Purchase Mortgages

Buy Your Home With Confidence.

Whether it is your first home or your next one, we help you understand your budget, get pre-approved and lock in a great rate, then guide you from offer to keys.

Get Pre-Approved Call (905) 409-4504

How We Help

A Mortgage Built Around Your Purchase

Buying a home is exciting and stressful in equal measure. We start with your complete financial picture, show you what you can comfortably afford, and compare offers from banks, credit unions and private lenders so you are never limited to one bank's products.

Pre-approval is free and comes with no obligation, so you can shop with a clear budget and make offers with confidence.

Get Pre-Approved

At a glance

Pre-approval
Free, with no obligation

Lender choice
Banks, credit unions and private lenders

Cost to you
Free on most residential mortgages

Where
Ajax, Durham Region and the GTA

Who We Help

Every Kind of Buyer, Every Kind of Income

Banks often say no to anyone who does not fit their box. We find the lenders who say yes.

First-Time Buyers

Step-by-step guidance on budgets, down payment programs, the first-time buyer rebate and pre-approval.

Move-Up Buyers

Plan the move to your next home, use the equity you have built and line up financing around the sale.

Self-Employed Buyers

Applications built around how you actually earn, with lenders who understand business income.

Newcomers to Canada

Programs for new Canadians, even with limited Canadian credit history.

Real Estate Investors

Financing for rental properties and multi-unit buildings as you grow your portfolio.

Downsizers and Retirees

Moving to a smaller or more accessible home? We structure financing around retirement income and the equity you are releasing.

Your Path to Keys

Five Steps From Pre-Approval to Closing

Pre-Approval

We review your income, debts and down payment and confirm what you can afford.

Find Your Home

Shop with a clear budget and a mortgage professional on call for any financing question.

Make an Offer

We help you structure your offer with the right financing conditions.

Mortgage Approval

We finalize your application and your lender confirms your mortgage.

Closing Day

Your lawyer completes the transaction and you collect the keys.

Timing at each step varies with the lender, the property and the terms of your offer.

Plan Ahead

Budget for More Than the Down Payment

Your down payment is the biggest cost, but it is not the only one. Knowing the full picture early means no surprises on closing day.

Request a Budget Review

Your down payment

Minimums are set by federal rules and depend on the purchase price. We will tell you exactly what applies.

Default insurance

If you put down less than 20%, mortgage default insurance is typically required and added to your mortgage.

Legal fees

Your lawyer handles the title search, the transfer and the closing paperwork.

Land transfer tax

Ontario charges land transfer tax, and Toronto adds its own. First-time buyer rebates may apply.

Title insurance and appraisal

Common one-time costs that your lender or lawyer may require.

Adjustments and moving

Prepaid property taxes, utilities and moving expenses are easy to overlook.

Get Ready

What You Need for Pre-Approval

Every situation is different, and we will confirm exactly what your lender needs. Having these items on hand speeds things up.

✓ Government-issued photo ID

✓ Proof of income, such as pay stubs, an employment letter or tax documents

✓ Proof of your down payment and where it came from

✓ A list of your debts and monthly obligations

✓ Details of the property, once you have found one

✓ For self-employed buyers: business financials and tax returns

✓ Details of any gifted funds or other income you plan to use

Common Questions

Purchase Mortgage Questions, Answered

Can't find what you're looking for? Call us at (905) 409-4504 or send a message and we will get back to you quickly.

Ask a Question

How much home can I afford?

It depends on your income, debts, down payment, credit and the qualifying rules lenders must apply, including the federal stress test. We run the numbers with you in a free consultation so you know your comfortable budget before you start shopping.

What is the difference between pre-approval and final approval?

Pre-approval confirms how much you can likely borrow and often holds a rate while you shop. Final approval comes once you have an accepted offer and the lender has reviewed the property and your documents.

How much down payment do I need?

Minimum down payments are set by federal rules and depend on the purchase price. If you put down less than 20%, mortgage default insurance is typically required. We will confirm exactly what applies to your purchase.

Should I choose a fixed or variable rate?

A fixed rate keeps your rate and payment steady for the term, while a variable rate moves with the lender's prime rate. The right choice depends on your budget, your comfort with change and your plans. We explain the trade-offs in plain language.

Are there programs for first-time buyers?

Yes. Depending on your situation, there may be rebates and programs that reduce your costs, such as land transfer tax rebates. We walk you through what you may be eligible for.

Does it cost anything to work with a mortgage broker?

For most residential mortgages our service is free to you, because we are compensated by the lender. If a fee ever applies, for example on certain private or commercial files, we will tell you upfront in writing.

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