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A podcast hosted by mortgage broker, Marko Gelo. Born and raised in Calgary, then moved to Vancouver in 2011. Owner of dually licensed mortgage brokerage, Home Financing Solutions Inc. (a franchise of The Mortgage Centre). Mortgagenomics focuses on economics, real estate and feature segments on mortgage qualification strategies and policies. Short how-to formatted episodes on mortgage qualification tips.
Marko Calgary Contact: 403-606-3751 direct
Marko Vancouver Contact: 604-800-9593 direct
Call Marko via WhatsApp
gelo.m@mortgagecentre.com
https://homefinancingsolutions.ca/blog/
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- 169 - Calgary Market Update with Jimmy Olandesca
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604-800-9593 cell/text Vancouver
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Contact Jimmy Olandesca, he's a TOP Realtor in Calgary!
403-470-9674 cell/text
https://jimmyolandesca.kicrealty.com/
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Fri, 22 Nov 2024 - 22min - 168 - Edmonton Market Update with John Milakovic
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604-800-9593 cell/text Vancouver
403-606-3751 cell/text Calgary
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Contact John Milakovic, he's a TOP Realtor in Edmonton!
780-993-6841 cell/text
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Sun, 17 Nov 2024 - 21min - 167 - Canadian real estate market - buy now, or wait?
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604-800-9593 cell/text Vancouver
403-606-3751 cell/text Calgary
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Tue, 12 Nov 2024 - 12min - 166 - Conquering the Barriers of Self Employed Mortgage Qualification
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Wed, 30 Oct 2024 - 17min - 165 - Edmonton Market Update with John Milakovic
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604-800-9593 cell/text Vancouver
403-606-3751 cell/text Calgary
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Contact John Milakovic, he's a TOP Realtor in Edmonton!
780-993-6841 cell/text
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Wed, 16 Oct 2024 - 17min - 164 - The perfect mortgage for Canadian seniors aged 65 and older
Click Hereto read the blog version of this episode.
Contact Marko, he's a Mortgage Broker!
604-800-9593 cell/text Vancouver
403-606-3751 cell/text Calgary
Call Marko viaWhatsApp
CLICK HERE to download Marko's award-winning Mobile Mortgage App!
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Sat, 12 Oct 2024 - 12min - 163 - 30 year Amortization Makes a Comeback in Canada's Mortgage Sector
Click Hereto read the blog version of this episode.
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604-800-9593 cell/text Vancouver
403-606-3751 cell/text Calgary
Call Marko viaWhatsApp
CLICK HERE to download Marko's award-winning Mobile Mortgage App!
Click Here to access the Government of Canada Budget 2024
Click Here for the definition of a First Time Home Buyer
Click Here to be redirected to the Home Buyers Plan
Click Here to learn more about the First Home Savings Account (FHSA)
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Mon, 07 Oct 2024 - 17min - 162 - Vancouver Market Update with Andrew Way
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604-800-9593 cell/text Vancouver
403-606-3751 cell/text Calgary
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Contact Andrew Way, he's a Realtor!
604-802-2570 cell/text
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Sun, 29 Sep 2024 - 27min - 161 - Canada finally stands up to dirty money – too little too late?
Click Hereto read the blog version of this episode.
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604-800-9593 cell/text Vancouver
403-606-3751 cell/text Calgary
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CLICK HERE to download Marko's award-winning Mobile Mortgage App!
Click Here to learn more about the Government of Canada’s upcoming FINTRAC requirement.
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Mon, 23 Sep 2024 - 14min - 160 - The final quarter of 2024 is near, what lies ahead?
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604-800-9593 cell/text Vancouver
403-606-3751 cell/text Calgary
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Fri, 13 Sep 2024 - 19min - 159 - The power of Joint Tenancy and Tenancy in Common, Canada's population, and Alberta's oil!
Click Hereto read the blog version of this episode.
Contact Marko, he's a Mortgage Broker!
604-800-9593 cell/text Vancouver
403-606-3751 cell/text Calgary
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Wed, 04 Sep 2024 - 17min - 158 - 30 year amortizations for First Time Home Buyers & BOC Rate Announcement ahead!
Click Hereto read the blog version of this episode.
Contact Marko, he's a Mortgage Broker!
604-800-9593 cell/text Vancouver
403-606-3751 cell/text Calgary
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CLICK HERE to download Marko's award-winning Mobile Mortgage App!
Episode Link #1: 30 Year Mortgage Amortizations for First Time Home Buyers (Government of Canada link)
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Tue, 23 Jul 2024 - 13min - 157 - Funding a Divorce Settlement with Mortgage Proceeds
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604-800-9593 cell/text Vancouver
403-606-3751 cell/text Calgary
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Episode Link #1: Co-signer Link
Episode Link #2: Amortization Link
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Sat, 13 Jul 2024 - 10min - 156 - Qualifying for a mortgage while moving to Alberta
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604-800-9593 cell/text Vancouver
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Episode Link #1: Second Home Mortgage
Episode Link #2: Bridge Financing
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Fri, 14 Jun 2024 - 14min - 155 - Enhanced mortgage qualification rules for New Canadians
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Contact Marko, he's a Mortgage Broker!
604-800-9593 cell/text Vancouver
403-606-3751 cell/text Calgary
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Fri, 07 Jun 2024 - 13min - 154 - How to build your credit history if you are new to Canada?
