First home, next home, or investment.
Purchase financing structured around the life you're actually building — not just the transaction in front of you.
How the purchase process works
- Pre-approval. We confirm your budget and lock a rate for up to 120 days.
- Offer accepted. Send us the contract of purchase and sale and MLS listing.
- Underwriting. We shop your file across 25+ lenders and package it for approval.
- Appraisal & conditions. Lender confirms property value and clears conditions.
- Lawyer & funding. Documents are signed with your notary; funds transfer on closing day.
- ·5% on the first $500,000
- ·10% on the portion $500,001 to $1.5M
- ·20% required above $1.5M (uninsured)
- ·Firm pre-approval with rate hold in hand before you shop
- ·Realtor and broker coordinating on the same offer strategy
- ·Subject-to-financing timelines built around real underwriting turnaround
- ·Deposit paperwork prepared before you write the offer
First-time buyer? See our full first-time buyer guide for PTT, FHSA, RRSP HBP, and GST rebates.
Documents required
A purchase file has three moving parts: your income, your down payment, and the property itself. Here's what each looks like.
Select the category that best describes your income:
- Letter of employment on company letterhead — dated within 30 days, showing role, start date, salary/hourly rate, guaranteed hours, and probation status
- Two (2) most recent pay stubs (year-to-date visible)
- T4s for the last 2 years
- Notices of Assessment (NOAs) for the last 2 years
- CRA proof of no tax arrears (My Account screenshot or Statement of Account)
Commission, bonus, or overtime income requires a 2-year average from T4s / T1s.
- Two pieces of government-issued ID (one photo) for each borrower
- SIN (for credit bureau consent — not written on any documents)
- Current residential address and 3-year address history
- Complete bank/investment statements for the last 90 days — every page, name/account/institution visible
- Source and paper trail for any large deposits over $1,000
- If gifted: signed gift letter from an immediate family member plus proof the gift landed in your account
- If from RRSP (Home Buyers' Plan): most recent RRSP statement and HBP withdrawal form (T1036)
- If from sale of a property: firm sale contract and estimated net proceeds statement
Every dollar of your down payment and closing costs has to be sourced. Undocumented deposits are the #1 cause of last-minute lender conditions.
- Signed Contract of Purchase and Sale with all addendums
- MLS listing / property feature sheet
- Property Disclosure Statement (PDS)
- For strata: Form B, Form F, depreciation report, 2 years of AGM/EGM minutes, engineering reports
- Confirmation of home insurance broker for the binder letter
Send documents as PDFs or clear photos. Everything is transmitted through the secure DLC portal — nothing sensitive over email.
Start with a conversation.
No credit pull, no pressure. Applications never trigger a credit check without your explicit consent.