Transmit Ownership to Surviving Joint Tenant
After the death of an owner on title, you can use this online application to transmit (transfer) ownership to any surviving owners who are joint tenants on title with the deceased. You must have original government-issued documents, such as a death certificate, to proceed with this application.
Owners on title must be individuals who are joint tenants to use this application
Joint tenancy is a form of co-ownership where each owner has an equal interest and equal rights to possess the land. Upon the death of one owner, the interest of the deceased joint tenant passes to the surviving joint tenants. If you are unsure, do a title search to confirm what the tenancy is on title. The title may state one of three options: joint tenants, tenants in common or nothing which means tenants in common.
Contact a legal professional to file your application if any of the owners on title are a corporation, trustee of a trust or (business) partner in a limited partnership.
Make sure you are prepared by reviewing the following requirements before you begin.
Know the information on title
If you don’t already have a copy of the title, order it to ensure you have the correct information before starting. How to order a copy of the title.
The application requires the following information that can be found on the title:
- Tenancy on title – owners must be individuals listed as joint tenants
- Name on title of deceased owner
- Name and occupation on title of all surviving owners
- Mailing addresses for owners on title
- Parcel identifier (PID)
You can also find the PID by searching the address of the property on BC Assessment or look in the “Property Location & Description” section of the Property Assessment Notice.
You will also have the option of updating the occupation on title for any of the surviving owners listed on the application.
Gather information for the Property Transfer Tax Return
When you fill out this application, you will automatically be claiming exemption 08 Survivorship under the Property Transfer Tax Act. This exemption is for a transfer to the survivor of a joint tenancy as a result of the death of a joint tenant. This exempts you from paying Property Transfer Tax.
In rare circumstances, you may owe Additional Property Transfer Tax and the online application will help you determine this.
Be prepared with the:
- Residency of all owners
- Birthdate and Social Insurance Number or other relevant tax number for all surviving owners
- Mailing addresses for all owners
- Civic address of the property
- Fair market value of the property
- Percentage interest in the property to be transferred which should be the total percentage interest acquired by all surviving owners
- If Additional Property Transfer Tax is owed, information about the allocation of the property’s value between land and improvements
If you have questions about the Property Transfer Tax Return, contact the Ministry of Finance, Property Transfer Tax Section, at 236-478-1593 or toll free within BC at 1-888-841-0090 or visit the Property Transfer Tax website.
Understand the requirements under the Land Owner Transparency Registry
The Land Owner Transparency Registry is a publicly searchable registry of information about beneficial ownership of land in British Columbia. Beneficial land owners are people who own or control land indirectly, such as through a corporation, partnership or trust. Learn more about the Land Owner Transparency Registry.
File a Transparency Declaration
Most applications to transmit ownership to a surviving joint tenant must file a transparency declaration as required under the Land Owner Transparency Act.
In rare cases, the transparency declaration can be omitted if the applicant certifies the property is located where the Land Owner Transparency Act does not apply (see section 6 of Land Owner Transparency Act).
Transparency Report for Reporting Bodies Only
The online application will determine if you are a reporting body and require the help of a legal professional to file a transparency report. A reporting body is a relevant corporation, a trustee of a relevant trust or a partner of a relevant partnership. You will not be able to use the online application to file a transparency report.
Most applicants filing a transmission to surviving joint tenant application will not be required to file a transparency report.
Get the original death certificate and other supporting documents
An application to transmit ownership to a surviving joint tenant must include original legal documents confirming the death of the deceased owner in the form of certificates issued by the appropriate government authority or a statutory declaration explaining any name discrepancies.
Accepted documents
LTSA will accept the following original documents:
For deaths in British Columbia, documents can be ordered by contacting Vital Statistics online, calling toll-free to 1-888-876-1633 or at a Service BC office.
Do not send these documents
LTSA will not accept photocopies or notarized copies – only originals will be accepted. A funeral director’s certificate is also not an accepted supporting document.
If LTSA already has the supporting documents
If you have submitted the supporting documents required for the change of name as a part of another application that is on file at LTSA, you can supply the filing reference number in your application instead of uploading the documents.
Check if there are any name discrepancies
Sometimes there may be name variations that are not explained by the supporting documents, such as the name on the death certificate does not match the owner name on title or a surviving owner has changed their name and it does not match what is on title. There are different steps to take depending on whether it is a deceased or surviving owner with the name discrepancy.
If there are minor name variations in the deceased’s name
If the name variations in the deceased owner’s name are minor, you can explain the name discrepancies when filling out the application. The online application will automatically create a declaration form for you.
