Farm Living in Manitoba

Click On This Link For:  FARMS  FOR  SALE

  “ Our Century has arrived ”

I would like to introduce you to “CENTURY 21 Westman Realty”, a ‘full service’ real estate company. Our office is located in Brandon, the second largest city in Manitoba and the center of agriculture. We have a professionally trained staff of around sixty agents, covering all aspects of real estate - residential, commercial, investment, farms and ranches - spread throughout the West-Man area.

Century 21 Westman Realty is a franchise of the World’s largest real estate network operating in 60 different countries. With over 420+ offices coast-to-coast in Canada, we feel this "national connection" allows us to provide excellent service to our overseas clientele.

Mr. Maurice Torr, previously our associate in Leek, Staffordshire, England, is a partner with our firm in Brandon, Manitoba. Maurice is specializing in farm sales with forty five years of real estate experience - thirty three of which have been working with prospective immigrants from the United Kingdom and Europe. Last year Maurice and our team of farm agents showed numerous prospective purchasers around Manitoba farms, resulting in sales to Overseas and Canadian buyers.

Maurice and the team will be pleased to assist you in finding your new home and business, arranging finances, securing your visa, and finally, settling in the community and meeting your new neighbours.

We look forward to having the opportunity and privilege to be of assistance to you and your family at some time in the future!

Dependably yours,


CENTURY 21 Westman Realty
Raymond B. Brownlee
General Manager.


I was born and raised on a mixed dairy farm in North Staffordshire, England, where I lived until I married my wife Lynn in 1971. Three years previous at age 20, I commenced employment with a local firm of auctioneers, valuers, and estate agents. During the ensuing years, I trained as a livestock auctioneer and agricultural valuer, attaining my full designation Maurice Torr with the Central Association of Agricultural Valuers, and the Royal Institute of Chartered Surveyors. In 1976, I became a partner with a Cheshire auctioneering firm, and by 1980 had developed a working relationship with a company of Manitoba realtors assisting farmers interested in emigrating to Canada. In 1987, Lynn and I with our children Louise and John emigrated to Manitoba, where I joined the partnership of Century 21 West-Man Realty Ltd. Over the past 33 years, it has been my privilege and pleasure in assisting close to 300 farming families in emigrating from Britain, Ireland, and other European countries, and resettling to start a new life in Canada. Since 2012, we have been working with immigrants from S. Africa also.

I can be contacted through our office or directly by telephone at:

001 204 728-5450 (home) or 001 204 729-6644 (mobile), or alternatively, please send me an email to:

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Encompassing nearly half the North American Continent, Canada, population ofaround 35.3 million people, is the second largest country in the world, and consequently enormous contrasts exist consisting of rugged mountain chains, endless prairies, huge forests, countless lakes and rivers, pleasant summers, cold winters, busy cities, and large unpopulated areas.

The Trans-Canada Highway connects the east and west coast being just short of 4900 miles long, with the distance from Halifax (on the east coast) to Vancouver (on the west coast) being greater than the distance from Halifax (Canada) to London (England).



Throughout much of Canada’s history, Manitoba has played a key role in the development of our nation. It has been the gateway to unlimited opportunities and new beginnings for generations of pioneers. The rich prairie soil has nurtured a proud heritage of many peoples united in building a strong, culturally diverse society.

Often referred to as the 'Keystone Province', Manitoba is located near the geographical centre of North America. Winnipeg, it's capital city, is often called "The Gateway to the West", and because of it's central location in Canada, Winnipeg has become one of the most important cities in the country with many national and international companies having established their offices there.

