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Searching for the right mortgage lender and terms can be an arduous process filled with questions and options. Most people aren’t inherently equipped with the knowledge required to navigate the road to mortgage approval. Applicants need to ask the right questions to an experienced mortgage professional.

Some of the common questions borrowers ask revolve around credit profiles, types of mortgages and what are some of the hidden costs and fees.

Credit Profiles

Most applicants focus on their credit score, thinking it will help determine the loan amount. In fact, an entire credit profile could impact an application, which includes payment history, debt load, and unpaid debts.  This profile helps paint a clear portrait of the applicant’s financial history and situation. If the profile is strong it can reassure the lender that a borrower can handle the loan.

Credit scores do matter to lenders but it is not the only aspect that can determine a mortgage approval or rejection. 

Different Types of Mortgages

There are a lot of different types of mortgages and it can get a bit confusing for first-time borrowers or even the seasoned pros.

Mortgage types include but are not limited to:

• Traditional mortgages (20% down payment, loan-to-value ratio)
• High-ratio mortgages
• Fixed rate mortgages
• Variable rate mortgages
• Convertible mortgages
• Open mortgages

Each mortgage has its own stipulations and terms so sit down with a mortgage specialist to determine which is best for your situation.

Costs and Fees

Mortgages contain a lot of fine print which can balloon the cost of your home. One of the costs is insurance that the borrower must purchase if their down payment is less than 20%. Other costs include taxes, processing fees (usually $200-300), lawyer fees and interest adjustment.

Borrowers need to be aware of all the costs and fees and make sure they are covered in their budget.

The best way to approach a mortgage application is carefully, thoroughly and with knowledge. Contact us to learn more about your mortgage options. We can walk you through the entire process and answer all your questions.

Applying for a mortgage loan is a thorough process that requires an in-depth financial audit. After choosing a lender, borrowers should get their application in order and the best way to do it is by using a checklist.

A succinct checklist can help you procure and organize all the different documents you will need to get. This will help your application avoid rejection due to missing information.

Here’s a checklist you can use for an upcoming loan application:

Employment Documents

You will need to submit a recent pay stub or pay stubs. All employment documents should be written and signed by your boss or the human resources department. It must be within 30 days of your application submission and detail your position, seniority, salary, hourly rate, average number of weekly hours and whether you’re a full or part-time employee.

Seasonal and part-time employees might need additional documents to verify their income.

Property Documents

You will require the following with respect to the property you want to buy:

• The mailing address of the property
• Proof of down payment
• Signed mortgage agreement
• Sales contract outlining the offer
• Listing and legal description
• For condo purchases, you will need a declaration, condo fees, and all documents pertaining to the health of the property
• Lawyer’s contact information

Asset and Liability Ledger

You will need to provide the lender with all your financial information. Your bank should be able to issue these documents and most people can access it via their online banking account.

You will need to provide a list of your assets and their value, and a list of your liabilities including total amount and repayment terms.

For your ease, here’s a checklist you can copy and paste and use as you prepare your application. Remember, variables exist depending on the lender, your financials and the loan amount. In addition, the lender can request additional documents.

Checklist:

• Personal information (full name, date of birth, SIN, contact info marital status, dependents, current address)
• Pay Stubs
• Letter of Employment
• Mortgage Pre-approval (if applicable)
• Bank statements
• Value of RRSPs
• Banking info
• List of assets
• List of liabilities
• Credit score
• The mailing address of the property
• Proof of down payment
• Signed mortgage agreement
• Sales contract outlining the offer
• Listing and legal description
• For condo purchases, you will need a declaration, condo fees, and all documents pertaining to the health of the property
• Lawyer’s contact information

Closing costs are the fees associated with buying a property and are required to close the transaction. Closing costs can include appraisal fees, title insurance, legal fees, taxes, commissions, pre-paid property tax, mortgage insurance, and can even extend to moving expenses and certain upgrades or repairs to the new property.

Buyers need to prepare for these one-time expenses and make sure their budgets reflect more than just the upfront costs.

Let’s take a closer look at the closing costs to help you estimate what you should put aside so that you can mitigate any surprises.

Planning for Closing Costs

You’re always better overestimating what you will need to pay in closing costs. The best advice is to budget around 4% of the purchase price of the property to pay for all the associated closing costs. This number could increase or decrease depending on the size of the home, location, level of legal requirements, among other variables.

Closing Cost Breakdown

Appraisal fee: This fee covers the services provided by the appraiser to assess the market value of the proposed property.

Title Insurance: This type of insurance is mandatory and protects against any fraud or issues with the title of the property.

Lawyer Fees: You will need to contact a lawyer. The fees charged will consist of a title search, prepare the mortgage, drafting the deed. There could be other fees that are specific to your purchase. Typically, lawyer fees for the average home is a minimum of $500 plus taxes.

Utility Adjustments: Prior to closing, the buyer is responsible to reimburse the seller for any prepaid utility charges, or to cover any adjustments. Your lawyer will advise you of these costs.

Mortgage Insurance: This is sometimes not associated with closing costs but it is too often left off budgets. Based on the amount you’re borrowing and your down payment, you might have to insure your mortgage. This can cover the lender in the event of job loss, disability or death.

When calculating your budget for purchasing your next home, make sure to include all closing fees. Even overestimate certain expense like lawyer fees just in case costs come in higher due to unforeseen circumstances.

Loans are risk-adverse financial endeavours, especially with respect to the lender. The most favourable applicants have stable incomes, assets, a positive credit score and history and haven’t endured financial hardships like bankruptcy or debt consolidation.

If you’ve experienced financial complications, you could still be eligible for a loan whether it’s to buy a home, start a business or to improve cash flow. Here are a few tips if you are applying for a loan following some financial hardships.

Credit History vs. Credit Future

Lenders use credit score and history to get an idea of how you’ve managed previous and outstanding debts. A credit score is the most comprehensive way for a lender to learn what kind of borrower you are.

Apply for your credit score and if it’s low, then take a few months to improve it. This means paying your bills on time, trying to completely pay off a few debts and considering options like consolidation if it can improve your situation.

Assets

Financial hardships can stem from losing a job, switching careers, paying for post-secondary education or from unforeseen medical expenses. While hardships can make a dent in your present and future finances, it doesn’t mean you are a bad candidate for a loan.

If you have assets (property, businesses, investments, etc.), then they could outweigh any financial issues you might be facing. Don’t assume you will be denied a loan.

Loans to Handle Financial Hardships

A loan can help a borrower weather the financial hardships they might be experiencing. There are loans specifically geared towards increasing cash flow or repaying large debt loads. It’s not a bad option to consider a loan for this reason. A lender could be more willing to approve a loan for this reason as oppose to others like buying a property.

Every situation is different. Speak with a lender and let them guide you as to your available options and might be your best course of action. Contact us today and we’d be happy to answer your questions.