Minor name variations are small variations in the first or middle names only, that may include variations in spelling, initials, punctuation, or to the order of the given names.
Examples of minor name variations include:
- different spelling of a first or middle name, e.g., Maria vs. Marie
- different order of first and middle names, e.g. Mary Beth Smith vs. Beth Mary Smith
- an abbreviated or expanded first name, e.g. M. Beth Smith vs. Mary Beth Smith
- an abbreviated or expanded middle name, e.g. Mary B. Smith vs. Mary Beth Smith
- adding or removing a first initial, e.g. M. Beth Smith vs. Beth Smith
- adding or removing a middle initial, e.g. Mary Smith vs. Mary B. Smith
- adding or removing a middle name, e.g. Mary Beth Smith vs. Mary Smith
- adding or removing a hyphen, e.g. Mary Beth Jones vs. Mary-Beth Jones
- adding or removing an apostrophe, e.g. Mary O’Reilly vs. Mary OReilly
- adding or removing a period, e.g. Mary St. James vs. Mary St James
If there are significant name variations in the deceased’s name
If the name variations in the deceased owner’s name are significant, LTSA will accept a statutory declaration. A statutory declaration must be prepared and witnessed by a lawyer, notary public or commissioner authorized to administer oaths. A statutory declaration sets out the facts of the name discrepancies.
The differences are significant if there are variations, such as the first, middle or last part of the name being completely different. Any variation in the last name is considered significant.
Examples of significant name variations include:
- a different first name, e.g. Mary Beth Smith vs. Jane Beth Smith
- a different middle name, e.g. Mary Beth Smith vs. Mary Jane Smith
- a different last name, e.g. Mary Smith vs. Mary Jones
- a different spelling of the last name, e.g. Mary Smith vs. Mary Smythe
- adding or removing a first name, e.g. Mary Beth Smith vs. Beth Smith
- adding or removing a last name, e.g. Mary Smithers vs. Mary Smithers Jones
If the surviving owner’s name does not match what is listed on title
If the surviving owner’s name is not correct on title, the owner or their agent should file the Transmission to Surviving Joint Tenant application first using the old name, and then file a Change of Name on Title application to change the name on title.
Not declaring name variations could result in additional fees
Additional fees will be charged by LTSA to correct or withdraw your land title application if it cannot be registered so it is important that you know what names are listed on title and provide the appropriate supporting documents for any name variations.
Translate non-English documents and prepare a statutory declaration
If any of the documents are non-English, provide an English translation. The translation should be done by someone fluent in both English and the original language used on the document. It does not need to be done by a professional translator.
You must also include a statutory declaration signed by the translator, confirming the translation is accurate and true. The statutory declaration must be witnessed by a lawyer, notary public or commissioner authorized to administer oaths.
Prepare supporting documents
Follow these steps to create high-quality PDF scans of your original certificates and supporting documents. You can upload a maximum of 15 files with your application.
- Use a scanner or scanning app. If you do not have a scanner, we recommend installing the free Adobe Scan app on your mobile device. Do not photograph supporting documents.
- Ensure each scanned document is:
- PDF file smaller than 2 MB
- Readable with no blur, glare or dark areas
- Complete with all information on the original document visible
- One certificate or document per PDF file. An English translation may be combined with a statutory declaration in the same file.
Each scanned file is checked for basic requirements when it is uploaded and then is also manually reviewed to ensure it is of satisfactory quality to be included in the land title register. Following these requirements will prevent delays in the processing of your application due to poor quality scans.
If submitting by mail or in person
Include original certificates and documents with the application. Do not enclose copies. Original certificates will be returned to you at your appointment or include a self-addressed stamped envelope with your mailed application and LTSA will send back your certificates.
Set up the BC Services Card app
LTSA uses the BC Services Card app to verify the identity of the applicant and to sign the online application. The applicant may be a surviving owner requesting the transmission or someone acting on their behalf.
If you don’t have the BC Services Card app on your mobile device, you need to set it up first.
Know the fees
Once you have filled out the online application, the total fees owing will be calculated for you.
Fees payable
GST and PST exempt fees:
- $81.27 registration fee for each parcel
- $10.00 filing fee for the Transparency Declaration
- $16.25 per parcel for a State of Title Certificate
GST (5%) is payable on:
- $3.30 service charge per transaction if submitting online
Payment methods
- Online: Visa and Mastercard
- By mail: cheque, bank draft or money order payable in Canadian funds to: Land Title and Survey Authority of British Columbia. Cash is not accepted.
