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  • CAPL Letter to BCFSA: Clarification Request on NQSM/NQSMI Treatment Under the Mortgage Services Act Transition

    February 21, 2026

    CAPL has submitted a letter to the BC Financial Services Authority (BCFSA) requesting confirmation of our understanding of how non-qualified syndicated mortgages and non-qualified syndicated mortgage investments (NQSMs/NQSMIs) are treated under British Columbia’s current Mortgage Brokers Act framework and the upcoming Mortgage Services Act (expected to come into force in or around October 2026). The letter focuses on the practical impact of the transition for exempt market dealers (EMDs) involved in NQSMI distributions, including the expected narrowing of exemptions and the resulting need to ensure any “mortgage services” activities are conducted by appropriately licensed entities. We also ask for guidance on whether an affiliated-entity structure—where one related entity handles securities distribution as an EMD and another related entity conducts mortgage services as an MSA licensee—can be used as a compliant model, and what BCFSA’s expectations may be regarding roles, disclosures, supervision, and controls. We are sharing this correspondence to keep members informed and to support proactive planning for the MSA transition. —-see below— Todd Healey Practice Standards Advisor BC Financial Services Authority 600-750 West Pender Street Vancouver, BC V6C 2T8 Phone: 604.660.3555 | Toll-free: 1.866.206.3030 www.bcfsa.ca Re: Request for confirmation – treatment of non-qualified syndicated mortgages (NQSMs/NQSMIs) under the Mortgage Brokers Act and Mortgage Services Act; applicability to exempt market dealers and affiliated-entity models Dear Mr. Healey: I am writing on behalf of the Canadian Association of Private Lenders to request confirmation of our understanding of the regulatory framework applicable to non-qualified syndicated mortgages (“NQSMs”) in British Columbia, including the expected shift from the Mortgage Brokers Act (“MBA”) to the Mortgage Services Act (the “MSA”), anticipated to come into force in or around October 2026. We appreciate that BCFSA administers the mortgage services regime, while the securities distribution of NQSMIs is overseen by the British Columbia Securities Commission (“BCSC”). We recognize that any response may be limited to general guidance and not constitute a binding determination. That said, clarity on the points below would be helpful to industry members as they prepare for the transition to the MSA. Our understanding of the current framework (MBA regime) Based on our review of the MBA and its regulations, we understand that under the current MBA regime an exempt market dealer (“EMD”) registered under the BC Securities Act may participate in the distribution of NQSMIs without needing to register as a mortgage broker, due to the exemption in MBA Regulation 18(2) that applies to registrants under the securities legislation in connection with syndicated mortgages other than “qualified” syndicated mortgages. In practice today, we understand the market commonly operates with a split of responsibilities, where: (a) the EMD conducts investor-facing distribution activity under securities law (including solicitation, suitability, and trade execution under prospectus exemptions); and (b) a licensed mortgage brokerage and/or administrator originates, registers, and administers the underlying mortgage and provides the applicable mortgage disclosure documentation to borrowers. Our understanding of the future framework (MSA regime) We further understand that the