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A Web Filing form must be completed and electronically signed online using a LTSA Enterprise account and in compliance with the directions provided in this guide.
General Guidance to Prepare and Submit a Web Filing Form
After you login to your account and create a package, you can start an application. Three key steps to prepare and submit a web filing form are listed below.
- Complete the data entry sections to create a web filing form
- Review, print, execute and e-sign the form in compliance with the statutory requirements of Land Title Act Part 10.1
- Click Submit Package to submit the package immediately to the land title office or click Prepare Submission to send your package to EFS where you can add files (PDF or web form) or defer a submission
The content in this guide sets out practice requirements and guidance for completing each data entry section in a web filing form. It does not provide step-by-step instruction of the functional components in the data entry sections (i.e. features and functions of buttons and menus on the page). To learn about the functional components of the page, please see Web Filing in LTSA System Help.
| 1.1 | Complete the name, address, phone number and (optional) more information. 
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| 1.2 | Under the Land Title Act, the applicant is the person who is entitled to be the registered owner of the estate or interest in land transferred. The applicant section on the web filing form constitutes the application to register the estate or interest in land transferred and must be completed by the applicant or the solicitor or agent of the applicant either before or after execution of the instrument. |
| 1.3 | If the transferee is exempt from land title office fees, select the fee-exempt checkbox. The application must be made on behalf of a ministry (name the ministry) and the ministry file must be referenced in the additional information field. |
| 1.4 | All notices (e.g. notice of receipt, notice declining to register) are sent electronically to the person who submitted the application. |
| 1.5 | If at the time the mortgage is executed, it is intended to register the application subject to a certificate of pending litigation under s. 216(2) or a caveat under s. 288(2) of the Land Title Act, the appropriate written statement may be made in the additional information field. |
| 1.6 | The land title office will not examine “subject to” provisions or verify them against the state of title unless the “subject to” provisions pertains to certificates of pending litigation or a caveat. 
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| 1.7 | In cases where a transfer and mortgage are packaged together and the borrower has only one name, open the More information field and enter "The borrower has only one name". See paragraph 3.6 for guidance on completing Borrower Name fields when the borrower has only one name. 
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| 2.1 | Complete the PID or Plan Number and Legal Description associated with the mortgage. 
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| 2.2 | If entering a related plan number, enter the plan number in the PID or Plan Number field. 
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| 2.3 | If a parcel has no PID but there is a related plan number, the plan number must be in the same package or have a pending status when the mortgage is submitted. The application is noted against all the registered titles affected by the related plan number. 
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| 2.4 | In limited circumstances, neither a PID number or related plan number is required if the mortgage affects an unregistered parcel and it is submitted in the same package as a Form 17 Fee Simple with one of the following natures of interest:
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| 2.5 | When entering a plan number, you must enter a legal description. The e-filing system will reject your application if no legal description is entered. The following legal description abbreviations are acceptable:
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| 2.6 | When manually entering legal descriptions, extraneous information such as preambles; references to an owner’s share in the common property; water; assessment; improvement district; or legal notations must not be included. | |||||||||||||||||||||||||||
| 2.7 | If less than the entire interest is being mortgage, enter the fractional interest being mortgaged in the undivided interest field. | |||||||||||||||||||||||||||
| 2.8 | If you select STC, the order will be sent electronically to the submitter’s LTSA Account Inbox. | |||||||||||||||||||||||||||
| 2.9 | In the case of a mortgage over multiple parcels with different borrowers, you may enter the borrower names in the applicable legal description field. 
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| 3.1 | Complete the name, address,occupation and if applicable capacity. 
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| 3.2 | If the corporate borrower is neither incorporated or registered in British Columbia nor incorporated federally, attach proof of its incorporation to a Form Declaration, e.g., certificate of status. A certificate of status is acceptable for six months from its date of issue. For more detail, see Land Title Practice Manual para. 65.27. | ||||
| 3.3 | Additional information such as references to branch offices, or further descriptive information must not be included in the name field. This information may be included in the street address field as long as the street address still fits. | ||||
| 3.4 | If a capacity is selected and text is entered in the field, the menu selection will automatically change to Other. The Capacity field will retain the text already entered and additional text can be added if needed. 
