Overview
Broki handles British Columbia Mortgage Services Act (MSA) disclosure in two ways: clients sign the Disclosure of Representation (BC Form 1A) inside the Broki application when you send them a BC application link, and you can add the official BCFSA forms to any BC mortgage file from the Compliance tab and send them for e-signature. Every Broki application also produces a signed Client Consent Form and PEP Declaration for each borrower.
Brokers in BC use this to get Form 1A signed before or with the application, and to assemble the rest of the MSA packet (for example BC Form 3A, Form 4 and Form 6A, or a full package) when the file needs it.
Also called: Disclosure of Representation.
At a glance
These are the two BC paths, plus the consent documents every application produces.
A BC · Designated agency or BC · Brokerage agency link has the client sign Form 1A in the application after you Confirm & sign.
On a BC file, Prepare compliance documents builds the MSA packet as Full package or Individual forms.
The Client Consent Form and PEP Declaration are produced for every Broki application, BC or not.
Before you begin
These are the licence, name, mailbox, and province checks before a BC link or MSA packet will send.
BC application links (BC · Designated agency and BC · Brokerage agency) are only selectable once your organization has a BC brokerage licence on file. Until then they are greyed out with "Add a BC brokerage licence under Settings › Compliance documents › Identity & licences to enable these links." That settings section isn't available in the current release, so contact support if you see this message.
To confirm a BC link, Broki also needs your brokerage's legal name and the link owner's name on their team member record.
Sending an application link from Broki needs a connected Gmail or Outlook mailbox.
To add MSA forms to a file, open the mortgage file's Compliance tab. The BC section only appears when the province is BC.
Step-by-step instructions
The steps below cover sending a BC application link, adding the MSA packet, issuing an official PDF, and sending it for signature.
Send a BC application link so the client signs Form 1A
A BC application link is sent from Send application link after you confirm Form 1A, and the client signs that disclosure in the application.
Open Send application link for the client from the Leads or Contacts page.
Fill in the recipient, subject and message.
Expand Sending options. Under Which application to send, choose BC · Designated agency or BC · Brokerage agency. The hint under the link confirms "— you will confirm and sign Form 1A before it sends".
Select Confirm Form 1A & send.
In Confirm Form 1A before sending, review the locked details: Brokerage, Licence (BC), Mortgage broker(s), Agent and Delivery ("Email (locked for application links)").
Under Lender concentration, keep the brokerage default or choose Not applicable / Disclose lender(s). If you disclose, enter the lender name(s) and period. If you change it from the brokerage default, enter a reason.
Optionally draw your signature for this send. If you don't, your saved signature is used, or your typed name.
Before you continue: confirming emails the application link to the client. The client signs exactly this disclosure inside the application.
Select Confirm & sign.
The link is sent. When the client reaches the Signatures step, they see your Form 1A, tick that they've read it, and sign. After they submit, the signed Form 1A appears in the Application documents card on the Compliance tab. See Application signing flow (BC MSA and consent).
Add the BC MSA packet to a file
Prepare compliance documents on a BC file is where you choose borrower or lender, full package or individual forms, and any extras that apply.
Open the mortgage file, select the Compliance tab, then Prepare compliance documents.
Make sure BC is selected under Province, then tick BC MSA packet (official BCFSA PDFs).
Choose Borrower or Lender.
Choose Full package ("The package PDF only. It already contains the standalone forms.") or Individual forms ("Each form as its own PDF.").
Set Borrower is represented (client) (or Lender is represented (client)). On means the Form 1 series; off means the Form 2 series. For lenders, also pick Lender activity: Dealing (arranging the mortgage) or Trading (buying / selling a mortgage).
Under Add when it applies, switch on any that apply: Referral fee disclosed (adds Form 7), Not a consumer mortgage (adds Form 5A), Inter alia mortgage (adds Form 5 inter alia addendum), Dual agency (adds Form 8), Conflict between clients (adds Form 9).
Check the Packet list. Each form shows will be added, or that it's already on the file.
Select Prepare N documents.
This table shows which forms are added for each party, representation choice, and full package or individual forms.
You choose | Full package | Individual forms |
Borrower, represented | Form 1A + package | Form 1A, 3A, 4, 6A |
Borrower, not represented | Form 2A + package | Form 2A, 3A, 4, 6A |
Lender, represented | Form 1B (dealing) or 1C (trading) + package | Form 1B/1C, 3B, 5, 6B |
Lender, not represented | Form 2B (dealing) or 2C (trading) + package | Form 2B/2C, 3B, 5, 6B |
Form 7 is added on individual forms when a referral fee is disclosed (for lenders, only when represented). The Add when it applies forms are added either way. PB Approval is never picked automatically. Tick it under Other compliance documents if you need it.
Fill and issue an official form
Fill & generate on an official form previews the draft and Issue official PDF locks the fields, leaving signature boxes for e-sign.
On the form's card, select Fill & generate.
Review the fields. Official forms show Official BCFSA PDF. On 2. Preview you see a draft fill of the official PDF. Fields stay editable until you issue.
Select Issue official PDF. You see "Official form issued — fields locked, signature boxes left for e-sign".
Forms without fillable fields show Download official PDF instead.
Send the MSA forms for signature
Send for signing (N) on the Compliance tab loads the issued forms on the E-Sign tab as one package.
Tick the issued forms on the Compliance tab and select Send for signing (N).
The E-Sign tab opens with them as one package. Signature and date fields are pre-placed where the official form has them, and recipients are added for the parties needed (for example Borrower 1 and Broker).
Check every page. Add fields for anyone the form didn't pre-place (see Limitations), then send.
