I shop 50+ lenders so you don't have to. Get the best rate and terms for your unique situation.
From your first conversation to closing day, here's what to expect.
We review your finances, goals, and timeline to understand exactly what you need.
I compare rates from 50+ lenders — banks, credit unions, and alternative lenders — to find your best deal.
I handle the paperwork, communicate with the lender, and keep you informed every step of the way.
I walk you through every document so you close with full understanding and zero surprises.
Banks offer their own products. I shop the entire market to find the best fit for you.
The lender pays my commission — you get expert rate shopping and mortgage guidance completely free.
Major banks, credit unions, monoline lenders, and alternative options — I compare them all to find your best rate and terms.
I work for you, not the bank. My recommendations are based on your goals, not a sales quota.
Your schedule matters. I'm available when it works for you — not just during banker's hours.
Know your budget fast. Most pre-approvals are completed within one business day so you can shop with confidence.
Lock in today's rate for up to 120 days. If rates drop before closing, you get the lower rate automatically.
Nothing. In most cases, the lender pays my fee — so you get expert rate shopping, paperwork handling, and personalized advice at no cost to you. In rare situations involving private or alternative lenders, a small broker fee may apply, but I always discuss this upfront before you commit.
A fixed rate stays the same for the entire term (e.g., 5 years), giving you predictable payments. A variable rate moves with the Bank of Canada's prime rate, so your rate can go up or down. Historically, variable rates have saved borrowers money over the long run, but fixed rates offer peace of mind. I'll help you weigh the pros and cons based on your financial situation and risk tolerance.
In Canada, the minimum down payment is 5% for homes up to $500,000, then 10% on the portion between $500,000 and $1,499,999. Homes at $1.5M or above require 20% down. With less than 20% down, you'll need mortgage default insurance (CMHC, Sagen, or Canada Guaranty), which is added to your mortgage. I can help you figure out the exact numbers for your budget.
The stress test ensures you can afford your mortgage if rates rise. You must qualify at the higher of your contract rate plus 2%, or the Bank of Canada's benchmark rate (currently around 5.25%). This applies to all borrowers, even with 20%+ down payment. It may reduce your maximum purchase price, but it's designed to protect you from payment shock.
A pre-approval typically takes 24-48 hours once I have your documents. From accepted offer to closing, the full mortgage process usually takes 2-4 weeks. I keep things moving quickly by staying on top of lender timelines and making sure everything is submitted correctly the first time.
Yes, there are options. While major banks typically require a credit score of 600+, I work with alternative and private lenders who can help with lower credit scores, past bankruptcies, or consumer proposals. The rates may be higher, but it can be a stepping stone while you rebuild your credit. I'll also give you a clear plan to improve your score for better rates at renewal time.
Absolutely. A pre-approval tells you exactly what you can afford, locks in your rate for up to 120 days, and shows sellers you're a serious, qualified buyer. In competitive markets like Port Coquitlam, having a pre-approval can give you an edge when making an offer.
Generally, you'll need government-issued ID, your most recent pay stubs or T4s, a letter of employment, your most recent Notice of Assessment, and bank statements showing your down payment. If you're self-employed, I'll need two years of tax returns and financial statements. Don't worry — I'll give you a clear checklist once we start.
Book a free, no-obligation consultation and I'll show you exactly what's available for your situation.
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