Purchase Mortgages in Lethbridge and Across BC and Alberta
Buying a home is exciting, and your mortgage should feel like support, not stress. I compare lenders, explain your choices in plain language and help you move forward with confidence, from pre-approval to the day you get your keys.
Who this is for
This is for anyone buying a home to live in, including:
- Move-up buyers stepping into a bigger home as your family grows
- Relocating buyers moving to a new city or across the BC and Alberta border
- Downsizers buying a smaller home or condo
- Repeat buyers who haven’t bought in a while and want to know what’s changed
Buying your first home? See my first-time homebuyer page.
I’m a mortgage broker based in Lethbridge, Alberta, licensed to arrange mortgages in both British Columbia and Alberta.
How I help with your purchase
| What I do | Why it matters |
|---|---|
| Get you pre-approved | You know your budget before you shop, and your rate is held for up to 120 days |
| Compare products across many lenders | Rates, penalties, prepayment privileges and portability vary more than most people expect |
| Plan your down payment and closing costs | No surprises on completion day, especially when you’re selling and buying at the same time |
| Guide you through conditions and closing | I work with your realtor, lender and lawyer so conditions are met on time |
Your purchase, step by step
- 1
Consultation. We talk about your plans, budget, timeline and whether you’re selling a current home.
- 2
Pre-approval. I review your income, credit and down payment and get you pre-approved with a rate hold.
- 3
Making an offer. Your realtor writes your offer with conditions (called “subjects” in BC), usually including financing and inspection.
- 4
Mortgage approval. I submit the property to the lender, arrange the appraisal if needed and help you meet the lender’s conditions.
- 5
Removing conditions. Once financing is confirmed, you remove your conditions and the sale is firm.
- 6
Closing. Your lawyer or notary handles the paperwork, the lender sends the funds and you get your keys.
Buying in BC? Most residential purchases also come with a 3-business-day rescission period after your offer is accepted. You can back out during that time, but there’s a fee of 0.25% of the purchase price.
Buying your next home?
Move-up and relocating buyers have a few extra decisions to make:
- Using your equity. The proceeds from selling your current home can cover your down payment and closing costs.
- Porting your mortgage. Some mortgages can move with you to a new home, which may help you keep your rate and avoid a penalty.
- Bridge financing. If your new home closes before your current one sells, many lenders offer short-term bridge financing to cover the gap.
- Breaking your current mortgage. If porting isn’t an option, I’ll help you compare the penalty against the benefits of a new mortgage.
The order you buy and sell in matters. Talk to me before you list, so your financing works with your timing.
Down payment and closing costs at a glance
| Purchase price | Minimum down payment |
|---|---|
| $500,000 or less | 5% |
| $500,000 to $1.5 million | 5% of the first $500,000, plus 10% of the rest |
| $1.5 million or more | 20% |
Plan for closing costs on top of your down payment. In BC, property transfer tax is usually the biggest cost. Alberta has no land transfer tax, so closing costs are lower. Learn more in my guides to down payments and closing costs in BC and Alberta.
What to have ready
| Category | What to gather |
|---|---|
| Identity | Government-issued photo ID |
| Income | Recent pay stubs and a job letter, or two years of tax returns if you’re self-employed |
| Down payment | About 90 days of bank or investment statements, or a gift letter if family is helping |
| Debts | A list of car loans, credit cards, lines of credit and other debts |
| Current home (if selling) | Your current mortgage statement and, once you have it, your sale agreement |
Please don’t send sensitive documents by regular email. I’ll show you how to share them securely.
Purchase questions
The minimum down payment in Canada is 5% on the first $500,000 of the price, plus 10% on the portion up to $1.5 million. Homes priced at $1.5 million or more need 20% down. If you’re selling a current home, your equity can often cover the down payment.
After your offer is accepted, you have a short condition period to confirm financing, complete an inspection and review documents. Once conditions are removed, the sale is firm, and your lawyer or notary prepares for closing, which is often 30 to 60 days after acceptance. In BC, a 3-business-day rescission period also applies to most residential purchases.
Not much. When you work with a mortgage broker, your credit is usually checked once and shared with the lenders you’re compared against. Multiple mortgage inquiries within a short window are typically treated as one for credit scoring.
No. Mortgage default insurance is only required when your down payment is less than 20% of the price. Homes priced at $1.5 million or more can’t be insured, so they need at least 20% down.
Yes. I’m licensed to arrange mortgages in both British Columbia and Alberta, so I can help whether you’re buying in Lethbridge, elsewhere in Alberta or anywhere in BC, including if you’re moving between the two provinces.
Let’s talk about your purchase plans
Every situation is a little different. Whether you’re buying in a few weeks or a year from now, a quick conversation can save you time and money.