Commonwealth Land Title: Rely on us for all types of CRE transactions nationwide. Find an office.

small_CLT-NCS-Desktop-Banner-Ad[42].png

thumbnail_CLT-NCS-Desktop-Banner-Ad[42].png

commonwealth-desktop-banner

thumbnail_CLT-NCS-Mobile-Banner-Ad[2].png

commonwealth-mobile-banner

American College of Mortgage Attorneys — Partner with the Best®

Formed in 1974, the American College of Mortgage Attorneys (ACMA) is comprised of over 500 lawyers in North America who are experts in mortgage law.

Canada

Newfoundland & Labrador

Notices of mortgages, debentures, and trust indentures, as well as any other instruments that the registrar has reasonable grounds to believe meet the requirements of the Registration of Deeds Act, 2009, SNL 2009, c R-10.01 (the “Act”) are recognized. (see &sect;&nbsp;7(2) of the Act.) Liens on real property are also permitted.

SECURITY INSTRUMENT USED

The Act governs the recording of notices of mortgages, which shall be filed in prescribed form in the Registry of Deeds. Pursuant to &sect;&nbsp;8 of the Act, a mortgagee is required to provide to a mortgagor a full copy of the signed mortgage document within 30 days of receiving a request to do so.

RECORDING REQUIREMENTS

Although the laws of the Province of Newfoundland and Labrador allow for a judicial sale through a foreclosure process, the most commonly used remedy by lenders as a result of a defaulted debt is through a power of sale. Instead of working through a lengthy court proceeding, the power of sale allows the lender to take possession of and resell the property in question with a notification and eviction, as governed by the Conveyancing Act, RSNL 1990 c C-34. Since there is no specific time period for the loan to be in default before a lender can take action, a power of sale notification can be sent out at any time. Most lenders will allow the borrower to bring the loan current on their own and wait for the loan to be 90 days in default. The Conveyancing Act also does not state how the notification must be worded, but specifies that the lender cannot take action until 30 days after the notice has been delivered. This is known as the “30-day notice”. If the borrower meets the requirements of the notice letter, all actions are dropped. Otherwise, the lender may proceed with the sale of the property to recover the loan. All notices given pursuant to the Conveyancing Act must be served on the parties by hand-delivering a copy or by sending a copy by registered mail to the last known place of residence or business of the parties. At the expiry of the 30-day notice period, before proceeding with the sale an advertisement of the sale must be placed in a local newspaper in general circulation in the area where the property is located. The advertisement must run once a week for 2 consecutive weeks before the date on which the sale is to take place. Prior to the sale of the property, the lender must obtain a written appraisal of the property from a qualified appraiser. Where a qualified appraiser is not available, the lender shall obtain a statement of the fair market value of the property from a licensed real estate agent familiar with property values in the area in which the property is located. A sale for less than 75% of its appraised value requires the lender to obtain court permission. Only after the lender goes through the exercise of providing notice, advertising, obtaining an appraisal, and conducting the public auction or public tender can it sell the mortgaged property by private contract. However, a private sale of the mortgaged property by the lender cannot take place unless there are no offers received at the time of the public auction or public tender, or unless such offers are unreasonably low. Furthermore, the property shall not be sold by private contract for less than 75% of its appraised value without court approval. Once the property is sold, an account of how the sales funds were used is to be issued to the defaulting mortgagor, guarantors, and any other parties involved with the property. The Conveyancing Act requires that the proceeds of the sale be first applied to discharge prior encumbrances. The remaining proceeds are to be applied in payment of the costs of the sale and secondly, to discharge any amounts owing under the mortgage. Whether the mortgagee can pursue the defaulting mortgagor for any deficiency from the sale will depend on the terms of the lending agreement.

BRIEF DESCRIPTION OF PROCEDURE

The Criminal Code makes it an offence to charge at an annual rate of interest that exceeds 60% on the credit advanced under an agreement. Criminal Code, R.S.C. 1985, c. C-46 &sect;&nbsp;347. The Cost of Consumer Credit Disclosure Regulations require that a mortgagee provide a disclosure statement at least 2 business days before either the day the borrower's obligations begin or the day the borrower makes a first payment, unless such 2-day period is waived by the borrower, in which case disclosure may be made immediately. The disclosure must include, among other prescribed information, the interest rate, the circumstances under which unpaid interest will be added to the principal, and the method of determining the interest rate throughout the term. Cost of Consumer Disclosure Regulations, N.L.R. 74/10 &sect;&sect;&nbsp;9(1), 9(2), 9(3), 11(1).

USURY CEILING

USURY EXEMPTIONS

A person is not governed by a limitation when bringing an action as a mortgagor to redeem real or personal property in his or her possession, or as a mortgagee to foreclose or exercise a power of sale with respect to real or personal property in his or her possession. Likewise, an action brought by a person who is in possession of property for a declaration as to the title of that property is not governed by a limitation period. Limitations Act, S.N.L. 1995, c. L-16.1 &sect;&nbsp;8(1). An action to recover land or rent must be brought within 10 years from the date on which the right to do so arose. Limitations Act &sect;&nbsp;7(1)(g). Such a right arises, for instance, at the time of dispossession or discontinuance of possession, when forfeiture occurs, or when an instrument other than a will entitles one to possess land or receive rent. Limitations &sect;&nbsp;19(1).

