What Your Real Estate Lawyer Actually Invoices (Every Closing Line Item, 2026)
A lawyer’s closing bill is a fee plus a dozen disbursements: title search, registration, title insurance, tax certificates, couriers. Typical costs for each.
A closing bill has three parts. First, the lawyer's fee for the work itself ($700 to $1,500 for a straightforward purchase). Second, disbursements, the costs the lawyer pays on your behalf and passes through at cost. This covers the title search, registration of the deed and mortgage, title insurance, tax and utility certificates, couriers, and software fees ($400 to $900 together). Third, government charges collected through the lawyer's trust account, namely land transfer tax, PST on the insurance premium, and the adjustments owed to the seller. "Legal fees" in most closing-cost estimates means the first two parts, about $1,200 to $2,500 all in. The third part is separate, and usually much larger.
The CostToClose guided buying flow shows all three groups as separate lines.
The typical statement of account
| Line | What it is | Typical (Ontario, resale house) | Rule or estimate |
|---|---|---|---|
| Legal fee | The lawyer's own charge for the file | $900 to $1,500 | Estimate |
| HST on the fee | 13% | $117 to $195 | Rule |
| Title search / abstract | Searching the parcel register | $50 to $150 | Estimate |
| Execution search | Judgments against the seller and you | $25 to $60 | Estimate |
| Registration of transfer | Land registry fee to register the deed | ≈ $90 | Rule |
| Registration of mortgage | Land registry fee to register the charge | ≈ $90 | Rule |
| Title insurance | Lender and owner policy, one-time | $300 to $600 | Estimate |
| Tax certificate | Confirms property taxes are paid | $50 to $100 | Rule (municipal fee) |
| Utility / water certificates | Same for utilities where billed by the city | $25 to $75 | Rule |
| Condo status certificate (condo only) | From the corporation; often the seller pays | $110 | Estimate |
| Software / conveyancing fee | Teraview or equivalent transaction charge | $30 to $80 | Estimate |
| Couriers, bank draft, wire, photocopies | $50 to $150 | Estimate | |
| Fee and disbursements | $1,700 to $3,000 | ||
| Land transfer tax | Collected and remitted by the lawyer | Per the calculator | Rule |
| PST on CMHC premium (ON, QC, SK, MB) | Per the calculator | Rule | |
| Statement of adjustments balance | Owed to the seller | Per the calculator | Rule |
Sources: Law Society of Ontario practice guidelines; Ontario land registry fee schedule; provider price lists. Checked 14 September 2026. Registration fees differ by province (BC Land Title Survey Authority, Alberta Land Titles, ISC Saskatchewan, etc.) and are covered in each province's guide.
Where quotes go wrong
- "$799 all in." Usually the fee only; disbursements and HST add $600 to $1,200. Ask for a written quote that separates fee, disbursements and HST.
- Title insurance sold twice. The lender's policy is required; the owner's policy is optional but cheap and normally bundled. Check you are not paying for a separate owner's policy from another provider.
- Mortgage with a different lender than expected. Each additional mortgage registration adds a fee and more work.
- Private or vendor-take-back mortgages, powers of attorney, non-resident sellers. All add time and fees. Non-resident sellers require a CRA clearance certificate or a 25% holdback.
Worked example from the calculator
$700,000 Ottawa resale house, 10% down, first-time buyer, single mortgage:
| Group | Amount |
|---|---|
| Fee $1,100 + HST $143 | $1,243 |
| Disbursements (search, two registrations, certificates, software, couriers) | $520 |
| Title insurance | $425 |
| Lawyer's account | $2,188 |
| Land transfer tax after refund | $6,475 |
| PST on CMHC premium | $1,562 |
| Adjustments (assumed) | $780 |
| Trust account total, excluding down payment | $11,005 |
Who this covers
This describes a standard Ontario resale purchase with one lawyer and one mortgage. Quebec uses a notary system with a different fee structure entirely, and a sale-side statement, a second mortgage, or a title held by a corporation or trust all change what's on the invoice.
What this doesn't include
- Quebec's notary fee structure, which is organized differently from the lawyer-fee model shown here (see Buying in Quebec: what's different).
- The seller's own closing statement. This page covers the buyer's lawyer's invoice only.
- Complex files: a power of attorney, an assumed existing mortgage, or a second registered mortgage, all of which add time and fees beyond this typical example.
- Rush fees some firms charge for a compressed closing timeline.
- Legal-fee tax treatment outside Ontario. HST/PST/QST rates and rules on legal services differ by province.
Questions worth asking a professional
- Ask for a written quote broken into fee, disbursements, and tax separately before committing to a lawyer or notary. A bundled "$799 all in" quote is usually the fee alone.
- Confirm whether the quote includes both the lender's required title insurance policy and an owner's policy, and whether you're being charged for the owner's policy twice.
- If either party is a non-resident, ask specifically about CRA clearance certificate timing and cost. It can delay closing.
- Ask whether a rush fee applies if your closing date is unusually tight.
Frequently asked questions
How much does a real estate lawyer cost in Canada?
About $1,200 to $2,500 including disbursements and tax for a straightforward purchase; $800 to $1,500 for a sale. Quebec notaries charge similar amounts.
What are disbursements?
Costs the lawyer pays to third parties on your behalf — searches, registrations, certificates, insurance, couriers — and bills back at cost.
Is title insurance required?
Lenders require a lender's policy on almost every mortgage. An owner's policy is optional but usually bundled for a small additional cost.
Why is my lawyer's total so much higher than the quote?
The quote was likely the fee only. Land transfer tax, PST on mortgage insurance and the adjustments owed to the seller flow through the lawyer's trust account and dwarf the fee.
Can I use the same lawyer as the seller?
Not in most provinces for a purchase and sale between unrelated parties. Quebec's notary system is the exception.
Sources
- Law Society of Ontario, Real estate transactions — fees and disbursements — checked 14 Sept 2026
- Ontario Ministry of Public and Business Service Delivery, land registration fees — checked 14 Sept 2026
- Canada Revenue Agency, non-resident vendor clearance certificates (section 116) — checked 14 Sept 2026
This guide is general information for Canadian home buyers and sellers, checked against the sources listed above on the date shown. It is not legal, tax, or mortgage advice. Rules and rates change; confirm current figures with your lawyer or notary, your lender, or the government office that administers the tax before relying on them.