- In person: Visa, MasterCard, debit card, bank draft, money order or cheque
There is no fee to file a Property Transfer Tax Return. If you owe Additional Property Transfer Tax, include with your application a cheque, bank draft or money order for this amount, payable to the Minister of Finance. The online application will help you determine if and how much Additional Property Transfer Tax is owing.
Additional fees will be charged by LTSA to correct or withdraw your land title application if it cannot be registered (see item 6 under Statutory Services under the Land Title Act).
File an Application
Allow for sufficient time to fill out the application which includes a Property Transfer Tax Return under the Property Transfer Tax Act, land title application under the Land Title Act and declaration under the Land Owner Transparency Act.
Estimated time to complete: 30 minutes.
Registration Process
Turnaround times vary, but typically, within 10 to 15 business days, most applications are registered.
Once your application is registered, the ownership on title will be updated. If you requested proof of the change, State of Title Certificates will be sent to you by mail or email depending on how you submitted your application.
It is important to be aware that legislation defines the LTSA’s role and limits how we can answer your questions. For example, our staff is not allowed to provide legal advice or help fill out forms.
Only after you submit your application to the LTSA, can we advise on the correctness and accuracy of your application’s information.
If you need more help than we can provide, please contact a lawyer or notary public.
Ways to Submit
Online
1) Start online application
The first section of the form will determine if you are eligible to submit online and collect the basic owner and property information. Most applicants will be eligible to submit online, but in some instances may be required to file by mail, or if you live near a land title office, by appointment in person.
2) Login with the BC Services Card app
If you don’t have the BC Services Card app on your mobile device, you need to set it up first. LTSA uses the BC Services Card app to confirm your identity. It protects you by ensuring no one else can access services using your identity. Learn more about the BC Services Card appLearn more about why, when, and how to verify your identity.
3) Continue filling out the online application
Complete the information required for the Property Transfer Tax Return, Land Title application and Declaration under the Land Owner Transparency Act.
4) Upload PDF files of original supporting documents
Scan documents using a scanner or mobile app, such as Adobe Scan.
5) Request a State of Title Certificate (optional)
If you have requested a State of Title Certificate as proof of the change once registered, it will be delivered by email when your application is registered. Payment can be made by VISA or Mastercard before submitting the application
6) Pay by credit card
Visa and MasterCard are accepted.
7) Submit online
If wish to keep a copy of the Property Transfer Tax return or Transparency Declaration (if applicable) you must download it from the confirmation page. This will be your only opportunity to do so. You will receive a tracking number and copy of your receipt by email. Once accepted, your Land Title application with its pending application number will also be sent to you by email.
8) Submit a Corrective Declaration, if required (optional)
If your Land Title application doesn’t meet legal requirements, you will receive an email explaining the problem with a link to file a corrective declaration online for a fee. You’ll be notified by email when your corrected application is registered.
9) Withdraw your Application, if desired (optional)
Other ways to submit
In person by appointment
1) Fill out the application online
2) Request a State of Title Certificate (optional)
If you’d like proof of the change once registered on title, request a State of Title Certificate.
3) Download and print the application (single-sided only)
If you do not have access to a printer, contact LTSA Customer Support at 1-877-577-LTSA (5872), press 1, for assistance.
4) Sign and date the application with a pen
Sign with blue or black ink. The use of a digital signature or correction fluid (wite-out) will result in your application being returned to you.
5) Enclose original supporting documents
Original certificates will be returned at your appointment.
6) Make an appointment and go in person
LTSA’s Land Title Office front counters are open by appointment only. Contact the Customer Service Centre 1-877-577-LTSA (5872), press 1, to book an in-person visit.
7) Pay on the day of your appointment
After filling out the application, the total owing will be displayed. Pay by cheque, bank draft, money order, credit card or debit card on the day of your appointment. Cash is not accepted.
8) Submit a Corrective Declaration, if required (optional)
By mail
1) Fill out the application online
2) Request a State of Title Certificate (optional)
If you’d like proof of the change once registered on title, request a State of Title Certificate.
3) Download and print the application (single-sided only)
If you do not have access to a printer, contact LTSA Customer Support at 1-877-577-LTSA (5872), press 1, for assistance.
4) Sign and date the application with a pen
Sign with blue or black ink. The use of a digital signature or correction fluid (wite-out) will result in your application being returned to you.
5) Enclose original supporting documents
Include a self-addressed stamped envelope so original certificates can be returned to you.
6) Pay by cheque, bank draft or money order
After filling out the application, the total owing will be displayed. Pay in Canadian funds to: Land Title and Survey Authority of British Columbia.
7) Mail
Mail everything to:
Land Title and Survey Authority of British Columbia
Suite 500 – 11 Eighth Street, New Westminster, BC V3M 3N7
