Gifted down payment in Quebec.

Underwriters need to confirm the funds are a true gift (not a loan), came from an immediate family member, and have a clean source-of-funds trail.

Quebec adds its own layer. Notarial closings replace the lawyer step elsewhere. Underwriters expect the notary, not a lawyer, on instructions. That matters here because underwriters are already scrutinizing the income side of a gifted down payment file — a property or program complication local to Quebec can push a marginal file over the edge.

Welcome Tax (droits de mutation) on a tiered scale; Montreal adds an extra bracket above $500K.

Programs to check eligibility for in Quebec:

• Home Buyers' Plan
• FHSA
• Montreal Home Ownership Program (varies by family composition)

• Signed gift letter on the lender's template
• 90 days of statements from the gifting account
• Proof of transfer from the gifter to the borrower
• Source-of-funds documentation for the gifter if the deposit is recent or large
• Gifter's government-issued ID (FINTRAC requirement at most lenders)

Quebec nuance: Income tax assessments use the Revenu Québec format alongside the CRA NOA; expect both.

• Co-ownership (divided/undivided) materially changes lender appetite.
• Quebec Law 25 affects what data lenders and brokers can collect.
• Quebec employment letters must usually be bilingual or accompanied by a translation.

Underwriter view of this scenario: The signed gift letter alone is not enough. Underwriters trace the funds back through the gifter's account and may ask for explanations on large recent deposits.

• Transfer the gift at least 30 days before closing
• Keep the funds in a single account once received
• Have the gifter retain statements showing the source of the gift on their side

• Gift coming from a non-immediate-family member (friend, employer, distant relative) — most A-lenders refuse.
• Gift documented as a 'loan' anywhere — in texts, emails, or the gifter's notes.
• Source of the gifter's funds that cannot itself be explained.