MSA and its regulations will materially change the mortgage licensing law treatment of EMDs involved in NQSM offerings, including that: (a) the broad MBA regulatory exemption that has allowed securities registrants (including EMDs) to engage in syndicated-mortgage-related activity without MBA registration/licensing will no longer be available to EMDs once the MSA is in force; and (b) the MSA regulatory exemption will be more narrowly framed such that only “investment dealers” (CIRO/IIROC investment dealers), while compliant with securities law, will be exempt from MSA licensing for certain specified activities in relation to syndicated mortgages (other than qualified syndicated mortgages), and that EMDs will not be included in that exemption. We also understand the MSA definition of “mortgage services” is broad and may capture typical EMD-facing activities involved in marketing and selling NQSMIs (including solicitation of lenders/investors, providing information or advice to prospective lenders/investors, and trading in mortgages for others). On that basis, our understanding is that, once the MSA is in force, an EMD that continues to distribute NQSMIs in BC will need to ensure that any “mortgage services” activities are carried out by an appropriately licensed person or entity (or within a specific exemption), and that an EMD acting alone, without an MSA licence, could be offside the MSA even if compliant with securities registration requirements. Confirmation requested We respectfully request confirmation (or correction) of the following: (a) Under the current MBA regime, an EMD may distribute NQSMIs without needing mortgage broker registration/licensing under the MBA, due to MBA Regulation 18(2). (b) Once the MSA is in force, an EMD will not be exempt from MSA licensing for “mortgage services” activities relating to NQSMs (even where the securities distribution is properly conducted under securities law). (c) The MSA regulatory exemption for syndicated mortgage activity is intended to apply to CIRO/IIROC “investment dealers,” but not to EMDs. Affiliated-entity model – EMD + MSA licensee working together Assuming the above understanding is correct, we would also appreciate guidance on whether a related-entities structure is acceptable from the perspective of the MSA, where: (a) one entity (Entity A) is an EMD registered under securities legislation and conducts the securities distribution of the NQSMI (including KYC/KYP/suitability, delivery of offering documentation where applicable, subscription processing, and exempt trade reporting); and (b) a separate related entity (Entity B) is licensed under the MSA as a mortgage brokerage (and/or other applicable licence class) and performs the “mortgage services” activities (including, as applicable, mortgage solicitation/negotiation, required mortgage disclosures to lenders/investors, mortgage origination/registration, and ongoing administration). In particular, we request confirmation or guidance on: (i) whether it is acceptable for “mortgage services” activities to be performed by Entity B (the MSA licensee) while Entity A (the EMD) performs the securities distribution, provided that Entity A and its representatives do not themselves perform “mortgage services” unless appropriately licensed; (ii) any BCFSA expectations regarding allocation of responsibilities, client-facing disclosures of the two-entity arrangement, supervision and controls for individuals who may hold roles with both entities, and how communications to investors should be structured to avoid an unlicensed person being viewed as providing “mortgage Read more