LIMITATIONS PERIOD

A lien for which a claim is not registered terminates on the expiration of the designated time limit (a lien for materials, for instance, expires within 30 days after the placement or provision of the last material at issue). A lien for which a claim is registered terminates on the expiration of 90 days after the work has been completed or the materials have been placed or provided, unless in the meantime an action is started to realize the claim, and a certificate is registered in the Registry. Where a certificate of action has been registered for a year or more and no trial date has been set, the judge may, upon the unilateral application of an interested person, make an order vacating the certificate of action and discharging the lien. Mechanics' Lien Act, R.S.N.L. 1990, c. M-3 &sect;&nbsp;23. A lien may also be discharged by the registration of a receipt acknowledging payment. Where a lien claimant is a corporation, the receipt must be sealed with its corporate seal or signed by an officer of the corporation and verified by affidavit. Mechanics' Lien Act &sect;&nbsp;26(1). Additionally, upon application, a court may order that a lien be vacated (26(2)).

REQUIREMENTS FOR RELEASE OF LIEN

The matrimonial home is defined as the dwelling and real property occupied by a person and his or her spouse as their family residence and owned by either or both of them. Family Law Act, R.S.N.L. 1990, c. F-2 &sect;&nbsp;6(1)(b). Regardless of which spouse owns the property, both spouses are equally entitled to the use and possession of, and have joint tenancy with respect to the matrimonial home, Family Law Act, &sect;&sect;&nbsp;8(1), 8(2), even where the home was acquired before the marriage, or by gift, settlement, or inheritance. Family Law Act &sect;&nbsp;18(2). Where property that includes a matrimonial home is used for purposes other than residential, the matrimonial home only includes that portion of the property that can reasonably be regarded as necessary for the use and enjoyment of the family residence. Family Law Act &sect;&nbsp;6(2).

COMMUNITY PROPERTY

With the exception of instruments registered by or on behalf of the Crown, a fee is charged at the time of registration of every deed or instrument submitted for registration. Registration of Deeds Act, 2009, &sect;&sect;&nbsp;23(1), 39. A $100 fee is charged for registering a conveyance, assignment or other document when the actual value of the property affected does not exceed $500. When the value exceeds $500, 40&cent; is added for each additional $100 or part of $100. The fee scale for the registration for a deed of mortgage is the same, though it is based on the value of the amount of money secured. An exception occurs in the event that the amount being secured exceeds the value of the property. In such a circumstance, the mortgage registration fee will be assessed on the value of the property rather than the amount secured. The maximum fee to register a mortgage or charge on property is $5,000. An instrument will not be registered if the proper fee is not first paid. Schedule of Fees Prescribed by the Ministry of Government Services: Registry of Deeds.

Mortgage Registration Costs

A person may not act as a mortgage broker unless he or she is registered under the Mortgage Brokers Act. Mortgage Brokers Act, R.S.N.L.&nbsp;1990, c. M-18 &sect;&nbsp;4.

LENDER QUALIFICATION AND/OR LICENSURE

<ol start="19">
 <li> INCEPTION OF L&M LIEN (Priority of Lien of Deed of Trust or Mortgage): Unless there is an express agreement to the contrary, a person who performs work in respect of, or places or provides materials to be used in, the making, constructing, erecting, fitting, altering, improving, or repairing of land or structures, has a lien from the price of the work or materials so provided. The lien is created by beginning such work or placing or providing materials on the land or in the vicinity of the land. Mechanics' Lien Act &sect;&sect;&nbsp;6(1), 6(2). A claim for a lien must be registered, though a claim is not invalidated due to failure to comply exactly with registration requirements. A claim must be verified by an affidavit of the person claiming the lien or his or her agent or assignee. Mechanics' Lien Act &sect;&sect;&nbsp;17(1), 17(2), 19. A lien has priority over all judgments, executions, assignments, attachments, garnishments, and receiving orders recovered, issued or made after the lien arises. A lien has priority over all payments or advances made on account of a conveyance or mortgage after written notice of the lien has been given to the person making those payments or after registration of a claim for the lien. If the lien is not registered and written notice is not given, all payments or advances have priority over the lien. Mechanics' Lien Act. &sect;&nbsp;15(1).</li>
 <li> PRIORITY OF REMOVABLE FIXTURES (Priority of Lien of Deed of Trust or Mortgage): With some exceptions, a security interest that begins before or at the time that goods become fixtures, as is the case with L&M liens, has priority over a claim to the goods made by a person with an interest in the land. A secured party who has the right to remove goods from the land must exercise that right in a manner that causes no unnecessary damage or injury to the land and property, and causes no greater inconvenience than necessary to the occupier of the land. A secured party must provide a notice of intention to remove the goods at least 15 days before removal of the goods. Personal Property Security Act &sect;&sect;&nbsp;37(2), 37(11), 37(16).</li>
</ol> &nbsp;

Newfoundland & Labrador

Mortgage Law Summary

Continue reading the
Mortgage Law Summary for Newfoundland & Labrador

Newfoundland & Labrador

Mortgage Law Summary

Continue reading theMortgage Law Summary for Newfoundland & Labrador

Continue reading the
Mortgage Law Summary for Newfoundland & Labrador