Buying a home
Buying timeline
From pre-approval to the keys in your hand. Timing varies by lender and contract, so treat these as typical.
To start
Discovery call
We start with a call to talk about your goals, answer your questions and figure out the best way forward. There is no cost and no obligation.
Usually 1–3 days
Application & document collection
You'll complete the mortgage application and upload your income and down payment documents through the secure portal.
Once everything is received, I'll review the documents and calculate a realistic purchase price and payment range based on your income, down payment, estimated property taxes, debts, and the areas you're considering.
I don’t pull credit right away unless we’re at the stage where we need to, so no worries there. I just ask that you be honest about any monthly liabilities if you have any, as if the numbers you give me are wrong then so are your qualifications.
Usually 1–2 business days after all documents are received
Qualification & pre-approval
I'll work out your qualification using current lender rates and guidelines and provide a realistic purchase range, along with estimated monthly payments.
We'll also discuss your preferences, including fixed versus variable rates, amortization length, prepayment options, and how much you want to feel comfortable paying each month.
A pre-approval is a starting point, not a guarantee of final approval. The lender will still need to review the specific property and confirm that all lending conditions are met.
At your pace
Start looking at homes
Once we have a reasonable purchase range, you and your realtor can start shopping with a better understanding of what fits your budget. One important thing to keep in mind is that the property itself must also meet the lender's requirements. Certain property types, leaseholds, unusual construction, significant deficiencies, or strata concerns can affect financing, even if your income and credit qualify.
If you're considering a property that seems unusual or has anything concerning in the listing, send it to me before making an offer and I'll help identify any potential financing issues.
Offer day
Make an offer
Once you find a place you love, your realtor will prepare the offer and negotiate the terms with the seller.
My biggest request is to try to negotiate a 7–10 business day financing subject period whenever possible. Some lenders can move quickly, while others need more time to review applications, properties, and supporting documents. A longer subject period gives us breathing room to get the lender's approval in place before you're committed to proceeding without conditions.
Often 5–10 business days, depending on the lender
Mortgage submission & conditional approval
Once your offer is accepted, I'll submit your application and the property details to the lender best suited to your situation.
The lender may issue a conditional approval. This means they're prepared to lend, subject to reviewing and approving certain items. These conditions may include updated income documents, proof of the down payment, confirmation of debts being paid out, property information, or an appraisal.
Once we receive the conditions, I'll work with you to get everything submitted. The lender then reviews the documents and confirms whether the conditions can be satisfied. Additional questions or requests are sometimes part of the process. Conditional approval is not the same as final approval. We need to make sure the lender has accepted the required documents and signed off on the outstanding conditions before treating the financing as complete.
By your subject deadline
Financing approval & subject removal
Once the financing is sufficiently confirmed, you and your realtor can decide whether to remove the financing subject, following the terms and deadlines in your purchase agreement.
It's important not to remove subjects simply because a pre-approval or conditional approval has been issued. We want to understand where the lender stands and whether any important conditions remain outstanding before you make that decision.
Your realtor can advise you on the purchase contract and subject-removal deadline, and I'll keep you updated on the mortgage side.
Typically 1–2 weeks before completion
Lawyer/notary & completion preparation
Your lawyer or notary handles the legal transfer of the property, mortgage registration, and transfer of funds.
They'll usually contact you to arrange a signing appointment a few days before completion. You'll sign the legal documents and arrange any remaining funds required for closing.
I'll coordinate with the lender as needed to help make sure the mortgage instructions and funding are in place.
Completion date
Completion / closing day
On the completion date, the lawyer or notary arranges the transfer of funds and registers the property and mortgage. Once the legal transfer is completed, the property officially becomes yours.
Your completion and possession dates may be different, so make sure you know exactly when the purchase contract allows you to take possession.
Possession date
Possession day: you get the keys! 🔑
The fun part 😊 The legal transfer has completed, the old owners have packed up, moved out and cleaned, and you get the keys to your new home!!
Most delays come from missing documents, so gather your paperwork early. Ready to begin? Get in touch.