Manitoba is a fairly level province with slopes interspersed among some rolling hills that reach a height of some 2700 feet. Its total area of some 251,000 square miles (2.71 times the size of the UK.) encompasses a land surface area of some 212,000 square miles with the residue being water contained in the many thousands of lakes, the majority of which are located in the northern part of the province. From North to South, Manitoba measures some 761 miles, with the populated area of the South some 280 miles wide. Even though Manitoba is so large, it only has a population of around 1,270,000 people, over half of whom live in Winnipeg. The rest of the population is mainly spread over the Southern part of the Province where agriculture is the predominant industry. Northern Manitoba has some mining towns, Indian Reservations and Inuit communities, but for the rest, it is practically uninhabited. Manitoba's population is a fascinating blend of people from many ethnic backgrounds, including English, Scottish, Icelandic, Ukrainian, Swedish, Danish, German, Dutch, Polish and many more. All these people are proud of their backgrounds, regularly celebrating their heritage in festivals throughout the province, portraying age old customs and mouth watering cuisines of more than fifty cultures.

Manitoba's climate is characterised by warm sunny summers, and cold but bright winters. Noon temperatures in July and August average 25 degrees Celsius, and daytime temperatures in the winter normally stay below the freezing point. The high number of sunny days is typical of the Canadian Prairies, including Southern Manitoba which experiences around 2350 hours of sunshine annually. More than half of the annual precipitation (averaging 504 mm per year) occurs during summer, often in short and heavy showers, and usually overnight. The average annual cumulative snowfall is between 42 and 50 inches.

The main agricultural area is triangular, and runs along the American border to the south, some 230 miles north along the Saskatchewan border to the west, and then diagonally back to the Ontario border at the southeast corner of the province. The northern part of the province is made up of very rugged terrain, enormous pine forests, lakes and rivers, many of which can be reached only by float plane. Agriculture has been one of the most important sources of livelihood, in Manitoba, since the days of the first pioneers.

Wheat continues to be a most important Manitoba crop accounting for up to 30% of crop production value, followed by canola (rape), soybeans, and barley. Other major crops are oats, rye, & peas with the province dominating Canadian production of flax seed, sunflowers, and buckwheat. Despite the dominance of grain production, Manitoba agriculture is more diversified than the other prairie provinces, with special crops, horticulture, and livestock, making a significant contribution to total provincial income. The major grain and oil seed crops are grown throughout the province, while most of the special crops are concentrated in the area bounded by the Red River Valley, Portage La Prairie, Brandon and the American border. However, even though grain farms predominate, the agricultural industry also has a large livestock nucleus. Beef cattle are mainly raised in the western part of the province and Interlake regions, while most dairy farms are concentrated in the area south of Winnipeg, which also accommodates many intensive hog and poultry units. The overall average farm size is now 1,000+ acres per farm, with the total provincial farmed area extending to just under 19,000,000 acres.

The majority of land in western Canada is identified by ‘legal description’ comprising of 3 sets of numbers - Section, Township, & Range, eg. 28-13-23, and being either east(E) or west(W) of the principal meridian, which is located just to the west of Winnipeg. The farmland is set out in square sections 1 mile by 1 mile (640 acres), and can be further sub-divided into 1/4 sections (160 acres). A block of 36 sections makes up a township, with 6 townships creating a municipality, each of which is administered by a group of councillors.

The province also offers a wealth of artistic endeavours. Winnipeg's Centennial Concert Hall is home for the internationally acclaimed Royal Winnipeg Ballet, the Winnipeg Symphony Orchestra, and the Manitoba Opera Association. The Manitoba Theatre Centre and the MTC Warehouse Theatre offer first rate regional entertainment, complimented every summer by the Rainbow Stage's outdoor Broadway musicals and Folklorama. The Winnipeg Art Gallery features everything from Globetrotting exhibits to Cinema classics. Elsewhere in the province, ethnic choirs, dance troops, art and drama clubs, pottery studios, and many more amenities keep the arts thriving at the grassroots level.

Manitoba's outdoors provides wonderful recreation for young and old on holidays, long weekends, and vacations, with nearly everyone out and enjoying the beauties of nature. The many lakes are the biggest attraction, and depending on the season, people camp, swim, fish, sail, canoe, or hunt, on or around them. Hockey, curling, skating, skiing, tobogganing, and snowmobiling, are favourites in the winter. Vast acreages of National and Provincial Parks offer additional amenities and recreation facilities. Canadians generally enjoy outdoor events and are very sports oriented.

