Know your number before you fall in love
A solid pre-approval tells you what you can afford, holds a rate while you shop, and makes your offer stronger. Mitch compares 30+ lenders so the mortgage fits your life and your budget.
What happens next.
Hover a step. Every file is different, but this is the path.
Quick call
We talk through income, savings, debts and what you want to buy. Fifteen minutes is usually enough to see where you stand.
Pre-approval
Send your documents and Mitch matches you with the right lenders. Pre-approval often comes within 24 to 48 hours once everything is in.
Shop and offer
You shop with a clear budget and a rate hold. When you have an accepted offer, Mitch sends the deal to the lender for full approval.
Close
We clear conditions, coordinate the appraisal, and work with your lawyer so funds land on closing day without surprises.
Is this you?
- Buyers starting to look who want a real budget
- Move-up buyers selling one home and buying another
- Anyone with an accepted offer who needs financing fast
- Buyers whose bank gave them a smaller number than expected
- Couples, co-buyers and families buying together
How we can structure it.
Insured mortgage
Less than 20% down on a home under $1.5 million. You pay a default insurance premium, which is usually added to the mortgage.
Conventional mortgage
20% or more down. No insurance premium, and more flexibility on property type and price.
Fixed or variable
Fixed gives you a steady payment. Variable moves with the prime rate. We'll walk through which fits your plans.
Purchase plus improvements
Borrow for renovations as part of the purchase, based on the home's value after the work is done. Subject to lender approval.
How much house can I afford?
Uses the same debt-service ratios and stress test lenders use, so the number is realistic.
- Mortgage amount
- Qualifying (stress test) rate
- Amortization used
- Payment at example rate
Estimate only, using Canadian semi-annual compounding. Example rates are for math, not an offer. Your actual rate and APR depend on your approval.
What you'll need
- Government-issued photo ID
- Recent pay stubs and a job letter
- Last two years of T4s or Notices of Assessment
- 90 days of statements showing your down payment
- Gift letter if family is helping with the down payment
- Signed agreement of purchase and sale, once you have one
- MLS listing for the property
Don't have it all yet? Start anyway. We'll tell you exactly what's missing.
Worth knowing first
- A pre-approval is a strong start, but final approval still depends on the property, the appraisal and your situation not changing before closing.
- Don't take on new debt, change jobs or open new credit between pre-approval and closing without calling Mitch first.
- Budget for closing costs on top of your down payment: land transfer tax, legal fees, title insurance and adjustments add up.
Good questions.
How long does pre-approval take?
Often 24 to 48 hours once your documents are in. The quicker we get pay stubs, a job letter and down payment statements, the faster it moves.
Does a pre-approval guarantee my mortgage?
No. It confirms your budget and holds a rate. The lender still reviews the specific property and your final documents before giving full approval.
How much do I need for closing costs?
Plan for land transfer tax, legal fees, title insurance and adjustments. Use our land transfer tax calculator, then add a cushion for the rest. Mitch will give you a full estimate.
What does it cost to work with Mitch?
For most buyers, nothing. Mitch is usually paid by the lender when your mortgage funds. If a deal ever involves a fee, you'll know upfront, in writing.
Can I buy before I sell my current home?
Often, yes. Bridge financing can cover the gap between closings when your sale is firm. We'll check whether it works with your dates.
Learn before you call.
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