Practical examples and other ways to use it
These examples show a designated-agency purchase, a full package with a co-borrower, a private lender, and an inter alia mortgage.
Designated agency brokerage, new purchase. Send Alex Sample a BC · Designated agency link. Alex signs Form 1A in the application. Later, add Individual forms for a represented borrower. Form 1A already exists from the application, so you fill and send Form 3A, 4 and 6A.
Full package with a co-borrower. Choose Full package for a represented borrower. On the E-Sign tab, Borrower 1 and the broker are pre-placed on the package's signature page. Add a signature and date field for Jordan Example by hand.
Private lender deal. Choose Lender, Dealing, represented, and switch on Not a consumer mortgage to add Form 5A.
Inter alia mortgage. Switch on Inter alia mortgage. The addendum has no pre-set signature positions, so place its fields by hand.
Common mistakes and how to avoid them
These mistakes cover a standard link with no Form 1A, sending a package and the standalone forms, and fields that are not pre-placed.
Mistake: sending a standard link to a BC client and expecting Form 1A. Standard links don't include Form 1A. Fix: issue Form 1A from the Application documents card (needs a confirmed BC link on the file) or add it through Prepare compliance documents. Prevent: choose a BC option in Which application to send.
Mistake: choosing Full package and the standalone forms. The package already contains them, so you'd send duplicates. Prevent: pick Full package or Individual forms, not both.
Mistake: not checking fields before sending. Some forms and extra borrowers aren't pre-placed. Prevent: page through the package on the E-Sign tab before sending.
Troubleshooting
Each heading below is a blocked BC link, a disabled Confirm & sign, or a message the client or the packet list shows.
BC options are greyed out in "Which application to send"
Greyed-out BC options mean your organization has no BC brokerage licence on file.
Possible causes
No BC brokerage licence is on file for your organization.
Check first
The hint under the field: "Add a BC brokerage licence under Settings › Compliance documents › Identity & licences to enable these links."
To fix
Contact support to have your BC brokerage licence added. Include your brokerage's legal name and BC licence number.
"Confirm & sign" is disabled
A disabled Confirm & sign button means the window is listing a missing detail.
Possible causes
The window lists what's missing, for example "Brokerage legal name is missing (Settings › Compliance documents › Identity).", "No BC brokerage licence on file.", "Link owner has no name on their team member record.", "Lender concentration details are required when disclosing." or "Give a reason for changing lender concentration from the brokerage default."
To fix
Fill in the lender concentration details or reason in the window.
For the link owner's name, update their team member record.
For a missing legal name or licence, contact support.
"Could not load brokerage disclosure settings" or "Could not build the BC application link"
These messages mean the disclosure settings or the BC link could not be built when you tried to send.
To fix
Close the window and try sending again.
Contact support if
It repeats. Include the link owner's name, the option you chose, and the time.
The client sees "This link isn't ready yet"
"This link isn't ready yet" means the client opened a general BC link and Broki could not build a disclosure from your brokerage defaults.
The client sees: "British Columbia applications include a Disclosure of Representation (Form 1A) from your mortgage broker. Their brokerage hasn't finished setting it up. Ask your broker to send you the application link directly."
Possible causes
The client opened a general BC link that wasn't confirmed for them, and Broki couldn't build a disclosure from your brokerage's defaults (for example, the legal name or BC licence is missing, or the broker in the link isn't recognized).
To fix
Send the client a BC link through Send application link and confirm Form 1A.
If Confirm & sign lists missing brokerage details, see the troubleshooting entry above.
"Template not seeded" in the Packet list
"Template not seeded" means a form needed for this packet is not available, and Prepare N documents stays disabled.
Possible causes
A form needed for this packet isn't available for your organization. Prepare N documents stays disabled.
To fix
Contact support with the form code shown and the loan code.
Tips and best practices
These tips keep Form 1A on the application link and the rest of the packet on the file.
Use BC application links for BC borrowers by default. Form 1A is signed before you work the file, with no separate signing step.
Confirm the lender concentration with your brokerage before you change it per link. Changes need a reason, which is kept with the disclosure.
Prepare the rest of the packet right after the application comes in, so the progress ring on the Compliance tab shows what's left.
Limitations and important behavior
These limits cover a changed disclosure, which signatures are pre-placed, and what you cannot edit in Settings.
Form 1A signed in the application uses the disclosure confirmed when you sent the link. If the disclosure behind a link changes, a signature captured earlier is cleared and the client signs again.
Package PDFs have one borrower signature block and one broker block, on the last page. Only Borrower 1 and the broker are pre-placed. Add co-borrowers by hand.
The Form 5 inter alia addendum and PB Approval have no pre-set signature positions. Place their fields by hand.
Delivery for Form 1A on application links is always email.
The Client Consent Form and PEP Declaration are produced for every Broki application, BC or not.
Brokerage identity, licences, MSA defaults and presets can't be edited in Settings in the current release.
Frequently asked questions
These questions cover designated versus brokerage agency, signing Form 1A twice, and issuing Form 1A without an application.
What's the difference between a designated agency link and a brokerage agency link? They set who acts for the client on Form 1A: the named mortgage broker (designated agency) or the brokerage. Use the one that matches how your brokerage operates.
Does my client have to sign Form 1A again if they already signed it in the application? Not if they signed it in the application. Check the Application documents card before adding Form 1A to a package.
Can I issue Form 1A without an application? From the Application documents card, only on a file with a confirmed BC application link. Otherwise, add it with Prepare compliance documents and send it for signing.
Related articles
These articles cover the Compliance tab, application signing, and application links.