  • CAPL Letter to Finance Canada & FINTRAC: Pragmatic AML Guidance to Support Financial Inclusion

    February 21, 2026

    CAPL submitted a letter (reproduced below) to the Minister of Finance and FINTRAC as the federal government examines financial inclusion for vulnerable Canadians and sectors facing “de-banking.” Based on what our members see in AML onboarding every day, we’re calling for clear, pragmatic guidance that helps all reporting entities verify identity and manage risk without unnecessarily excluding people who can’t reasonably produce standard identification. Attention: The Honourable François-Philippe Champagne and Sarah Paquet, Director and Chief Executive Officer Dear Minister Champagne and Ms. Paquet, Re: Unintended financial exclusion of under housed and other vulnerable Canadians under the AML compliance regime I am writing to request targeted, public FINTRAC guidance that clarifies how reporting entities should apply Canada’s anti money laundering and anti-terrorist financing requirements when serving under housed and under banked Canadians and other vulnerable people who cannot reasonably produce or retain standard identification. CAPL represents private mortgage lenders and mortgage market participants. Industry members may serve consumers, including borrowers who may be under housed, under banked, or otherwise unable to meet standard identification expectations. We see the practical impact when customers are unable to open or keep bank accounts or are repeatedly asked for documents they cannot reasonably provide. These barriers disrupt legitimate housing related financial activity and can push transactions toward cash and informal workarounds. Clear, operational FINTRAC guidance would support consistent risk-based onboarding and help keep legitimate activity in regulated channels. This is not a request to weaken AML standards. It is a request to make the rules work the way they are meant to work. We get better AML outcomes when legitimate people and legitimate activity stay in regulated banking, where transactions can be monitored and suspicious activity can be reported. Context and urgency: unclear rules are leading to refusal of service and weaker transparency This issue needs attention now because, in practice, many institutions do not feel safe using current FINTRAC identification methods. When guidance is not clear, the easiest decision for a business is often to say no. That is especially true when staff are worried about regulatory pressure, such as a FINTRAC examination where they are criticized for not accepting anything other than a standard document set. The result is that un-banked clients can be turned away, repeatedly asked for documents they do not have, or have accounts restricted or closed. In plain terms, this is de-banking or de-risking. This problem also shows up for legitimate businesses in sectors that some financial institutions treat as higher risk. These are sometimes called vulnerable sectors because they are more likely to face refusal of service, even when they are trying to comply. Examples can include remittance businesses, fintech businesses, digital asset and payment service providers, small money services businesses, and certain cash intensive or platform-based businesses. When banks refuse to provide accounts or basic payment services to legitimate businesses in these sectors, it can force them into workarounds that reduce transparency. It can also damage competition and push activity away from regulated channels. De-banking can seriously harm legitimate people and legitimate businesses. It can also make AML outcomes worse. If people cannot use regulated accounts, they rely more on cash, informal help from others, and unregulated channels. That reduces transparency and makes it harder for the AML system to spot and stop money laundering, terrorist financing, and other serious crime. Canada needs clearer guidance so the risk-based approach is applied consistently. The goal should be to manage risk with practical controls and good records, not to avoid risk by avoiding vulnerable sector customers. The current imbalance: strong transparency for complex wealth, less clarity for basic access needs Canada has measures aimed at sophisticated money laundering schemes, including beneficial ownership and control requirements for entities and enhanced expectations around complex ownership structures and higher risk segments. These measures are often most manageable for large institutions and clients with stable documentation, fixed addresses, and administrative continuity. At the same time, many Canadians who are low risk and who have simple and traceable sources of funds, such as wages, pensions, CPP, OAS, and provincial income and disability supports, still struggle to open basic banking services because identity verification frameworks often assume stable housing, safe storage of documents, reliable digital access, and the ability to repeatedly re verify identity on demand. Undeserved vulnerability in tangible terms: who is excluded and why this is not a risk signal The people affected are not hypothetical. They show up at branches and onboarding desks every day. Many are trying to get back on their feet and need a bank account to receive wages or benefits, pay rent, and avoid carrying cash. This includes under housed and under banked Canadians getting back on their feet, Indigenous peoples facing barriers to documentation and verification, survivors of domestic or family violence, people transitioning from incarceration or institutional care, people living with serious mental health conditions or cognitive impairment, and vulnerable seniors. Across these groups, the common issue is not secrecy or criminal intent. It is that their lives are not set up to keep documents safe, keep addresses stable, or complete multi step verification easily. Why this is an anti-money laundering effectiveness issue Excluding people from regulated banking does not reduce money laundering and terrorist financing risk. It increases cash handling, pushes transactions into informal arrangements, reduces transaction visibility, and makes monitoring and reporting harder. Australia’s model: what AUSTRAC does specifically that Canada is missing Australia has addressed these implementation problems by publishing dedicated guidance on assisting customers who do not have standard forms of identification, and by publishing guidance on de-banking and de risking for sectors assessed as higher risk. Australia’s approach is designed to create a shared understanding of the risk-based approach so businesses and banks do not treat unclear guidance as a reason to refuse service. Several features of AUSTRAC’s approach are relevant to Canada: Australia publishes standalone public guidance in plain language that is meant to be used operationally Australia explicitly names vulnerable cohorts, including homelessness, Indigenous customers, domestic violence, and Read more

  • A $150,000 AML Fine for a First Audit Isn’t “Tough on Crime.” It’s Tough on Small Business—and Tough to Justify