The province has a Medicare system, funded by the provincial government, and everyone can apply for a medical number on arrival for permanent residency in the province, and is entitled to services from doctors, and specialists, with a percentage of pharmacare costs refunded by the government. Dental and optical treatments are not included. The majority of small towns have well-equipped modern hospitals, with any major or special treatment available in Brandon or Winnipeg.

Cost of living is generally considered to be less in Manitoba than in the UK or Ireland. As regards basic foods, set out below are some ‘Safeway’ prices (which may vary dependant on brand names & in-store discount programs):

570g Loaf $ 3.29 5 kgs Flour (all purpose) $ 8.99

1 doz. Eggs (large) $ 3.35 700g Cheese $ 9.99

260g Coffee - instant $13.23 144 Tetley Tea Bags $12.69

454g Butter $ 3.49 907g Margarine $ 5.49

398ml tin Peach/Pears (DelMonte) $ 2.49 2kg Sugar $ 3.66

4L Milk (2%) $ 4.99 680g Kellogs Cornflakes $ 3.34

2L Coca-Cola $ 2.00 398g (14 fl oz.) tin Beans $ 1.29

1L Fruit Juice $ 4.39 3.2kg Tide (wshg. powder) $13.99

4L Ice Cream $ 7.59 1.5 ltr Heinz Ketchup $ 4.28

270g bag of Crisps $ 4.19 125ml Tooth Paste $ 3.60

Vegetables (subject to seasonal price changes)

1kg Apples $ 3.95 1kg Oranges $ 1.94

10 lbs Potatoes $ 9.98 1kg Carrots (peeled) $ 3.30

1kg Cauliflower $ 5.49 750g Peas (frozen) $ 4.19

1kg Broccoli (crowns) $ 5.49 1kg Tomatoes - large $ 4.39


1kg Pork Chops $14.09 1 kg Steak (top sirloin) $16.95

1kg Chicken (fresh) $ 7.69 1 kg Beef (beef round) $14.30

1kg Chicken Breast (boneless) $19.16 500g Bacon $ 3.95

Many prices are periodically reduced when the various supermarkets offer "specials," thereby providing good savings. It pays to shop around. Many Canadians regularly "eat out" in the wide range of restaurants, at almost half the cost to that of British restaurants.

Motor vehicles are quite a lot cheaper, with no annual road fund license. Full insurance on a domestic family car would be around $1,400.00 per annum. Most electrical items are less expensive also.

Petrol (gas) costs 89.9 cents per litre, and electricity is around 7.38 cents/Kwh as of December 2014.

To fully comprehend and appreciate the expanse and beauty of the province of Manitoba requires a personal visit, in order to attain a true impression and put everything into perspective.


When moving from Britain to Canada, you are currently allowed to claim full rollover relief on any capital gain from the sale of your UK farm (but not Ireland) which is then invested in a Canadian farm, providing:

The person who makes the capital gain must be carrying on a trade or business and must re-invest the full proceeds in the acquisition of other assets which are used for the purpose of the continuing trade or the new trade within one of the specified classes of assets qualifying for the relief, however, there is no requirement that they be of the same class. The re-investment of the proceeds must take place within the prescribed period as set out in the prevailing UK Capital Gains Tax rollover relief regulations.

Professional advice from a well qualified Accountant is strongly recommended to determine your own personal situation and circumstance with regard to any tax liability..

Farmers in Manitoba pay no federal capital gains tax up to $800,000.00 of cumulative gain in a lifetime, on the sale of used farmland. Manitoba has no death taxes, inheritance taxes, or capital transfer tax, when left to a spouse or in trust. For Income Tax, everyone is allowed to earn up to $9.134 free of Manitoba tax and $11,138 for Federal tax. The thresholds thereafter for "taxable income" are:- up to $31,000 at 25.8%; $31,001 to $43,953 @ 27.75%; $43,954 to $67,000 @ 34.75%; $67,001 to $87,907 @ 39.4%; $87,908 to $136,270 @ 43.4%; and any taxable income over and above $136,271 is charged at 46.4%. Corporation tax is levied at 11% of profit up to $400,000; and 32% for anything over $400,000. We do not have any “national insurance contributions’ to pay, but do have to make contributions to Canada Pension to the tune of around 4.95% of income to a max of $2,306 paid by both employer & employee, with a self employed person paying the equivalent of employer and employee rates, up to a maximum payment of $4,612.

