MORTGAGE BROKER

Banks only have access to their own mortgage products and interest rates. As Mortgage Brokers, we have access to multiple lenders, including banks, credit unions, monolines, private lenders and more. We're always happy to help answer your questions and guide you through the home financing process. We can help you from start to finish, completely online! Let us find you the best mortgage product for your financing needs.

A pre-qualification is when you provide generalized information to a lender or online calculator, without the information being confirmed, and receive an estimated max purchase price.

A pre-approval is when we review the information provided, such as your mortgage application, income and down payment documents, along with verifying your credit report, to provide you with a more accurate purchase price. 

After you have an accepted offer to purchase, we submit your information to a lender. Once the lender reviews and confirms all the information submitted, they will provide you with a full approval. 

The best way to find this out is to complete a pre-approval. We will work with you to determine your purchase price and work within your budget. Concrete numbers based on your exact information are much better than hypothetical pondering.

If you're buying an owner-occupied property, you may be eligible to put as little as 5% down; however, you still need to qualify for the total mortgage amount based on your income and debts. Many people don't realize the rules change for a purchase price above $500,000. In this case, you will require 5% on the first $500,000 and 10% on the remainder, up to $1,500,000. If you're purchasing a home for over $1,500,000 you will require a minimum of 20% down. If you're purchasing a rental property you will require a minimum of 20% down. 

This is where we can help provide you with options, such as adding a co-signer, increasing your down payment, paying off debts or finding a rent-to-own opportunity. As Mortgage Brokers, we have access to multiple lenders, so even if you don't fit certain guidelines, we can shop around to see if another lender may approve your application. 

A co-signer is typically added to your application when you don't qualify for a home on your own. We add their income and debts to your application, to see if it increases your overall approval numbers. When someone co-signs for you, they will be added to the title of the property and mortgage documents. This new mortgage debt will also appear on their credit bureau, which can affect their future credit score and loan affordability. 

A guarantor is typically added to your mortgage application when you have poor credit repayment or little to no credit history. Sometimes lenders will request a guarantor when your application is slightly weaker than they want to see, in order to approve you on your own. In most cases, the mortgage will not show on the guarantor's credit report, but this can vary from lender to lender. 

It depends on what kind of tax you're talking about! Most provinces have a tax called Property Transfer Tax, but if you are a first-time home buyer, you may be exempt, or partially exempt, from this. If you're purchasing a brand new home, you may be subject to additional tax. It's best to ask your accountant and confirm with your lawyer or notary. 

If you are considered a first-time home buyer, you may be eligible to use up to $60,000 of your RRSP towards your down payment. You then have to set up a repayment plan and typically have fifteen years to pay it back, tax free! 

Most people refer to this as CMHC fees; however, there are actually three companies providing this insurance to Canadians. CMHC, Sagen and Canada Guaranty. This insurance is mandatory for those who purchase a home with less than 20% down. Default insurance is then added to your mortgage and increases your overall mortgage amount. Even though this is an added cost to buying a home, it's still a great way to get into the market when you don't have a 20% downpayment. Default insurance is meant to protect your lender in the event you stop making your mortgage payments and the lender has to foreclose. 

The general rule of thumb is three months and ideally you are not on probation. This can vary greatly from lender to lender, so always be sure to speak with us first. If you're in the same industry and just changed companies for personal or financial benefits, we may still have options for you! 

The answer is yes and no. We can guide you through this process. With access to more lenders, programs and policies, our team of BC Mortgage Experts have an advantage over the banks. Just because you don't fit the banker's box, don't put your homeownership goals on hold. Speak to us today! 

Depending on your situation, we have access to lenders who will consider poor credit. This includes recent consumer proposals, bankruptcies and missed or late payments. Reach out today to go over your application details and story about why your credit is bruised so we can help find you a solution. 

In most cases, yes! You need to have enough equity in your current home and qualify for both your new HELOC and the mortgage on your new house. Let's talk today to come up with a game plan and start building your real estate portfolio! 

That depends on many factors! With a fixed mortgage, you commit to a term (e.g. 5 years) and your interest rate and payment will stay the same during the term. This is great for budgeting and giving you peace of mind; however, your short and long term plans should be considered. Fixed rate mortgages tend to have much higher payout penalties because you've signed a contract with your lender committing to your rate and term. With an adjustable variable rate mortgage, your payment fluctuates with Prime. This can have huge advantages in a declining rate environment or can pose risks in a rising rate environment. In short, if you plan to stay in your home and want consistent payments, a fixed rate mortgage may be best for you. If you plan to sell your home within your term, need to refinance, or break your term for any reason, a variable rate may be your best bet. Still confused? Reach out and let us answer your questions.

This depends on what type of mortgage you have. There are two ways to calculate mortgage penalties. One is three months of simple interest. This is common for variable rate mortgages or fixed mortgages in a rising rate environment. The second, most expensive penalty, is called an IRD (Interest Rate Differential). This typically applies to fixed rate mortgage contracts and will be the difference between your contract rate and the rate when you break your term, times the number of months you have left in that term. This one is a little tricky to calculate, so it's always best to ask your lender for a "Balance & Penalty Quote". 

Rent-to-own, also known as lease-to-own or lease-option, is a legally documented transaction. There are two separate contracts. 1) Rental/Lease Agreement - Where you agree to rent a property for market price, the same as a typical renter would. 2) Option Contract - Grants you an exclusive option to purchase the home you're renting for a predetermined price at a specific time in the future. The monthly payment is comprised of the market rent and option credits (which go towards growing your down payment). Rent-to-own allows you to move into a home you love today, while giving you time to save up a larger down payment or repair bruised credit.