    February 20, 2026

    Canada’s anti–money laundering (AML) regime has a credibility problem—not because AML enforcement is unnecessary, but because the penalty outcomes are increasingly hard to defend as proportionate. A six-figure administrative monetary penalty (AMP) can be appropriate when a business is willfully blind, repeatedly non-compliant, or effectively operating as a conduit for laundering. But when penalties land in the same range for first-time, technical, and disputed compliance judgments, the system starts punishing paperwork like it’s organized crime—and it risks undermining the very compliance culture FINTRAC claims to promote. The $150,000 problem: a blunt number in a thin-margin world In real estate, and increasingly in mortgage brokerage and private lending, FINTRAC’s enforcement approach is colliding with economic reality. Most brokerages and many mortgage shops are not banks. They are small and mid-sized businesses with fluctuating deal flow, limited compliance staffing, and margins that can be far thinner than outsiders assume. A $150,000 penalty is not a “cost of doing business.” For many firms, it’s a year of profit—or more. That matters because Canada’s AML statute and FINTRAC’s own policy say the AMP program is meant to encourage compliance rather than punish. If a penalty predictably destabilizes a business—shrinking its capacity to invest in training, systems, and professional compliance support—the penalty becomes counterproductive. You don’t build AML resilience by wiping out the compliant middle of the market. A concrete example: Century 21 Heritage and the “should have been earlier” penalty This isn’t theoretical. Two days before another widely discussed six-figure penalty, FINTRAC posted a $148,912.50 AMP against Century 21 Heritage Group Ltd., an Ontario brokerage, that is now under appeal at the Federal Court. Century 21 Heritage’s managing partner, Eryn Richardson, stated to Real Estate Magazine that a suspicious transaction report (STR) was filed, but FINTRAC determined it should have been filed earlier based on FINTRAC’s interpretation of risk indicators. FINTRAC’s notice points to multiple red flags around the transaction, such as a foreign buyer from a high-risk jurisdiction, rapid changes of control between related parties, and links to an industry regulators say could be used as a venue for sexual exploitation and human trafficking. Richardson disputes the penalty as failing to reflect the circumstances, emphasizing that a report was filed and that no criminal activity was identified. Whatever one thinks of the underlying risk factors, this fact pattern crystallizes the core problem: there is a meaningful difference between failing to report and reporting later than FINTRAC believes you should have reported. That difference matters for culpability, for harm, and for what “encouraging compliance” is supposed to mean. When a timing dispute collapses into the same ~$150,000 range as far more serious misconduct, the AMP regime starts to look less like calibrated behaviour change and more like strict liability with a cash register. The fairness gap: banks can absorb millions; brokerages can’t absorb thousands The proportionality issue becomes unavoidable when you compare how FINTRAC penalties land across the market. Big banks have paid multi-million-dollar FINTRAC penalties that, while headline-grabbing, are typically immaterialcompared to annual profits: RBC: ~$7.48 million against ~$15 billion net income (about 0.05%). TD: ~$9.185 million against ~$12 billion net income (about 0.08%). Those figures may be “large” in absolute dollars, but economically they behave like compliance overhead. Meanwhile, a $150,000 penalty imposed on a real estate brokerage, mortgage brokerage, or smaller lender can be existential—especially if it arrives early in a compliance journey, on a first examination, over a narrow issue. FINTRAC’s model is officially “harm-based” rather than “size-based.” In practice, that can produce the worst of both worlds: too small to deter the biggest institutions and too large to survive for the smallest ones. The public optics are terrible—and they matter Penalty systems don’t just punish; they signal what society values. That’s why it is so damaging when Canadians see large corporations receiving modest fines for conduct that looks, to the public, more blameworthy than a compliance timing dispute. The recent example that has resonated widely is the Superstore/Loblaw case reported by CBC: a $10,000 fine for marketing imported food as Canadian. Whatever the legal category, the optics are simple: a dominant corporate actor can commit consumer-facing deception and face a fine that’s effectively petty cash, while a smaller regulated business can face a $150,000 AML penalty for a disputed view of when a report should have been filed. It’s not hard to understand why business owners then ask: how is it that some corporations engaged in deliberate fraud or dishonest conduct can be fined less than $150,000, while a small brokerage can be hit with a penalty in that range for a compliance misstep—sometimes on a first audit? A regime that looks arbitrary will eventually be treated as arbitrary. That is not how you get better compliance. “You must comply” is true—but the regulator must also be practical To be clear: real estate, mortgage brokering, and private lending cannot be carved out of AML obligations. Criminals do not respect professional titles, and smaller firms can be exploited. The idea that compliance should be optional for small entities is a non-starter. But there is a difference between a system that insists on compliance and one that makes compliance workable. Industry frustration is often as much about process as it is about penalties. FINTRAC is frequently viewed as a large, bureaucratic organization with inconsistent engagement: firms report that it can take months—sometimes up to nine months—for responses to inquiries. If regulated entities struggle to get timely, practical guidance, and then face six-figure penalties for interpretive or timing issues, enforcement starts to feel less like oversight and more like gotcha. What peer jurisdictions get right: proportionality isn’t “soft”—it’s effective Canada is not the first country to wrestle with proportionality in AML enforcement, but peer systems show clearer mechanisms for fairness: United Kingdom (FCA): fines are explicitly tied to relevant revenue, with formal hardship relief. The framework is built to ensure penalties are meaningful to large firms and not automatically business-ending to smaller ones. United States (FinCEN): although statutory maximums can be Read more

  • CAPL participates in new PRISM Policy Roundtable for Innovation in Stablecoin Markets

