Land Articles


Property Liens (Parts 3 and 4) This installment in our articles about the different types of property liens covers crown charges and writs of enforcement. What is a crown charge? Any law that is currently in force in Canada that creates a charge, lien or other interest of the Crown creates a Crown charge. Crown ...
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1. How much down payment is required to buy land in Canada? 2. How do I purchase land? 3. What is the Loan‐to‐Value (LTV) that you can finance against my property? 4. How do I avoid land transfer tax in a land sale? 5. What documentation will I need to provide? 6. How does owner ...
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Buying Land in Alberta

How to buy land in Alberta? So how do you buy land in Alberta for use such as for a manufactured home or acreage? When some people think about investing in real estate within Alberta, they focus on properties in Edmonton, Calgary and the surrounding metropolitan areas. However, Alberta has just as much of a legacy ...
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Each province in Canada has a registry of the owners of each parcel of property throughout that province’s boundaries. Any time the ownership of a parcel of property changes, there is an applicable property transfer tax. This kicks in when someone: takes over possession of a life estate, lease, or right to purchase for a ...
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The Basics about Land Mortgage Lenders

One of the best ways to build up your real estate portfolio is to snap up land that has not been improved yet but is in an area that is likely to see incredible growth over the next few years. Even if you don’t put any improvements on the property yourself, the increase in land ...
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Rural Development Loan Requirements

How to get a loan for farm land For farmers or members of local agricultural co-operatives, rural development loans are available through the Canadian Agricultural Loans Act (CALA) Program. Individual farmers can put these loans to work in establishing or developing farms, and co-operatives can use the funds to distribute, process or market farming products ...
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If you have recently acquired property in Ontario, you likely face a land transfer tax from the province. In most cases, the amount of this tax is based on what you paid for the land, as well as the remaining balance of any debt or mortgage that you took out during the process of purchasing ...
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Buying Land in Manitoba

People who are considering buying land in Manitoba -- and taking out a loan to do it -- need to keep a few things in mind as they move toward the application process. Loans on empty land work a little differently than loans for residential and commercial buildings. The main difference, at least from a ...
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Buying Land in BC

Are you considering buying land in BC? Whether you’ve found a lot in or around Vancouver or Victoria, or if you’re buying up land in a more rural part of the province, if you plan on financing the purchase, there are some things you need to know about a land loan. Required down payment on ...
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Buying Land in Saskatchewan

If you want to take out a loan for buying land in Saskatchewan, there are a few things you need to know about borrowing for property that does not have buildings or other improvements on it. How much down payment to buy land in Saskatchewan First of all, you’re probably going to have to put ...
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Land FAQ

Answer: The required down payment for land varies based on credit, and the lender type. If you are buying residential land with the intention to build and once have good credit, some credit unions will approve with 25% ‐ 35% down payment plus applicable fees and closing costs. Private mortgage loans generally require 45% ‐ 50% down payment or greater plus applicable fees and closing costs.

Answer: Purchasing land is no different that purchasing other real estate. If using a realtor, the designated realtor will ensure you complete the appropriate compliance and realtor brokerage documents to complete the transaction. If the sale is a private sale, less documentation is required, but it is best to ensure you complete your own required due diligence on the property and to be aware of all closing costs such as land transfer tax, etc. It is suggested when buying land to seek the services of a real estate professional.

Answer: If you bank won’t assist, it is best to seek the assistance of a broker that can provide you with alternative options. We provide short term private mortgage solutions of between 1‐3 years that will allow you to access the funds needed until you qualify to return to your bank and refinance for the long term.

Answer: Tax is something that nobody can avoid, and should not avoid. An attempt to avoid taxes is tax evasion. However, there are ways to defer taxes to minimize the amount depending on your tax plan. For some owner’s of properties that want to avoid paying immediate capital gains tax, or buyer’s that do not want to or cannot pay immediate land transfer tax; owner financing is good strategy to discuss with your accountant strategist.

Answer: On standard urban residential land purchase where the loan value does not exceed 55%, basically all this required is 2 pieces of Valid ID, a current mortgage statement, property tax assessment notice, and land only appraisal from an approved appraiser.

Answer: Owner financing for land is no different than owner financing for any other Canadian Real Estate.

The 3 most common methods of this financing are as follows:

  1. Rent‐to‐Own (Generally the seller has a mortgage on it, and is basically allowing an individual to make scheduled payment until they are in position to secure financing with a traditional lender. Title of the property does not switch over, but a caveat is registered on the property to protect the buyer’s interest.
  2. Partial owner/seller finance. A buyer obtains a mortgage from a 3rd party which covers a majority of the purchase. The shortfall owed to the seller is registered as a second mortgage on the property. Title of the property switches to the new owner. (The 3rd party refinances and down payment needs to exceed the current mortgage on the property and must be paid out from the proceeds.)
  3. 100% owner/seller finance. This is the same as the partial; however the owner/seller has no mortgage on the property. The Land Transfer is optional depending on the agreement, but it is recommended that the buyer registers a caveat to protect their interest in the property is Title isn’t transferred.

Answer: This is always a consideration. At times, there may not be enough equity/down payment in the property, so if you own other real estate with adequate equity, this will be considered. This is referred to a “blanket mortgage” or “Inter Alia” mortgage. This type of mortgage is rarely offered by traditional or semi‐traditional lenders unless you have a commercial relationship. Private lending is generally the only option.

Answer. Turnaround time, brokerage firm pre‐underwriting, and transfer of trust from our DLGN (Direct Lender Group Network)

BFLI | Amansad Process
1. Application sent to applicant (s)
2. Application returned & reviewed
3. Commitment Issued by Amansad to applicant(s) with summary of terms and conditions
4. Commitment returned & sent to DLGN
5. An investor from the DLGN signs off instructed to Lenders lawyer for closing provided key conditions are satisfied by applicants.

Most Other Brokerage Firms
1. Applicant sent to applicants
2. Applicant returned & reviewed
3. Applicant sent to 1 private lender for underwriting.
4. Underwriter sends to Lending Committee for review
5. Commitment returned to brokerage firm if approved. If not approved, go back to step 3 with new lender
6. Commitment Issued by Brokerage firm to applicant(s) with summary of terms and conditions
7. Commitment returned to brokerage firm
8. Commitment sent back to Private Lender by Brokerage Firm
9. Lender Committee completes final review 10. File Instructed to Lenders Lawyer for closing provided key conditions are satisfied by applicants

(Every land finance situation is unique and there are always exceptions on a case by case basis. If your question is not here, contact us and we’ll be sure to get back to you at our earliest convenience.)