There's no universal "best rate" because lenders offer different rates based on your personal and financial profile. Factors like your credit score, income, debt levels, down payment, and the type of mortgage you're applying for all play a role.

While it's tempting to chase the lowest number, those rates sometimes come with restrictions — like limited prepayment options, higher penalties, or no ability to refinance mid-term. That's how some lenders keep rates low on paper.

The goal isn't just to get the lowest rate — it's to make sure the product behind it supports your long-term plans.

That's one of the first things people ask — and the answer isn't the same for everyone. Your approval depends on several factors, similar to the factors of your mortgage rate.

But just because a lender is willing to offer a certain amount, doesn't mean it's the right amount for you.

It's important to not only look at what's possible, but what's practical — so you're not stretching to qualify, but actually setting yourself up to succeed.

Some people save for years thinking they need 20% — others are surprised to find they can buy with just 5%. The truth is, it all depends on the purchase price, property type, and whether it's going to be your home or a rental.

There's no one-size-fits-all number. Instead of guessing, you and I will look at what you're trying to achieve and how much flexibility you want to keep with your savings.

The right down payment is the one that balances affordability, comfort, and long-term strategy.

That depends on your comfort with risk, your financial goals, and your plans for the future.

Fixed rates give you predictable payments for the length of the term, which some people prefer for peace of mind, especially in uncertain times.

Variable rates often start lower and can save money over time, but they come with more fluctuation.

Rather than assuming one is better than the other, I help you compare your available options in the context of your personal situation, so you're making the choice that feels right. In some cases, what you initially thought to be the best option, may not be!

A pre-approval gives you a head start by showing how much a lender is likely to offer, based on an early look at your personal and financial situation.

A pre-approval helps you:

✔️ Set a realistic budget

✔️ Show sellers you're serious

✔️ Move faster when the right property shows up

But it's important to know — a pre-approval is not a guarantee. It's conditional, meaning the final approval still depends on things like the property itself, updated documents, and the lender's full underwriting review.

Still, getting pre-approved gives you a head start on catching any issues early — so there are fewer surprises later. It's not a final approval, but it puts you in a much stronger position and helps you plan realistically, so you can move forward with confidence.

Closing costs are the one-time expenses you pay when your home purchase is finalized. They can include things like legal fees, land transfer tax, title insurance, appraisals, and sometimes adjustments for utilities and taxes.

The exact amount depends on your location, property type, and a few other factors — but a safe estimate is usually around 1.5% to 4% of the purchase price.

Rather than giving a blanket number, it's important that you and I go over what applies to your situation so there are no surprises and you know exactly what to expect when the keys are in your hand.

The stress test is a federal rule that requires lenders to make sure you can afford your mortgage — not just at today's rate, but at a higher one, in case rates go up in the future.

For example, if you're offered a rate like 5%, the bank has to qualify you as if your rate was 7%. The goal is to protect you from taking on a mortgage that becomes unaffordable if interest rates rise.

It doesn't mean you'll pay that higher rate — but it can reduce the amount you're approved for. I'll help you understand how the stress test applies to your personal situation, so you know exactly where you stand and what options are available.

Breaking a mortgage before the end of your term can come with a prepayment penalty, and the amount depends on two main things:

1. Your lender, and

2. Whether your rate is fixed or variable

Variable-rate mortgages usually have smaller penalties — typically three months' interest. Fixed-rate mortgages often use something called the Interest Rate Differential (IRD), which can be much higher.

The penalty can vary by thousands of dollars, even on similar mortgages. That's why I always look at the fine print and learn about your financial goals and future goals before recommending a product — especially if you think there's a chance you'll move, refinance, or buy an investment property down the road.

Refinancing means replacing your current mortgage with a new one — often to access equity, lower your rate, change your term, or consolidate debt.

It's not just a quick switch. You'll go through a new application, and the lender will reassess your financial and personal situation.

Sometimes it makes sense financially — other times, the penalties or fees outweigh the benefits. I'll help you weigh the costs and the long-term impact so you can decide if refinancing moves you forward or just adds unnecessary expenses.