    December 31, 2025

    PRESS RELEASE December 31, 2025 PRISM Policy Roundtable for Innovation in Stablecoin Markets Launches to Advance Practical, Cross-Regional Dialogue Vancouver, BC, December 31, 2025. The PRISM Policy Roundtable for Innovation in Stablecoin Markets (the Roundtable) today announced its launch as a cross-regional working group focused on supporting practical dialogue on stablecoin policy, regulation, compliance, and responsible market development. The Roundtable’s purpose is to facilitate information-sharing and dialogue among regulators, industry stakeholders, and consumer groups across global jurisdictions to raise issues and awareness on stablecoin policy and market developments, understand gaps and areas for potential harmonization, and highlight risks and uncertainties affecting market participants and consumer safety. The Roundtable will translate shared learnings into actionable insights that may be published in issue briefs or papers. “Stablecoin policy is moving fast, but it isn’t moving uniformly,” said Irene Lee, Founder. “We’re creating a forum to translate regional developments and practical compliance realities into insights that stakeholders can use, without losing sight of ethics, integrity, and workable implementation.” “Information-sharing is the right first step if we want to be effective advocates for responsible innovation,” said Samantha Gale, Founder. “Better outcomes depend on a clear view of what regulators are prioritizing, where gaps exist, and how rules can be modernized to match technology-driven change.” “Stablecoins raise measurable questions about liquidity, transmission, and market structure, especially under stress,” said Emrah Hanifii Firat, Founder. “This Roundtable will help ground the policy discussion in data and rigorous analysis, including cross-border frictions and the statistical realities behind stability and risk.” Founders Irene Lee is a compliance and regtech specialist with leadership experience in compliance strategy, regulatory liaison, and cross-border compliance operations across North America and Asia. She serves as a committee member appointed by the HKSAR Government to the Hong Kong Shenzhen Financial Cooperation Committee and is a board member and Head of GBA at the Fintech Association of Hong Kong. Irene is also an educator in regtech and digital finance, serving as a Continuing Education Advisor and Visiting Lecturer at The Hong Kong Polytechnic University and contributing to professional training programs for financial services practitioners. Samantha Gale is a Canadian regulatory and financial services law leader focused on mortgage, real estate, and lending regulation. She is CEO of Veracite Trust Company and leads the Canadian private lending industry through her work with national and provincial stakeholders. Samantha holds an LLM from Osgoode Hall Law School in banking and financial law and a law degree from the University of British Columbia, and previously spent more than 15 years at the BC Financial Institutions Commission, now BCFSA, and served as CEO of the Canadian Mortgage Brokers Association BC and the Mortgage Brokers Institute of BC. Emrah Hanifii Firat is an Assistant Professor at Fırat Üniversitesi in Elazığ, Türkiye, in the Department of Labor Economics and Industrial Relations and previously served as Senior Lecturer (Dr.) in the Department of Economics. He holds a PhD in Mathematical Statistics focused on nonlinear time series analysis and has graduate-level training in interest rate modelling in the scope of major central banks. Emrah brings quantitative, market-dynamics, and policy-analysis perspectives to stablecoin discussions, including the measurement of stability, risk, and cross-border frictions. About the PRISM Policy Roundtable for Innovation in Stablecoin Markets The PRISM Policy Roundtable for Innovation in Stablecoin Markets is a cross-regional working group founded by Irene Lee, Samantha Gale, and Emrah Hanifii Firat. The Roundtable facilitates information-sharing and dialogue among regulators, industry stakeholders, and consumer groups to raise awareness of stablecoin policy and market developments, identify gaps and opportunities for harmonization, and highlight risks and uncertainties affecting market participants and consumer safety. The Roundtable includes participation from member organizations and affiliated stakeholders, including the Canadian Association of Private Lenders (CAPL). For inquiries, collaboration, or participation interest: Samantha Gale s.gale@privatelenderassociation.ca

