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In most real estate transactions in Nova Scotia, the buyer’s agent commission is paid from the seller’s proceeds — meaning there is typically no direct cost to you as the buyer for representation. Before we begin working together, we’ll have you sign a Buyer Designated Brokerage Agreement, which is a standard document that formally establishes our working relationship and outlines our responsibilities to you as your designated agent. We’re always transparent about how compensation works before anything is signed, so you’ll have a clear picture from day one. If you have any questions about this, it’s one of the first things we cover in your free consultation.

CMHC mortgage insurance — also known as mortgage default insurance — is required in Canada when your down payment is less than 20% of the purchase price. It protects the lender in the event of default and is provided through the Canada Mortgage and Housing Corporation (CMHC) or other approved insurers. The insurance premium is calculated as a percentage of your mortgage amount and is typically added directly to your mortgage rather than paid upfront. The premium ranges from 2.80% to 4.00% depending on your down payment amount. If your down payment is 20% or more, mortgage default insurance is not required. Your mortgage professional will walk you through exactly how this applies to your situation.

The timeline varies depending on the property and your situation, but here’s what a typical transaction looks like in Nova Scotia. Once your offer is accepted, the conditional period — during which you’ll complete inspections, secure financing, and satisfy other conditions — generally runs between five and fifteen business days. After the offer goes firm, the closing period is typically 30 to 90 days, depending on what was negotiated in the agreement. From the time you begin your search to the day you get the keys, most buyers in the Halifax and East Hants market are looking at anywhere from a few weeks to a few months, depending on how quickly the right property comes up and how competitive the market is at the time.

A conditional offer means your Agreement of Purchase and Sale includes specific conditions that must be satisfied before the transaction becomes binding — common conditions include financing approval, home inspection, insurance, and lawyer review. Once all conditions have been met and both parties are satisfied, the buyer signs a Buyer’s Waiver of Conditions, which indicates these conditions have been met and makes the offer firm. A firm offer is legally binding — at that point, the property is considered sold and both parties are committed to closing. Understanding this distinction is important because the timeline and obligations for each party are different during the conditional period versus after the offer goes firm.

Yes. In Nova Scotia, a real estate lawyer is required for all property purchases. Your lawyer will review the Agreement of Purchase and Sale, conduct a title search, handle the transfer of funds, and ensure the title is registered in your name on closing day. You’ll want to have a lawyer selected before your offer is accepted, as lawyer review is typically one of the conditions in your offer. If you don’t have a real estate lawyer, we’re happy to connect you with trusted professionals in the Halifax and East Hants area.

The minimum depends on the purchase price. Homes under $500,000 require 5%, homes between $500,000–$999,999 require 5% on the first $500,000 and 10% on the remainder, and homes at $1,000,000 or more require a minimum of 20%.

First-time buyer in Nova Scotia? The Down Payment Assistance Program (DPAP) offers an interest-free loan of up to 5% of the purchase price, repaid over 10 years. A great option worth exploring.

A mortgage professional can help you figure out exactly what you’ll need — and we’re always happy to point you in the right direction. Click here to out our Pre-Approval Request Form.