You have your mortgage preauthorization in hand. You have found the property. Your offer has been accepted. There are 30 to 60 days left before signing at the notary. This is the most stressful — and the most misunderstood — stretch of the home-buying journey in Quebec.
Here is the exact checklist, in chronological order, of what must happen between offer acceptance and the signing at the notary. A single missed step can push closing back by a week to a month.
1. Book the inspection within 7 to 14 days
The pre-purchase inspection is a suspensive condition in 95% of offers in Quebec. You typically have 7 to 14 days after acceptance to complete it and lift the condition (or walk away if the report reveals a major defect).
Cost: $500 to $900 depending on the property. Paid on the spot, non-refundable.
Classic trap: choosing the inspector recommended by the seller''s real estate broker. Independence is questionable. Pick an AIBQ or InterNACHI inspector you found yourself.
2. Send the inspection report to your mortgage broker
The lender that issued your preauthorization wants to see the report. A major defect (foundation, roof, electrical panel below 200 A) can change the perceived value of the property and therefore the loan amount that will be approved.
What the broker does: forwards the report to the lender, obtains confirmation that financing remains valid, or negotiates a price adjustment with the seller.
3. Confirm the preauthorization is still valid
A preauthorization is typically valid for 90 to 120 days. If you are close to that window, the lender may ask to refresh your credit score and employment. Plan ahead if your purchase is taking more than 3 months.
4. The lender orders the appraisal
The lender commissions its own appraisal. With the large banks (NBC, Desjardins, RBC), it is automatic and free for CMHC-insured loans. With monoline lenders or conventional loans, it is sometimes at your expense ($300–$500).
What can go wrong: the appraisal comes in below the purchase price. Two options — increase the down payment to bridge the gap, or renegotiate the price with the seller. A mortgage broker holding an AMF licence handles these cases every day.
5. Final approval from the lender
Different from the preauthorization. The final approval is a conditional approval that confirms:
- Current credit score (refreshed)
- Employment confirmed (recent letter + T4)
- Final ratios (GDS, TDS) recalculated with the exact municipal taxes
- Down payment confirmed (90 days of bank statements)
Turnaround: 5 to 15 days after the inspection report and appraisal are received. A well-prepared file goes through in 3 to 5 days.
6. Mortgage life insurance decision (optional)
The lender will offer you its mortgage life insurance. Decline at signing — you can always take out an individual life insurance policy (Beneva, iA, Manulife) that is 30% to 60% cheaper for the same coverage, and portable if you change homes.
7. Loan instructions sent to the notary
The notary you chose (yourself, not the seller) receives the lender''s instructions: amount, rate, term, amortization, down payment, adjustments. The notary prepares the deed of hypothec and the deed of sale.
You should pick your notary typically between day 15 and day 30. Budget $1,500 to $2,500 taxes included depending on complexity.
8. Title search by the notary
The notary verifies that the property is free of encumbrances (prior mortgages, seizures, legal construction hypothecs). If a problem surfaces, closing gets pushed back.
Common case: a former seller who forgot a discharged mortgage was never officially released. Resolution takes 3 to 10 days.
9. Certificate of location
The seller must provide an up-to-date certificate of location (less than 10 years old, with no structural changes since). Otherwise, the seller orders a new one ($400–$800, 2 to 4 weeks). This step regularly delays closings.
10. Adjustments for taxes and condo fees
The notary calculates what you owe the seller as reimbursements (municipal and school taxes paid in advance, condo fees for the current month). Estimated at $500 to $3,000 depending on the city and time of year.
11. Transfer of down payment funds
The notary asks you to send your down payment by wire transfer or bank draft 3 to 7 days before signing. Plan ahead — a HBP RRSP withdrawal takes 3 to 5 business days to release.
Classic trap: down payment in cash from an undocumented source. The notary will refuse to finalize. Every dollar must be traceable.
12. Signing at the notary
The big day. Plan for 90 to 120 minutes at the notary''s office. You will sign:
- The deed of sale
- The deed of hypothec
- The declaration of principal residence
- Possibly a declaration of co-owners or of divided co-ownership
You leave with the keys (if the home is vacant) or with a key-handover appointment (if the seller is occupying it until the possession date).
What Courteo does during this period
The Courteo platform creates a direct link between you and a mortgage broker holding an AMF licence in our network, who handles points 2, 4, 5, 6 and 7. The broker does not sign on your behalf, but coordinates the relationship with the lender, which typically compresses the total timeline by 3 to 5 days.
FAQ
Can the preauthorization be modified between offer and signing? Yes, if your situation changes (new job, debt paid off, sold vehicle removed from your obligations). The broker resubmits the file with the updated data. Careful: a drop in income or a new debt can invalidate the preauthorization.
What happens if the lender''s appraisal comes in below the purchase price? Two scenarios. (a) You included a "financing condition" clause: you can walk away without penalty. (b) No clause: you must bridge the gap with an additional down payment, or renegotiate the price with the seller. Brokers negotiate these cases regularly.
Can the notary be imposed by the seller? No. In Quebec, each party chooses their own notary. The buyer''s notary prepares the deed of hypothec (mandatory for the loan) and the deed of sale. Never sign at the seller''s notary without verifying.
What if one of the documents (certificate of location, title) blocks the signing? The notary calls you and offers two options: postpone the signing date (with the seller''s written agreement, at no cost) or renegotiate a specific clause. Never sign under pressure — a problematic title stays with you afterward.
Related reading
- Mortgage preauthorization documents in Quebec — the file to prepare before contacting a broker
- Closing costs for buying a home in Quebec — the full breakdown of what you pay at the notary
- Prequalification vs preauthorization — understand where you actually stand