  • Mortgage Lenders Get Ready for Canada’s new Stablecoin Regime

    December 31, 2025

    Canada is moving toward a formal regime for stablecoins (fiat‑referenced cryptoassets), with a draft framework released and Bill C‑15 introduced at first reading as the legislative backbone. For mortgage lenders and other home finance providers, this is not just a niche crypto development – it will shape how borrowers fund, pay, provide collateral and interact with lenders in the coming years. 🇨🇦 The Draft Stablecoin Regime – At a Glance The proposed framework would regulate certain fiat‑referenced cryptoassets as a distinct product class, focusing on: Governance & Authorization of issuers and key intermediaries Reserves, custody and segregation of assets backing stablecoins Redemption rights and convertibility for holders Disclosure and transparency, including independent reserve attestations Bill C‑15 would amend core federal financial sector statutes to give regulators the tools to: Designate and oversee stablecoin arrangements Set prudential, conduct and reporting requirements Align stablecoins with broader payments, AML/CTF and consumer protection objectives 🏦 Why This Matters for Mortgage Lenders Even though mortgage lenders won’t typically be stablecoin issuers, the regime will affect core lending operations, risk management and product design. 1. Source of Funds for Down Payments and Equity More borrowers will present crypto‑ and stablecoin‑derived wealth as the source of down payments, equity injections and closing funds. A regulated stablecoin regime will shape what is considered acceptable, verifiable and lower‑risk from a KYC, AML and source‑of‑funds perspective. Lenders should revisit underwriting guidelines to specify how stablecoin‑derived funds are documented, seasoned and assessed for affordability and fraud risk. 2. Payment Flows: Advances, Repayments and Fees As stablecoins become more embedded in payment rails, clients will increasingly ask whether they can: Receive disbursements into wallets or stablecoin‑linked accounts Make mortgage payments, lump-sum prepayments or fees using stablecoins The regime is likely to create a practical divide between “in‑scope, compliant” stablecoins and others, prompting lenders to: Define which stablecoins (if any) are accepted Establish conversion, FX, fee and cut‑off time rules where stablecoins are used Update terms and conditions to clarify payment finality and dispute processes 3. Collateral and Security Over Digital Assets As stablecoins and tokenized assets become more mainstream, lenders may be asked to: Take security over stablecoin holdings or wallets as supplemental collateral Recognize stablecoin holdings as part of a borrower’s net worth and liquidity profile The framework will influence when stablecoins can be treated as cash‑like collateral, and how security interests are: Documented in standard security agreements Perfected and enforced (including control over wallets and custody arrangements) Lenders should review credit risk and collateral eligibility policies to decide if, when and how stablecoins can form part of the security package. 4. KYC, AML/CTF and Transaction Monitoring A clearer regulatory label for certain stablecoins will feed directly into onboarding and ongoing monitoring: Distinguishing regulated vs. unregulated tokens in CDD and EDD Adjusting red flag indicators for large inflows or outflows involving stablecoins Enhancing staff training on how to interpret and question crypto‑to‑fiat conversions Expect closer alignment between the stablecoin regime and federal AML expectations, including documentation standards for crypto‑sourced funds. 5. Partnerships, Fintech Channels and Embedded Finance Many mortgage lenders already work with brokers, fintechs and digital platforms that experiment with stablecoins in: Client acquisition and onboarding journeys Wallets, super‑apps and alternative payment channels The regime will heighten expectations around third‑party risk management, requiring lenders to: Diligence how partners integrate and explain stablecoins to borrowers Align marketing, disclosures and complaint‑handling where stablecoins play a role in the borrowing or repayment journey. ✅ Practical Next Steps for Mortgage Lenders To get ahead of the new regime, mortgage lenders should: Map Exposure Identify where stablecoins and broader crypto already intersect with your business: Source of down payments / equity Payment methods and settlement channels Collateral and security interests Treasury, liquidity and funding operations Update Policies and Playbooks Refresh KYC/AML, source‑of‑funds, collateral and collections policies to address regulated stablecoins specifically. Clarify acceptance criteria and treatment for different types of digital assets. Review Documentation and Client Communications Consider whether mortgage terms, security documents and disclosure packages need to address stablecoin‑related payments, collateral or funding sources. Ensure borrowers receive clear, consistent messaging about what is – and is not – accepted, and on what terms. Engage in the Policy Dialogue Participate in consultations on the draft framework and Bill C‑15 through industry bodies or directly. Bring a mortgage‑specific lens to questions of payment rails, collateral treatment and consumer communications. Canada is signalling that stablecoins are here to stay – but under a disciplined, supervised and well‑capitalized framework. For mortgage lenders, this is the right time to stress‑test your policies, documentation and digital strategy for a future where clients routinely interact through regulated stablecoins as well as traditional fiat. 