As Canadian farmers can choose to be taxed on the difference between income and expenses, a wise farmer may check the revenue and expense situation in the latter part of his tax year. They are permitted to defer sales of grain or cattle and delay payment on delivered grain or stock to the following tax year, and purchase cattle or machinery prior to the end of the year, in order to reduce their tax liability for that fiscal year.

Canada has a Goods & Services Tax (GST) of 5% which is similar to and administered almost identically to VAT. In addition, Manitoba has an 8% provincial sales tax – which unfortunately is not refundable.

Farm Land & Buildings in Manitoba are taxed (or rated) with the amount payable dependent upon the quality of land and the extent of buildings. Money raised from these taxes is used to pay for road building, police and fire control, snow ploughing and all school expenses. On the subject of schools, children commence at the age of five in kindergarten and continue through grades 1 to 12 up to the age of 18 years old, but children may leave at 16 with parents consent. Children living on a farm will be picked up daily by a school bus and delivered back home in the evening at no charge. Canada has excellent universities, as well as community colleges which cover a wide range of academic subjects. There are no university grants available, other than scholarships, but students are able to get a 'student loan' from a bank, to be repaid when they commence employment. Full course program costs per year for a student run at around $4,000+, plus board and rooming costs, which at Brandon University campus costs around $8,000+ per year (full board).

* * * Check out: and/or

Community College costs for a trade, technical, or office course, can range from $3,000 to $4,000 for tuition and a further $1,000+ for books, membership fees, trips, etc.

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Manitoba offers a wide and diversified range of farming systems being either, grain, beef, dairy, hog (pigs), or poultry, likely being a combination of any. Potato production in the province is growing rapidly, together with a wide variety of special crops, especially beans – including soya beans.

For livestock operations, a good reliable water supply is a key factor of consideration usually being an on farm supply from a well or borehole, but sometimes from an inground storage reservoir (dugout).


Manitoba is renowned for its high quality grain and oilseed crops. Arable units account for the largest percentage of farms in central and western Manitoba with the main crops grown being Red Spring Wheat, Barley, Canola (oilseed rape), and Flax. Other crops grown in Manitoba are Durham Wheat, Peas, Beans, Lentils, Canary seed, Corn (maize), Sunflowers, Potatoes, Oats, and Rye, with increasing production of Winter Wheat grown for feed and the Ethanol market. Very few operators tramline the sown crops, with more and more farmers now using GPS (Global Positioning Systems) for better precision and efficiency when applying fertilizer, chemical, & fungicide. Due to the generally low humidity in western Canada, there is much less fungal disease than is experienced in western Europe.

Yearly sowing dates vary, but usually start about mid April and finish in late May/early June with growth normally fairly rapid. Most herbicide spraying is completed within a month after sowing, with the crops maturing within 90 to 110 days from sowing. Harvest typically begins about mid August with the majority of the canola and early sown grain crops being swathed to speed up dry down and even ripening of the crop. More and more farmers are now changing to desiccating with glyphosphate, subsequently direct cutting their grain and late maturing oilseed crops. The vast majority of the harvested crops are stored in on-farm steel grain bins, some of which will have aeration, but seldom is there a need to artificially heat-dry the crops. Historically, Manitoba farmers can expect a wet harvest every 5 to 8 years (grain at 17-18% moisture).

Average yields are about 3 tonnes per hectare for hard red spring wheat, 6.9 tonnes per hectare for winter wheat, 4.02 tonnes per hectare for barley, and 2.3 tonnes per acre for canola. However, yields will vary somewhat from these figures in different areas of the province due to soil types and annual rainfall amounts. Most of the grain and oilseeds grown in Manitoba are transported overland by rail, with in excess of 65% of the entire crop being exported.

