Title and Mortgage Fraud in BC: How to Protect Your Home, Including BC Property Connect

Most homeowners never look at their land title after completion. Fraudsters count on that, and a home with little or no mortgage is an attractive target for someone using stolen identification.

This guide explains the recent LTSA warning, how to sign up for BC Property Connect property alerts, what the Land Title Act says about forged documents, and the steps to take if you see a change on your title you did not expect.

What title and mortgage fraud look like

Title fraud happens when someone uses stolen or forged identification to pose as the registered owner of a property. With that identity, a fraudster may try to sell the property or take out a new mortgage against it and disappear with the loan money, leaving the real owner to discover a charge they never signed.

On August 4, 2026, the Land Title and Survey Authority of British Columbia (LTSA) issued a notice urging owners to be more vigilant. It said it was aware of recent attempts where scammers used falsified identification to impersonate owners and take out new mortgages. The activity it described involved residential properties in Surrey, Delta, New Westminster and Burnaby, and particularly homes with clear title or an older, low-balance mortgage.

That profile matters. A home with little or no mortgage has a lot of equity a fraudster can borrow against, and an owner without regular mortgage statements may not notice a new charge for some time. Owners who live outside BC, older owners and owners of rental or vacant properties can be slower to see warning signs.

Sign up for BC Property Connect

LTSA's new BC Property Connect service lets verified owners connect their property and receive property alerts. An alert is sent when an application to change the title is submitted to the land title office. Changes that can trigger an alert include:

• a transfer of ownership or a change of name or mailing address
• a new mortgage or a lien
• a certificate of pending litigation or a judgment
• easements, rights of way, covenants and corrections to title information

To sign up, LTSA says you need to own an eligible private residential property in BC, have a verified BC Services Card account and have the BC Services Card app on your phone. Properties owned by a corporation, held in trust, owned by an estate or held under a leasehold are not eligible, and a property can have no more than four owners on title. You can connect up to five properties, and each registered owner can set up their own account.

Two limits are worth understanding. First, LTSA is clear that property alerts do not prevent a change from being made to a title. They tell you about it so you can act quickly. Second, you can only connect a property where you are the registered owner, so adult children cannot monitor a parent's home through their own account.

Other steps that reduce your risk

The LTSA notice recommends keeping your title records current and taking steps against identity theft. Some practical habits:

• Keep your title records current. Notify LTSA, or ask your lawyer or notary, if your mailing address or name changes, so notices reach you.
• Protect your identity documents. Treat your driver's licence, passport and BC Services Card as the keys to your home. Report a lost or stolen document promptly.
• Check your title. A title search shows the registered owner and any mortgages or other charges. If you are not sure what an entry means, ask a professional; LTSA staff cannot interpret title information for you.
• Watch for unusual approaches. Unexpected offers to buy, calls about a mortgage you did not apply for, or mail about a property matter you do not recognise can all be early signs.

If you own property in BC but live abroad, our article on signing BC documents from outside Canada explains how legitimate transactions are handled remotely, which can help you spot ones that are not.

What the Land Title Act says about forged documents

BC's land title system is built on a register that people can rely on. Under the Land Title Act, an indefeasible title is conclusive evidence that the person named is entitled to the land, subject to listed exceptions, including the right of a person deprived of land to show fraud in which the registered owner participated.

For void instruments, such as a forged transfer or mortgage, the Act's starting point is that a person who registers a void instrument does not acquire any interest in the land. There is an important exception: a transferee named in a void transfer of the fee simple who acquired it in good faith and for valuable consideration is deemed to have acquired the estate on registration. That protection for good-faith buyers is one reason it matters to act before a fraudulent sale can be completed.

The Act also provides an assurance fund that can compensate some people deprived of land through fraud or a wrongful act, but the claim process has conditions and limits. Sorting out a fraudulent registration usually needs legal advice and, in some cases, a court application.

If something appears on your title that you did not authorize

Act quickly. In its notice, LTSA says to report suspected real estate fraud immediately to LTSA, the BC Financial Services Authority and your local police. You should also:

• get a current title search and copies of the registered documents
• contact the lender named in any mortgage you did not sign
• keep every alert, letter and email you receive
• speak to a lawyer about steps to protect title and the equity in your home

If your matter turns into a dispute, our article on how a civil lawsuit works in BC Supreme Court explains the process.

Worried about your title? Get it checked

Our real estate lawyers can search and review your title, explain any charges registered against it, update your title records, and help you take prompt steps if a transfer or mortgage appears that you did not authorize.

Call 604-259-2844 or send us a message to arrange a consultation at our Vancouver office.