  • BC Property Connect (Launching in 2026): What BC Property Owners Need to Know

    December 27, 2025

    British Columbia’s land title system is moving further into a digital, owner-focused future. The Land Title and Survey Authority of British Columbia (LTSA) is developing a new service called BC Property Connect | Verified Transaction, expected to launch in 2026. The goal is simple but significant: give property owners a secure digital connection to their land title and key property information—while strengthening identity verification in real estate transactions to help reduce fraud. Early details are now available, and LTSA is inviting the public to subscribe for updates as the launch approaches. What is BC Property Connect? BC Property Connect is a new digital tool being built specifically for property owners. By creating an account, owners will be able to access a more streamlined view of their property information and stay informed about changes that affect their land title. LTSA’s broader direction here is modernization: easier access to information, improved transparency, and more secure processes across the real estate lifecycle—from ownership through future transfers. Why this matters: the shift toward digital, transparent property ownership For many homeowners, land title information can feel “out of sight, out of mind” until something goes wrong—or until a sale, refinance, or estate issue forces a deep dive. BC Property Connect is intended to make land title information more accessible and usable in everyday ownership. It also aligns with a growing emphasis on security and identity verification in real estate as fraud risks evolve. As LTSA has put it, the aim is to strengthen systems “in the public interest” by limiting opportunities for identity theft and fraud, enabling secure digital connections, and giving owners more agency over their property status. Expected benefits for property owners Based on the early information released by LTSA, BC Property Connect is expected to offer practical advantages, including: Clearer visibility into land title information Owners will have a more direct way to stay informed about their title status. Easier access to consolidated property details Instead of chasing information across different sources, property details are expected to be more centralized. Continued digitization of the home-buying and ownership process This is part of a larger movement toward digital-first real estate services. Added protection through reduced fraud risk A key theme of the Verified Transaction initiative is preventing identity theft and fraud. Just as importantly, LTSA indicates that account holders will be able to receive alerts about changes to their land titleand property-related deadlines—a feature that could help owners stay proactive rather than reactive. “Verified Transaction”: what’s changing for real estate professionals BC Property Connect is only one part of the broader initiative. LTSA is also updating how identity and professional status are verified for the professionals who facilitate property transactions. Early plans begin with lawyers, using a digital credential issued by their regulatory body to confirm both accreditation and identity. LTSA has indicated that this will expand to other professions in later phases. For the industry, this signals a long-term move toward standardized, digital verification—designed to increase trust and reduce vulnerabilities in high-value transactions. What should owners and industry participants do now? Even though the service is not expected until 2026, it’s worth tracking now for a few reasons: New tools often come with new workflows (especially around identity verification and transaction steps). Increased transparency and alerts may influence how owners monitor their properties. Fraud prevention measures can affect professionals’ onboarding, transaction timing, and compliance processes. LTSA is currently sharing early information and inviting the public to subscribe for updates as development continues. Stay informed LTSA’s update page and subscription option can be found here: https://lnkd.in/gRttgNv4

  • BC MICS under the New Mortgage Services Act: MIC Exemptions Under BC’s Mortgage Services Act vs. BC Securities Act

    November 28, 2025

    Mortgage Investment Corporations (MICs) in British Columbia operate at the intersection of two regulatory regimes: the new Mortgage Services Act (MSA) for mortgage brokering/lending, and the BC Securities Act for investment activities. Below is a comparative analysis of how exemptions under each framework apply to MICs, highlighting overlaps, differences, and recent changes. The core point is that MICs generally must comply with both regimes – there are limited exemptions to completely exclude them from either – so understanding both sets of rules is crucial.

  • Canada Bank Fraud: APP Scams, UK Reimbursement Rules, and What Needs to Change

    October 30, 2025

    Elderly victim loses $1.7M in Canada bank fraud. Learn how rising scams expose weak protections—and what banks must do to prevent future losses.