With ‘Royal Assent’ having been given in December 2011 to ‘The Marketing Freedom for Grain Farmers Act’, as of August 1st 2012, the Canadian Wheat Board (CWB) no longer had a single desk monopoly for the sale of Wheat & Barley for export. All Grains and Oilseeds are now on the Open Market and a grower is free to sell to anyone of their choice. As an organization, the CWB has remained in existence but now operates more like a large Co-op as a competitor in the open market alongside other buyers.

In 2007, the ‘AgriInvest & AgriStability’ programs were implemented to assist agricultural producers in response to income declines. These programs along with Production Insurance now form the core of the business risk management scheme with the costs being shared by the Producer, Federal, Provincial, and Territorial governments under the Agricultural Policy Framework.

This program will integrate stabilization and disaster protection into one, thereby hopefully helping producers safeguard their farming operations and cash flow from any significant drops in income, be it due to weather and/or market fluctuations.


For current Crop Prices go to:

* Conversion Factors - Bushels to Tonnes are as follows:

Wheat, Peas & Soyabeans price per bushel x 36.744 = price per tonne

Barley price per bushel x 45.93 = price per tonne

Oats price per bushel x 64.84 = price per tonne

Rye & Flax per bushel x 39.368 = price per tonne

Canola price per bushel x 44.092 = price per tonne

Sunflowers per bushel x 73.737 = price per tonne


1 Tonne = 2204.6 Lbs.

Bushel of Wheat, 60 Lbs. Bushel of Peas , & Soybeans 60 Lbs.

Bushel of Barley 48 Lbs. Bushel of Flax 56 Lbs.

Bushel of Oats 34 Lbs. Bushel of Canola 50 Lbs.

Bushel of Rye 56 Lbs. Bushel of Sunflowers 30 Lbs.

As an additional source of information, check out:


Besides running a cattle herd, many enterprises will have land in crop production as well, with the larger cattle ranches having upwards of 500+ head of livestock as well as capacity for producing winter feed.

Most of the operations are cow calf/suckler units, with the calves weaned at around 8 months of age and then sold onto the commercial feed lots (10,000+ head) in Western Canada or the US.

Suckler cows and calves will graze out on pasture from mid May onwards until weaning in early October with the cows returning to pasture until snowfall. During winter months, the cattle can be fed and wintered out in the bush, or be kept in high sided corrals with maybe the facility of an open fronted shelter. For mid winter calving, the cow and calf will remain inside for some 24 to 48 hours then go back outside into a well strawed corral/yard with maybe an open fronted shelter in case of a storm. Our cold and dry winter conditions are far more healthy for livestock than the damp and wet of the western European climate.

Pasture for summer grazing on PFRA (Government) land is sometimes available at around $90.00/$100.00 per cow/calf pair, a little less on private land. To establish a feeder enterprise, there are some financially aided schemes available to start up such an operation, with little initial capital outlay require by the farmer.

For current Market Prices go to: (pages 1 to 4)

As an additional source of information, check out:


Hog farms can be found in most parts of the province, with the largest concentration located in the southeast, being mostly farrowing or finishing operations, with some of the larger units encompassing a complete farrow to finish enterprise. In the autumn of 1999, Maple Leaf Foods (an affiliate of Hillsdowne Holdings) opened a new ‘state of the art’ Hog slaughter and processing plant in Brandon. When both kill lines are in full operation, they can process 90,000 hogs per week.

Large White, Landrace, and Yorkshire are the more popular breeds, with almost all of the modern units now disease free, some having closed herds.

Canada is one of the world’s largest pig exporter and the second largest pork exporter with Manitoba pork being renowned as having the highest index in Canada, with a large number of the hogs slaughtered weekly being sold to China & Japan.


For current Market Prices go to: (pages 4 & 6)

As an additional source of information, check out:


Sheep farming in Manitoba is considered under utilised, although numbers are on the increase. Canada as a

country only has around 1,000,000 breeding sheep, with Canadians on average consuming only two and a half pounds of sheep meat per year. Manitoba sheep population comprises of around 27,000+ breeding ewes, plus lambs, with the main breeding stock being Dorset, Suffolk, some Texel , and Rideau Arcott.

