so nothing feels unfamiliar when you sit down with your lawyer.

Your down payment (minus the deposit already paid to the realtor's brokerage) is due at or before your signing meeting. We'll send you the exact amount via your Track to Close portal. Payment is made by certified cheque or bank draft payable to Giardino Law in trust. Do not bring a personal cheque — your bank will need 24-48 hours to prepare a bank draft, so plan ahead.

Yes. If your funds are coming from multiple accounts or multiple people (such as a gift from family), you can bring more than one bank draft. Each draft should be payable to Giardino Law in trust. Let us know in advance so we can account for the totals properly.

Title insurance is a one-time policy that protects you and your lender against certain title defects, survey issues, and compliance problems that may not have been caught during the conveyancing process. It covers things like unknown liens, encroachments, or zoning violations. In many cases, title insurance can be used instead of a Real Property Report to save time and cost.

If you're purchasing a newly built home, GST applies to the purchase price. However, you may be eligible for a GST New Housing Rebate if the home is your primary residence and the purchase price is under a certain threshold. In most new-build transactions, the builder factors the rebate into the purchase price — meaning you assign the rebate to the builder at closing. Your lawyer will review this with you during signing.

No. Alberta does not have a land transfer tax. You will, however, pay a Land Titles registration fee when the transfer and mortgage are registered. These fees are included in your closing cost statement and clearly outlined in your Track to Close portal.

On possession day, once title has been transferred, funds have been disbursed, and the seller's lawyer confirms receipt — you can pick up your keys. In most cases, your realtor will coordinate the key handoff directly. Your Track to Close portal provides live possession day updates so you can follow every step in real time instead of waiting by the phone.

If you discover a defect or issue after possession, the first step is to document it with photos and contact your realtor. Depending on the nature of the problem (undisclosed defects, items not included, property damage), you may have legal options. Contact us and we can advise whether you have a claim against the seller or their home inspector.

Closing delays can happen for several reasons — late mortgage instructions, missing documents, or title issues. When a delay occurs, we immediately update your Track to Close portal and contact you directly. We also work with the other party's lawyer to negotiate any necessary extensions. If you've already given notice on a rental or scheduled movers, we'll factor the urgency into our communication.

After closing, Land Titles registers the transfer and mortgage (if applicable). This typically takes a few weeks. Once registration is complete, we send you a final reporting package that includes a copy of your registered transfer of land and mortgage documents. You'll be notified via your Track to Close portal when these are ready.

In most cases, yes. On closing day, the buyer's lawyer sends funds to us in trust. Once we confirm receipt and everything checks out, we release your net proceeds. Your Track to Close portal provides live updates on closing day — you'll see exactly when funds arrive, when your mortgage is paid out, and when your proceeds are sent.

Sale proceeds are typically available on possession day or the next business day. Once we receive the buyer's funds, pay out your existing mortgage, realtor commissions, and other adjustments, we send the remainder to you by direct deposit or trust cheque. The exact breakdown is shown on your closing cost statement in your portal.

Do not cancel your property insurance until after possession day has passed and the sale has fully closed. We recommend keeping coverage active until midnight on possession day to protect yourself in case of a last-minute delay or issue. Contact your insurance provider to arrange cancellation for the day after possession.

A holdback is a portion of the sale proceeds that is held in trust until a specific condition is met — for example, a repair is completed, or a compliance issue is resolved. Holdbacks are common when there are outstanding items on the Real Property Report or seasonal work (like landscaping) that can't be completed before possession. Your lawyer will explain the terms and timeline.

If you don't have an existing Real Property Report (RPR), you'll need to order one from a licensed Alberta land surveyor. The RPR shows the property boundaries and any structures, fences, or encroachments. Once the survey is completed, it needs to be submitted to the municipality for a compliance stamp. In some cases, the buyer may agree to accept title insurance instead of an RPR — your lawyer and realtor can advise on the best option.

Property taxes are prorated between the seller and buyer based on possession day. If you've prepaid taxes for the year, the buyer reimburses you for their portion. If taxes are outstanding, the amount owing is deducted from your proceeds. The adjustment is calculated automatically and reflected on your closing cost statement in Track to Close.

If the property was your principal residence for every year you owned it, you generally don't owe capital gains tax. However, if the property was a rental, investment, or was not your primary residence for the entire time, you may owe taxes on the gain. We recommend consulting your accountant to determine your specific situation — this falls outside the scope of a conveyancing file.

An estoppel certificate confirms how much you owe the condo corporation in fees, special assessments, and reserve fund contributions. If you're selling a condominium, an estoppel certificate is typically required by the buyer's lawyer before closing. It is usually ordered by the seller's lawyer and paid for by the seller as part of closing costs.