  • Canada AML/ATF Rules Update: New Reporting and Verification Rules for MSBs, Title Insurers, Real Estate, and Private ABM Acquirers

    October 29, 2025

    Canada’s latest AML/ATF rules are now in force under the Proceeds of Crime (Money Laundering) and Terrorist Financing Act (PCMLTFA). These regulatory changes strengthen oversight, expand reporting obligations, and introduce new due diligence and sanctions reporting requirements. Here’s a breakdown of what changed and who’s impacted. Who’s Impacted by the New Canada AML/ATF Rules The following sectors and entities are directly affected by the latest PCMLTFA amendments: Money Services Businesses (MSBs) Title insurers (now classified as reporting entities) Real estate brokers and sales representatives Private ABM acquirers (now treated as MSBs) All reporting entities handling sanctioned property Key Changes to Canada’s AML/ATF Compliance Requirements 1. MSB Agent Due Diligence and Criminal Record Checks Verify agent or mandatary eligibility before engagement and every 2 years + 30 days. Conduct criminal record checks for the CEO, president, directors, and all owners/controllers holding 20% or more (or for the individual agent). Records must be dated within 6 months and retained for 5 years. Legacy agents must be verified by October 1, 2027. Non-compliance penalties: Up to $250,000/2 years (summary) or $500,000/5 years (indictment). 2. High-Risk Beneficial Ownership (BO) Discrepancy Reporting For high-risk CBCA corporations, compare your internal BO data with Corporations Canada’s ISC database. If a material discrepancy exists, file a report within 30 days and retain acknowledgments for 5 years. No report required if resolved within 30 days (voluntary reporting still allowed). If ownership cannot be confirmed, take reasonable steps to verify and document the attempt. 3. Identity Verification via Agents (All Reporting Entities) Individuals: Use government photo ID, credit-file, or dual-process methods. Entities: Confirm existence using official registries or records. A written agreement with the verifying agent is mandatory. Reporting entities remain fully responsible for verification accuracy and must document oversight in their compliance program. 4. Real Estate: Unrepresented Party KYC Verify the identity of unrepresented parties. Complete all third-party determinations and maintain records. 5. Sanctioned Property and LPEPR Expansion File an LPEPR (Large Property or Entity Possession Report) with FINTRAC when disclosure is required under SEMA or the Magnitsky Act—in addition to existing UN Act/Criminal Code requirements. Broad deemed ownership rules capture entities controlled by sanctioned persons. If money laundering, terrorist financing, or sanctions evasion is suspected, file both LPEPR and STR. Retain reports for 5 years and integrate into AML and sanctions compliance workflows. 6. Title Insurers Now Reporting Entities Register with FINTRAC (if applicable). Build a complete AML/ATF compliance program, including KYC, recordkeeping, and reporting. Year 1: FINTRAC will focus on outreach and guidance rather than enforcement. 7. Private ABM Acquirers Must register as MSBs and implement full AML/ATF programs. Requirements include KYC, recordkeeping, and suspicious transaction reporting. Year 1: FINTRAC will support compliance readiness through outreach initiatives. Key Dates to Remember In force: April 1, 2025 (early measures) and October 1, 2025 (additional provisions). Deadline: October 1, 2027 — initial MSB checks for pre–October 2025 agents. Immediate Next Steps for Compliance To stay compliant with Canada’s new AML/ATF and PCMLTFA requirements, reporting entities should: Update policies, procedures, and staff training. Implement an MSB agent due diligence tracker for pre-engagement and biennial reviews, including criminal checks. Add BO discrepancy reporting workflows for high-risk CBCA clients. Document agent and mandatary KYC oversight with QA sampling. Update real estate processes to include unrepresented-party identity verification. Coordinate AML and sanctions teams for LPEPR and STR dual filings, freezing, and disclosures. Ensure 5-year record retention for all new records, reports, and acknowledgments. Strengthening Canada’s AML/ATF Framework The 2025 Canada AML/ATF rule changes mark a significant evolution in compliance expectations under the PCMLTFA. With new due diligence, ownership transparency, and sanctions reporting requirements, all reporting entities should act now to strengthen their compliance programs and reduce enforcement risk.

  • FINTRAC PCMLTFA Requirements for Mortgage Brokers and Lenders: 2024 Compliance Videos and Guide

    October 29, 2025

    As of October 11, 2024, Canada’s mortgage sector—administrators, brokers, and lenders—is now covered by the Proceeds of Crime (Money Laundering) and Terrorist Financing Act (PCMLTFA).

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