Due to our climatic conditions, the sheep are usually grazed in fenced pastures with supplemental dry feed and inwintered in corrals. Diseases and ailments, such as foot rot, are by no means as prevalent as they are in the UK.

Local slaughterhouses will be used for service of the local domestic market, or alternatively, there are local buyers who then transport direct in triple decker trucks to the main retail markets of Montreal and Toronto.


For current Sheep Prices go to: (page 5)

As an additional source of information, check out:


Dairying in Manitoba has been a popular attraction in past years to farmers moving from western Europe, but as farm units have expanded, there are fewer dairy farms around. The total number of dairy farms in the province is presently 314 with over half of units milking 100 cows or less. Provincial farm average quota size is 114kgs of BF/day which relates to an equivalent of 1,086,425 litres/annum at the 3.83% butterfat average. Some of the province’s largest units are milking in excess of 1,000 cows.

Raw milk is paid for on a multiple component pricing system with Manitoba producers receiving on average close to 77 cents per litre net of shipped in quota milk, dependent on component analysis. Milk quality criteria are IBC (individual bacteria count) which must not exceed 121,000, and SCC (somatic cell count) which must not exceed 400,000. Any producer who ships contaminated milk will be held liable for the cost of the complete truck load.

A newly calved cow or heifer in Manitoba currently sells for between $2,000 & $2,500, with the Holstein being the most popular breed in Canada, together with a few herds of Jersey, Ayrshire, and Brown Swiss.

Water is of course a key necessity of any livestock enterprise and needs to be checked out carefully and not taken for granted. The quality of this ground water may also vary from area to area.

With cost of production being around 70%+, this leaves a pretty attractive margin for the producer, but as in any country, management plays a very large part in the profitability of any farm enterprise. Most dairy farms are sold as turn key operations inclusive of quota, with additional quota available for purchase monthly through the Dairy Farmers of Manitoba (milk board) for those wishing to expand their enterprise. A Quota Participation Programme has recently been installed whereby quota purchases are dependent on the producers milk quality record(s). Highest qualification is the ‘Gold Class’ where a producer has consistent low milk bacterial counts, permitting them the capacity to purchase unlimited amounts of quota when it is available. ‘Merit Class’ producers can acquire up to 40kgs of BF quota per year; ‘Standard Class’ producers can acquire up to 20kgs per year; anyone below ‘standard class’ cannot acquire additional quota.

The January 2014 Manitoba Quota Exchange price was $27,945 per kg of daily butterfat quota, ($2.92 per UK daily litre equivalent).

For more information, check out: and

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Citizenship and Immigration Canada through the Canadian High Commission in London process all applications for permanent residents of the United Kingdom and Ireland.

All applications for permanent residence must be submitted by post direct to the local office of The Canadian High Commission

Self-employed immigrants must have relevant experience which is defined in the regulations as:

* For at least two years in the period beginning five years before the date of application:

- Self-employment in cultural activities or athletics; or

- Participation at a world-class level, in cultural activities or athletics; or

- Farm management experience.

Points are awarded for relevant experience within the five-year period immediately preceding the date of application.

A Checklist found in the Application for Business Class/Section Three: Visa Office Specific Instructions Appendix C explains what documents are required to prove that you meet the definition of self-employed.

All the appropriate application forms and immigration information can be accessed on the internet at:- and/or

The Province of Manitoba and the Government of Canada share responsibilities regarding business people immigrating to Canada through the Manitoba Provincial Nominee Program for Business. The program allows Manitoba to recruit, select, and nominate qualified business people from around the world who have the intent and ability to move to Manitoba and establish or purchase a business, which includes ‘Farming’. To qualify for the Farm Program, all applications now come under the ‘Farm Strategic Recruitment Initiative’ category, and all interested applicants must have:

• have a minimum verifiable personal net worth of CDN$350,000.

• have a minimum of three years farm business management or farm ownership and operation experience in the past five years supported by verifiable documents.

• demonstrate adaptability, specifically relating to practical farming skills, technical knowledge and experience in technological based farming practices that will transfer directly to Manitoba’s current primary farm production industry.