Yes. Any time a new mortgage is registered on title or an existing mortgage is discharged, a lawyer is required in Alberta. This includes switching lenders, accessing equity through a new mortgage, or adding/removing a borrower. The only exception is renewing with the same lender at the same terms — that's typically handled directly by the lender.

Most new loan files close in 2 to 4 weeks from when we receive your lender's instructions. The timeline depends on how quickly your new lender sends instructions and your current lender provides the discharge statement. You can track every step in your portal.

If you're renewing with the same lender at the same terms, a lawyer is usually not required — the lender handles the renewal directly. However, if the loan amount, borrowers, or lender changes, a lawyer is needed. Feel free to contact us if you're unsure whether your situation requires legal involvement.

We coordinate the full process. Once the new mortgage funds arrive, we use them to pay off your old mortgage, obtain and register the discharge from your previous lender, and register the new mortgage — all handled for you. Every step is tracked on your portal with owner tags showing who's responsible for each milestone.

Yes. We offer secure remote signing via video call for clients anywhere in Alberta. You'll meet with a lawyer on camera, review every document together, and sign digitally. In-person signings are also available at our Edmonton office. Both options are fully supported through our 4-step process.

No. Remote signing is included at no extra charge. Whether you sign in person or remotely, the fee is the same. We built remote signing into our standard process so every client has the option regardless of where they are in Alberta.

You'll need a device with a camera, microphone, and a stable internet connection — a laptop, desktop, tablet, or smartphone all work. We use Zoom for remote signings. You don't need a Zoom account; we'll send you a link to join. Make sure you have government-issued photo ID available for identity verification.

Once your documents are ready, we'll reach out to schedule your signing meeting. You'll receive a notification through your Track to Close portal with available times. If you need to reschedule, contact us directly — we offer flexible scheduling including some evening and weekend appointments when available.

Before your meeting, review the documents uploaded to your Track to Close portal — each one includes a proprietary video explainer so you understand what you're signing. Bring valid government-issued photo ID and your bank draft (if buying). For remote signings, test your camera and microphone beforehand and find a quiet, well-lit space.

Yes. We serve clients across Alberta. With remote signing available for all transaction types, you don't need to be in Edmonton. If you prefer an in-person meeting and you're outside Edmonton, we can discuss options. Over 5,000+ closings have included clients from communities all across the province.

For fully digital signings, documents are signed electronically during the video call and no physical return is needed. In some cases where original signatures are required (such as certain mortgage documents), we'll send you a signing package by courier with a prepaid return label. Your portal will show when we need the documents back.

Track to Close is our proprietary client portal — built from 5,000+ closings — that gives you real-time visibility into your file. It's not a status page or an email chain. It's a live dashboard showing exactly where your file stands, who's responsible for each task (with LAWYER, CLIENT, and 3RD PARTY owner tags), and what's next. Every document comes with a video explainer so you understand what you're signing before you sit down.

Yes. Every client gets full Track to Close access — whether you're buying, selling, or closing a new loan. Your portal is activated as soon as you retain us and stays active through closing and your final reporting package.

Video explainers are short, plain-language video walkthroughs attached to every document in your portal. Each one explains what the document is, why you're signing it, and what to look for — so nothing feels unfamiliar when you sit down with your lawyer. They're part of our proprietary library and are available 24/7 in your Track to Close portal.

Every milestone in your Track to Close portal has a colored owner tag — LAWYER, CLIENT, or 3RD PARTY — so you always know who's responsible for the next step. If it says LAWYER, we're handling it. If it says CLIENT, it's your turn. If it says 3RD PARTY, we're waiting on someone else (like a lender or municipality). No guessing, no follow-up calls.

Yes. Track to Close includes a direct messaging feature that lets you communicate securely with your legal team — no need to call or email separately. Messages are tied to your file, so your team has full context when they respond.

Our fees depend on the type of transaction — purchase, sale, or new loan. We publish transparent pricing on our Pricing page so there are no surprises. Every quote includes legal fees, disbursements, and a breakdown of what's covered. You'll also see a detailed closing cost statement in your Track to Close portal before signing.

For buyers, legal fees are included in your closing funds and deducted at closing — you don't pay them separately. For sellers, fees and disbursements are deducted from your sale proceeds before we send you the balance. In both cases, you'll see the exact amounts in your portal before signing.

Yes. When you're selling, your realtor's commission is deducted from the sale proceeds and paid directly to the brokerage on closing. This is handled as part of the standard disbursement process and is clearly outlined on your closing cost statement.

Yes. If you're selling or switching lenders, we request a payout statement from your current lender, pay off the balance on closing, and arrange for the discharge of your mortgage from title. You don't need to contact your lender separately — this is part of our standard process and tracked in your portal.

Funds should be paid by certified cheque or bank draft payable to Giardino Law in trust. You can bring it to your signing meeting or drop it off at our office beforehand. We do not accept personal cheques or e-transfers for closing funds. Your portal will tell you the exact amount and when it's due.