If you’re a BC property owner trying to buy, sell, or refinance from outside the province, you may have heard that remote video signing was retired a couple of years ago. That’s correct. As of September 30, 2023, you can no longer sign your land title documents over Zoom while your notary watches from Chilliwack. Here’s what that means for your 2026 closing and the three options that still work.
Key Takeaways
- Remote video witnessing of land title documents in BC ended September 30, 2023, when the Land Title and Survey Authority retired its pandemic-era measures.
- Three options remain for property owners signing from outside BC: signing with a local notary or lawyer, a properly drafted Power of Attorney, or a Section 49 affidavit of execution.
- Remote witnessing of Enduring Powers of Attorney is still permitted, which often causes confusion.
- The earlier you tell your notary you'll be signing from out of province, the more options you'll have.
What Changed on September 30, 2023
During the COVID-19 pandemic, the Land Title and Survey Authority of British Columbia (LTSA) introduced a temporary practice bulletin that let lawyers and notaries witness signatures on land title documents over video. It made signing a transfer of title or a mortgage possible without ever entering an office, and for about three years, it became the default for clients abroad.
That practice ended on September 30, 2023, when the LTSA retired its remaining COVID-related witnessing measures and brought land title signings back to the pre-pandemic standard.
In practical terms, this means a buyer in Phoenix can no longer Zoom into their Abbotsford notary’s office to sign a transfer of title. The witness has to be in the same room as the signer.
Why This Matters for Land Title Documents Specifically
The end of remote witnessing applies to documents filed at the Land Title Office. That includes the documents most people encounter in a real estate transaction: a Form A transfer of title, a Form B mortgage, certain affidavits, and supporting paperwork that goes to the LTSA.
It doesn’t apply to everything. This is where people can get confused.
Remote witnessing of an Enduring Power of Attorney is still permitted in BC under section 17.1 of the Power of Attorney Act, which was made permanent as a separate measure from the LTSA changes. So a person can still execute an Enduring Power of Attorney over video, but they can’t use that same approach to sign a transfer of title on the family home.
Common Misconception:
We see this confusion come up regularly. Someone reads that “remote witnessing is allowed” in one BC source and assumes their entire conveyance can be handled from a beach in Mexico. It can’t. Remote witnessing applies to Enduring Powers of Attorney only — not land title documents.
Option 1: Signing with a Notary or Lawyer Where You Are
This is the most common path. Your BC notary prepares all the documents and arranges for you to sign them before a notary public or lawyer in the city where you are currently located. That person verifies your identification, witnesses your signatures, and couriers the signed package back to BC.
Inside Canada, this is generally straightforward. Most provinces have notaries or lawyers who regularly handle signings, and the documents are sent by courier within a few business days.
Outside Canada, the process is similar but slower. You’ll usually sign in front of a Canadian consular officer or a local notary in the country you’re in, and the documents may need to be authenticated before they’re accepted at the Land Title Office. Canada joined the Hague Apostille Convention in January 2024, which simplified authentication for many countries, but not all.
What This Looks Like in Practice
- Tell your BC notary, as early as possible, that you'll be out of province on the signing date.
- You or your BC notary may locate a notary or lawyer in your current city and confirm their availability.
- Your BC notary emails or couriers the prepared documents to that office.
- You sign in-person — two pieces of valid government-issued identification, one of which contains your photo, will be required.
- The signed documents are couriered back to BC and registered at the Land Title Office on the completion date.
The honest tradeoff: there will be a witness signing fee from the witnessing notary or lawyer, plus added courier and authentication costs. It also takes longer than an in-person BC signing, so it has to be planned for.
Quick Tip:
For signings inside Canada, plan on three to five business days of courier transit on top of the in-person appointment. For signings outside Canada, plan on one to two weeks — longer if document authentication is needed.
Option 2: A Power of Attorney for the Transaction
A Power of Attorney lets someone you trust sign the real estate documents on your behalf in BC. For straightforward purchases and refinances, this is a clean solution if it’s set up properly in advance.
A Few Things to Understand Before You Go This Route
- The Power of Attorney must be prepared before you leave BC. Once you're out of the province and unable to be witnessed in person, you can't create a new Power of Attorney for a real estate transaction. The window closes.