The Applicant must also be prepared to:-

• conduct an Exploratory Visit to Manitoba of not less than five business days within the year prior to the application. The applicant must provide a visit report and other documents to demonstrate the research conducted during this visit.

• attend and conduct an interview upon request of a MPNP-B officer in either of Canada’s two official languages after the Nomination Application with application fee have been submitted.

• make an Eligible Farm Business Investment in Manitoba; and

• reside in Manitoba along with his/her dependent family members.

• The MPNP-B charges a CDN$2,500 Nomination Application fee. This fee is non-refundable

Full details can be found on:-

If your application for nomination is approved by Manitoba, you will be required to make a $75,000 deposit to the Government of Manitoba, guaranteeing that you will live in Manitoba and start or purchase a business or farm in Manitoba within 2 years of obtaining your permanent resident visa and landing in Manitoba. The deposit will be refunded without interest to you when the investment described in your application is made, your business or farm is operational, and you are living in Manitoba. If you are accepted for nomination by Manitoba, you will be provided with a Certificate of Nomination and instructions on how to submit the appropriate documents and federal processing fees to a Canadian Immigration visa office that services your area.

The Canadian High Commission processing fees must accompany the completed application (a fee schedule is included with your application package). The present fees are: Entrepreneur/Self-Employed Immigrant - $1,050.00; Spouse - $550.00; each additional dependent under age 22 - $150.00; any additional dependent age 22 and over - $550.00. The application fees quoted above for the principal applicant and their spouse include a 'Right of Permanent Residence Fee' of $490.00. This Right of Permanent Residence Fee, unlike ALL the other fees, is refundable if an Immigrant Visa is not issued or used.

In determining suitability for immigration, the Embassy uses certain selection criteria. Emphasis is placed on the applicant's intended occupation, practical training, work experience, education, ability to communicate in English or French, and personal suitability.

In order to complete the data for issuance of a visa, all members associated with the application have to undergo a medical examination by a physician nominated by the Canadian High Commission. This is usually the last procedure before the visa is approved, as the visa itself is only valid to be exercised within 12 months of the medical examination. The high commission will issue these medical forms to you when they are satisfied everything else is in order (medical forms are not accessible on the internet).

Due to a recent amendment to The Farm Lands Ownership Act, non-Canadians who intend to move to Manitoba may declare “qualified immigrant” status, and may acquire land without applying for exemptions. However, if they do not become permanent residents of Manitoba within 2 years, they must either sell the land or apply for an exemption or an extension of their “qualified immigrant” status.


In Canada, we as registered real estate agents compile and write contracts for Purchasers and in turn present and negotiate them with the Vendors. In a situation of Limited Joint Representation when we compile an “Offer to Purchase” on behalf of a Purchaser, we have a legal obligation to write it up to include appropriate conditions that safeguard and ensure it to be in the best interest of the purchaser, viz: a) The Purchasers obtain a Visa granting approval for Landed Immigrant Status by (date); b) In the event of the death of one of the Purchasers on or before the date in #1, this offer shall not be binding on their heirs, successors, or assigns, unless waived within 30 days of death; c) The Vendor will undertake to maintain the fixed buildings in at least the condition they were in at the time of inspection of the property, that date being (date); d) The Purchasers confirm financing (if any) through F.C.C. and/or a bank, by not later than (date); e) The Purchasers are able to arrange sale of their farm in home country no later than (date).

Due to actual possession maybe not taking place for some 12 months hence, additional conditions will need to be included dependant on the type of farm being purchased, eg: Working the land properly and leaving it clean; maintaining the health and breeding program of any livestock; provision of winter feed; vendor to maintain all pumps, equipment, and machinery if included (fair wear and tear accepted); etc.

Once the contract has been written, we highly recommend it be checked over by a lawyer on your behalf before it is presented to the Vendor (typically no charge is levied by the lawyer for this service).


Normally, the Vendor and Purchaser will each retain their own solicitor at their own cost.

For a land transaction of average complexity, the legal fee charged would likely be calculated by the solicitor as follows:

1% of the first $25,000.00 of value of land purchased, sold or mortgaged.

