Title Insurance
Buying or refinancing a home in North or West Vancouver?
Title insurance can be an important part of protecting your investment. Here’s what you need to know.
Disclaimer: This content is for general information only and does not constitute professional, financial or legal advice.
What is Title Insurance?
Title insurance is a type of protection for homeowners and lenders against risks related to property ownership or the property’s title. Originally used as a replacement for survey certificates, it has become a standard requirement for most real estate purchases and refinances in British Columbia.
If you’re securing a mortgage, your lender may likely require title insurance, which safeguards both you and the lender from financial losses due to issues with the property’s ownership.
What Does Title Insurance Cover?
Title insurance protects against a wide range of risks, including:
1. Title Fraud
Fraud is the most common concern for lenders. Scenarios may include:
- Identity theft, where someone fraudulently sells your property or takes out a mortgage in your name.
- Spousal impersonation, where a person falsely claims to be your partner to complete a transaction.
- Lawyer fraud, where a legal professional mishandles or misappropriates funds.
Without title insurance, resolving these issues through the Land Title Office’s Assurance Fund can take months and significant legal costs. Title insurance provides faster and more cost-effective protection.
2. Other Potential Coverage
Depending on the policy, title insurance can also cover:
- Violations of municipal bylaws
- Encroachments onto neighboring properties
- Outstanding property taxes
- Existing work orders or liens
- Lack of legal access to the property
- Unpaid strata fees
- Zoning or setback non-compliance
- Forced removal of structures built without permits
- Legal status of septic systems
- Gap coverage (protection during the period between property sale and registration)
Title Insurance and Indigenous Land Claims
Recent legal developments in British Columbia have brought Indigenous land claims into sharper focus for property owners and buyers. On August 7, 2025, the BC Supreme Court issued a landmark ruling in Cowichan Tribes v. Canada (Attorney General), granting Aboriginal title over a historic village site on Lulu Island (Richmond, BC). While this ruling is specific to that area and is currently under appeal, it has raised awareness of how Aboriginal title claims could potentially affect private property rights across the province.
For homeowners and buyers in North Vancouver, West Vancouver, and other regions, this underscores the importance of understanding how title insurance policies address Indigenous land claims.
Stewart Title, a leading title insurance provider in BC, has updated its policies regarding First Nations or Indigenous land claims. Key points include:
- Limited protection for homeowners: For policies ordered after Jan 19th, 2026, coverage now applies if there is a covered risk and the owner suffers an actual loss after a final court decision (no further appeals) that results in loss of title, expropriation, or eviction without compensation.
- Claims without loss: Mere claims or disputes over land are not covered.
- Lender coverage: Coverage may still be available for lenders, even if owner protection is limited.
In short, while homeowners now have some protection under these policies, it only applies if the property is actually lost—not just challenged.
How Do I Buy Title Insurance?
The easiest way to obtain title insurance is through your lawyer or notary when you are buying or refinancing a property - they can order the policy as part of the transaction, and there is typically no additional fee for placing the order.
Bottom Line
If you are buying or refinancing a property in North or West Vancouver, title insurance is more than a formality - it can be a safeguard for one of your most valuable investments. Whether protecting against fraud, liens, or unexpected legal disputes, title insurance ensures that your home truly belongs to you.