- Lenders may have their own requirements. Get pre-approval from your lender if you want documents signed by way of Power of Attorney. Your notary will also confirm with your lender, weeks in advance, that your Power of Attorney will be acceptable.
- You can create a Specific Power of Attorney that names the property, the transaction, and a clear time window.
- Land Title registration is required. For use at the Land Title Office, the Power of Attorney will need to be registered, which your notary can handle. Additional Land Title fees will apply.
Option 3: A Section 49 Affidavit of Execution
Section 49 of the Land Title Act lets the Registrar accept a signed document without an officer witnessing it if the document is accompanied by an “affidavit of execution” that explains why the signer couldn’t appear before an officer.
This is a narrow path, not a workaround for convenience. The Registrar reviews each Section 49 application individually and accepts it at their discretion. Common circumstances that have been accepted include signers who are out of the province with no reasonable way to get to a Canadian notary, and signers with medical conditions that prevent them from attending in person.
Two Practical Cautions:
First, even if the LTSA accepts a Section 49 affidavit, your lender may refuse to fund the mortgage if the document wasn’t officer-certified. Many lenders don’t accept Section 49 documents at all. Second, if the Registrar rejects the affidavit after filing, you typically have 30 days to correct the deficiency — or the registration is reversed. Section 49 is best discussed with your notary as a last resort, not a starting plan.
A Quick Comparison of the Three Options
Witness Signing — Best for most out-of-province signers, including snowbirds, expats, and Canadian Armed Forces members posted away. Plan two to four weeks ahead. Lender risk is low.
Power of Attorney — Best for signers who are incapable or unavailable on the signing date and have a trusted person in BC to act for them. Plan three to six weeks ahead. Lender risk is moderate and depends on the lender.
Section 49 Affidavit — For signers with no practical way to use Options 1 or 2. Start as early as possible; the Registrar’s discretion is required. Lender risk is high — many lenders refuse.
What to Do If You're Outside BC and Have a Closing Date Coming Up
A short checklist for Fraser Valley clients in this position:
- Tell your notary or lawyer and lender today — even if your completion is weeks away. The earlier we know, the more options we have.
- Confirm your current location and how long you'll be there, including any travel between now and completion.
- Confirm with your lender (if there's financing involved) what they'll accept for remote execution. Their answer often narrows the options to one.
- Gather valid government-issued photo ID that you can present in person where you are. A passport is usually simplest because it's accepted everywhere.
- Build in extra time for courier transit, especially if you're outside Canada. International courier delays can compress a closing schedule fast.
The single biggest factor in a smooth out-of-province closing is lead time. Two weeks is workable. A month is comfortable. Three days before completion, when you’re already on a plane, is a problem.
If you’re buying, selling, or refinancing a Fraser Valley property from outside BC, give Simpson Notaries a call to walk through your specific situation. We’ll figure out which of the three paths fits your timeline, your lender, and your location, and get the paperwork moving in the right direction.
Frequently Asked Questions
Can I sign my BC real estate documents over Zoom in 2026?
No. Remote witnessing of land title documents in BC ended on September 30, 2023. Video signing is no longer permitted for transfers of title, mortgages, or related land title applications, regardless of where the signer is located.
Can I still witness an Enduring Power of Attorney remotely?
Yes. Remote witnessing of Enduring Powers of Attorney was made permanent under section 17.1 of the Power of Attorney Act, separately from the LTSA changes. This applies only to the Power of Attorney itself — not to using one for a land title transaction.
How long does a witness signing add to my closing timeline?
For signings inside Canada, plan on three to five business days of courier transit on top of the in-person signing appointment. For signings outside Canada, plan on one to two weeks — longer if document authentication is needed.
My bank told me they won't accept a Power of Attorney. What now?
This is common, especially for mortgages. If your lender refuses your Power of Attorney, the usual fallback is a witness signing with a notary or lawyer where you currently are. Tell your BC notary right away so they can coordinate.
I'm a Canadian Armed Forces member posted overseas. Are there special options?
Members of the Canadian Armed Forces can usually arrange a signing through a base legal officer, a Canadian consular officer, or a local notary, depending on posting. The mechanics are the same as a civilian witness signing, but the receiving signer is often on a military base. Let your notary know the posting details as early as possible.