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| 3.5 | In the case of a mortgage over multiple parcels with different borrowers, you may enter the corresponding parcel identifier in the first line of address field for each borrower. 
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| 3.6 | In cases where a transfer and mortgage are packaged together and the borrower has only one name
The electronic filing system will reject the application if the Given Name or Last Name field is empty. |
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| 4.1 | Complete the name, occupation, address, or capacity (if applicable) and in the case of a corporation, the incorporation number. 
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| 4.2 | If a capacity is selected and text is entered in the field, the menu selection will automatically change to Other. The Capacity field will retain the text already entered and additional text can be added if needed. 
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| 4.3 | Descriptive information must not be included in the name field. This information may be included in the street address field if space permits. e.g. branch offices |
| 4.4 | If the lender is to hold the mortgage in trust, reference to the trust instrument must be included in the Capacity field. |
| 4.5 | If the lender is a corporation that is neither incorporated or registered in British Columbia nor incorporated federally, attach proof of its incorporation to a Form Declaration, e.g., certificate of status. A certificate of status is acceptable for six months from its date of issue. For more detail, see Land Title Practice Manual para. 65.27. |
| 4.6 | If multiple lenders are taking undivided interests, the fractional interest must be included.The interest must total 1. 
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| 4.7 | If the lender is a Canadian Chartered Bank select the "This is a Canadian Chartered Bank" and the form will automatically generate the following text above the postal address "A Canadian Chartered Bank Having a Branch Office and Postal Address at". 
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| 5.1 | The principal amount must be complete. 
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| 5.2 | Complete all other payment provisions. If a provision is not required, include N/A in the field. |
| 5.3 | The text fields are expandable and designed to accommodate large amounts of text in place of uploading schedules. |
| 5.4 | If the field size does not accommodate the entry, upload the provision detail as a PDF document in the Part 2 or Informational Document data entry section. |
| 5.5 | If the mortgage includes an Assignment of Rents, the page and paragraph number must be complete and are limited to Filed Standard Mortgage Terms and Express Mortgage Terms. |
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Interest Mortgaged and Floating/Security Details
| 6.1 | If the mortgage contains a floating charge that the lender wants to register concurrently against other land, the lender must apply to register the floating charge in Form 17. |
| 6.2 | If the interest mortgaged is less than the fee simple, select Other and describe the charge and enter the registration number. 
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| 6.3 | If the Other mortgaged interest does not have a registration number because it is being filed with the mortgage, it is acceptable to identify the charge as it relates to the mortgage by its filing position. e.g. Of lease with registration number one less than this Mortgage. |
| 6.4 | If the mortgaged interest is a fee simple and one or more lesser interests, both boxes may be selected. |
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| 7.1 | Complete the appropriate mortgage terms. 
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| 7.2 | Enter the name of a guarantor/covenantor in the Guarantor or Covenantor field and when the form is generated, the name will appear in the Additional or Modified Terms. When the guarantor/covenantor signs the document in the execution section, the name must be printed below the signature. The signature need not be certified by an officer for Land Title Act purposes. 
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| 7.3 | Enter any additional or modified terms in the designated field. This is an expandable field designed to accommodate large amounts of text in place of uploading schedules. 