1/2 of 1% of the next $175,000.00 of value above $25,000.00.

1/4 of 1% of the next $800,000.00 of value above $200,000.00.

1/8 of 1% of any excess value over $1,000,000.00.

These rates may be open to negotiation and adjustment subject to the size and complexity of the transaction.

In addition, the lawyers for the Vendor and Purchaser will have miscellaneous other costs which will ultimately be paid by the parties themselves, e.g. the costs of obtaining tax certificates, searches of titles, caveats, and other encumbrances. The Purchaser is responsible for the fees of the Land Titles Office for registration of a transfer of land, (likely around $60 per transfer) as well as mortgage (if any).

Where farmland is being purchased as a farm, and continues to be farmed as a unit, then it qualifies for exemption from the payment of Manitoba Land Transfer Tax (similar to Stamp Duty), as well as GST.


Financing for a farm purchase if required is usually fulfilled with one of the five major banks in Canada

(the Canadian Banking system currently ranked as one of the strongest and safest in the world),

FCC (Federal Farm Credit Corporation), or one of the Credit Unions. They would require the following:

1. Statement of current assets and liabilities.

2. Type and years of farming experience of principal borrower.

3. Age and experience of other family members.

4. Educational background of entire family.

5. Reference letters from applicant's current Banker, Accountants, and Lawyers.


In order that you may further broaden your knowledge about the province of Manitoba, and in particular the agricultural and social aspects, you may well find it interesting and informative to explore the following websites on the internet:


Our extensive years of experience in settling numerous immigrant families from Great Britain & Ireland to Canada, bears out beyond doubt that the only means of attaining a true perspective of Canadian farming is to go take a look for yourself. All you need to do is determine a time which is convenient for you to leave your present business in good hands, and book a flight to Manitoba. You do not need any type of a visa to visit Canada. Give us a call and let us know your date of arrival and duration of visit, and we will be pleased to make hotel/motel reservations on your behalf (approximately $80 to $90 nightly per double room, plus tax). On your arrival, we will meet you at the airport and take you to your hotel, or if you wish you can easily hire a car (we can arrange this on your behalf) as driving is quite easy compared to the UK. This will give you a little more independence during the visit. Food costs will average around $40 per day per adult person. As part of our normal Canadian service procedure, we will transport you around to view the country and farms suitable to your requirements, as well as taking time out to call and speak with immigrant farming families from Britain/Ireland in your line of business.

Contrary to the UK system of selling property, through co-operation with other real estate companies, we are able to show you suitable farms that are for sale with other Companies, as well as our own, thereby enabling you to view all farms with the one Company and your Sales Agent during your stay in Manitoba. If you wish, we will take you to see a banker, accountant, lawyer, agrologist, etc., and also provide you with an insight into education, health systems, social programs, and general lifestyle. Unless otherwise predetermined, our legal obligation is to the vendor, but would stress that we also have a strong obligation to you the purchaser to ensure that you are made aware of all the relevant facts and details pertaining to the property and it’s general locality.

We guarantee a full professional service, before, during, and after your visit, which will continue when you emigrate to Manitoba. Our reputation depends on it. Remember,

You Deserve the Best

If you eventually decide to move to Canada, you can bring your own furniture and personal belongings with you in a container, including most electrical appliances which will work on our 220 volt system. This may necessitate some re-wiring in the house, as our domestic appliances operate on 110 volts (excepting ovens and clothes dryers - 220 volts). You are also permitted to bring your pets (cats and/or dogs) with you on the plane, and there will be no quarantine restrictions for them upon arrival in the country. You may wish to consider securing some of your Canadian currency on the futures market prior to your emigration.

We hope the contents of this brochure are both helpful and informative to you, and if you should have any questions or require any further information, at any time, then please do not hesitate in contacting us. Assuring you of our best attention at all times, we remain yours sincerely,

CENTURY 21 Westman Realty ltd.


Other Century 21 Westman Realty Farm Agents: Richard Gilson; Troy Mutch; Gary Nestibo; Grant Tweed; Arlene Klassen.

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