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| 7.4 | For Filed Standard Mortgage Terms, you must include the land title filing number. |
| 7.5 | Where Express Mortgage Terms are used, they must be uploaded as Part 2. |
| 7.6 | Prescribed Standard Mortgage Terms are authorized under s. 4 o the Land Title Act (Board of Directors) Regulations, B.C. Reg. 332/2010 and reproduced in a separate guide. |
| 7.7 | Completion of prior encumbrances field is not mandatory and the registrar will not examine any information entered in the field. |
| 7.8 | If it is intended to make the mortgage subject to an interest that will be registered after the mortgage, do not enter a description of it in the prior encumbrances permitted by lender field. Instead, an appropriate form of consent and postponement may be included in the mortgage terms. |
| 7.9 | If at the time a mortgage is executed, it is intended to register the mortgage subject to a certificate of pending litigation, the appropriate entry may be made in the prior encumbrances permitted by lender field. |
back to top of Form B (Mortgage)
| 8.1 | Complete the execution details for the witnessing officer, execution date and borrower. 
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| 8.2 | In the case of a mortgage executed by an attorney, enter the power of attorney number if it is already filed in the land title office. If it is not filed in the land title office, the power of attorney must be included in the same package as the mortgage. |
| 8.3 | In the case of a mortgage executed by a corporation, ensure that the name of the authorized signatory is entered in the Signatory Name field. |
| 8.4 | In the case of a mortgage executed by a corporate attorney, it must be clear that the signatory is an authorized signatory of the corporate attorney and that the corporate attorney is acting as the attorney for the borrower. 
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| 8.5 | For applications executed by an attorney or other representative, complete the attorney name or signatory name. |
| 8.6 | This section can be completed after the instrument is printed and executed. See the Practice Note on truing up (editing) an original electronic instrument. |
| 8.7 | When you generate the web filing form, the execution section provides Party Signature(s) as a signature option 
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| 8.8 | When truing up the electronic instrument, you can add a Party Signature in the Borrower Name or Corporate Signatory Name fields. 
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| 8.9 | The definition of an officer is limited to a person before whom an affidavit may be sworn under the Evidence Act, R.S.B.C 1996, c. 124, ss. 60, 63, and 64. |
| 8.10 | The officer signature must appear directly opposite the borrower signature certified by the officer. If an officer is certifying more than one borrower signature, add “as to all signatures” or “as to the signatures of…” to the form and when truing up the instrument add it to the Additional Information field. |
| 8.11 | If the signature of the transferor is not witnessed in the manner required by Part 5 of the Land Title Act, the registrar may accept an affidavit of execution if it meets the requirements set out in section 49 of the Land Title Act. In web filing select “I have an Affidavit of Execution” in the execution data entry section of the form. When the form is generated, “See Affidavit of Execution” automatically appears in the officer signature field. 
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| 8.12 | If completing by Affidavit of Execution, the affidavit must state the reason an officer certification cannot be obtained. The reason must be sufficient for the registrar to accept the affidavit in lieu of an officer certification. In cases, where affidavit evidence of execution is submitted, the registrar is not likely to exercise discretion unless office certification is simply impossible to obtain under the circumstances or the transfer was executed outside British Columbia. |
| 8.13 | The preferred forms of affidavit are intended to provide guidelines only. Changes to the wording may be acceptable. |
| 8.14 | If a guarantor/covenantor is included in the Mortgage Terms section, the name must be printed below the signature. The signature does not need to be certified by an officer for Land Title Act purposes. 
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Part 2 or Informational Document
| 9.1 | If express mortgage terms is selected, upload the terms as Part 2 of the mortgage. 
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| 10.1 | After completing the data entry sections, see a preview of the web filing form. You can review, validate, download and e-sign on this page. 
Stay in compliance with Land Title Act, Part 10.1 and the Quality Verification Program. Ensure the timestamp on the execution copy is identical to the timestamp on the web filing form before submitting your package to the land title office. |
| 10.2 | Once the web filing form is complete, the document must be printed and executed in accordance with Part 5 of the Land Title Act. |
| 10.3 | A British Columbia lawyer or notary must e-sign the form before it can be submitted. The electronic signature certifies that the designate has in their possession an execution copy or a true copy of that execution copy. |
| 10.4 | Once the form is e-signed, it cannot be modified in any way without invalidating the electronic signature. |
| 10.5 | To e-sign a web filing form, you must install your digital certificate on an LTSA Account. |