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Contact Marko, he's a Mortgage Broker!
604-800-9593 cell/text Vancouver
403-606-3751 cell/text Calgary
Call Marko viaWhatsApp
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Thu, 30 May 2024 - 11min - 153 - Is your mortgage renewal keeping you up at night?
Click Hereto read the blog version of this episode.
Contact Marko, he's a Mortgage Broker!
604-800-9593 cell/text Vancouver
403-606-3751 cell/text Calgary
Call Marko viaWhatsApp
CLICK HERE to download Marko's award-winning Mobile Mortgage App!
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Thu, 23 May 2024 - 19min - 152 - Buy now, or wait for interest rates to drop further?
Click Hereto read the blog version of this episode.
Contact Marko, he's a Mortgage Broker!
604-800-9593 cell/text Vancouver
403-606-3751 cell/text Calgary
Call Marko viaWhatsApp
CLICK HERE to download Marko's award-winning Mobile Mortgage App!
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Thu, 09 May 2024 - 21min - 151 - Mortgage Qualification for Pre-Sale Condos - be careful.
Click Hereto read the blog version of this episode.
Contact Marko, he's a Mortgage Broker!
604-800-9593 cell/text Vancouver
403-606-3751 cell/text Calgary
Call Marko viaWhatsApp
CLICK HERE to download Marko's award-winning Mobile Mortgage App!
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Tue, 30 Apr 2024 - 14min - 150 - Rate forecast pointing to variable rate mortgages and weaker Canadian dollar
Click Hereto read the blog version of this episode.
Contact Marko, he's a Mortgage Broker!
604-800-9593 cell/text Vancouver
403-606-3751 cell/text Calgary
Call Marko viaWhatsApp
CLICK HERE to download Marko's award-winning Mobile Mortgage App!
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Sat, 20 Apr 2024 - 11min - 149 - Deep diving into Vancouver & Calgary from a real estate and mortgagenomic perspective
Click Hereto read the blog version of this episode.
Contact Marko, he's a Mortgage Broker!
604-800-9593 cell/text Vancouver
403-606-3751 cell/text Calgary
Call Marko viaWhatsApp
CLICK HERE to download Marko's award-winning Mobile Mortgage App!
Episode Reference Link: Foreign Buyer Tax, Prohibition Ban
Episode Reference Link: the Chinook
Episode Reference Link: the Ring Road
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Sun, 14 Apr 2024 - 16min - 148 - Survival Guide for First-Time Home Buyers in Canada
Click Hereto read the blog version of this episode.
Contact Marko, he's a Mortgage Broker!
604-800-9593 cell/text Vancouver
403-606-3751 cell/text Calgary
Call Marko viaWhatsApp
CLICK HERE to download Marko's award-winning Mobile Mortgage App!
Outro Song: “FindTheTime” by SleepingLorry
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Mon, 25 Mar 2024 - 26min - 147 - The key to qualifying for a single-family dwelling in Vancouver - the basement suite
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604-800-9593 cell/text Vancouver
403-606-3751 cell/text Calgary
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Outro Song: “Go” by SleepingLorry
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Fri, 08 Mar 2024 - 9min - 146 - I bet you didn't know this about the RRSP First Time Home Buyer Program
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604-800-9593 cell/text Vancouver
403-606-3751 cell/text Calgary
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Outro Song: “FightTheDay” by SleepingLorry
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Mon, 04 Mar 2024 - 11min - 145 - BC and Alberta are ramping up in more ways than one
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604-800-9593 cell/text Vancouver
403-606-3751 cell/text Calgary
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Outro Song: “TheFallSong” by SleepingLorry
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Tue, 27 Feb 2024 - 15min - 144 - Overlooked Mortgage Qualification Criteria
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604-800-9593 cell/text Vancouver
403-606-3751 cell/text Calgary
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Outro Song: “23DaysInBerlin” by Marko Gelo
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Tue, 20 Feb 2024 - 18min - 143 - Maternity Leave, Child Support, and Canada Child Benefits - can you use them to qualify for a mortgage?
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604-800-9593 cell/text Vancouver
403-606-3751 cell/text Calgary
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Outro Song: “insanity” by Marko Gelo
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Sun, 11 Feb 2024 - 11min - 142 - Interest Rates, Affordability, Zoning, and the 2026 FIFA World Cup!
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Contact Marko, he's a Mortgage Broker!
604-800-9593 cell/text Vancouver
403-606-3751 cell/text Calgary
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Outro Song: “family” by Marko Gelo
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Sat, 03 Feb 2024 - 21min - 141 - Is your Mortgage Pre-Approval Optimized for Maximum Purchasing Power?
Click Hereto read the blog version of this episode.
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604-800-9593 cell/text Vancouver
403-606-3751 cell/text Calgary
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Outro Song: “George-O” by Marko Gelo
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Wed, 31 Jan 2024 - 19min - 140 - Interprovincial Mortgage Brokers
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604-800-9593 cell/text Vancouver
403-606-3751 cell/text Calgary
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Outro Song: “EyesInTheSky” by Marko Gelo
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Tue, 23 Jan 2024 - 8min - 139 - The Truth Behind Mortgage Pre-Approvals and Rate Guarantees
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Contact Marko, he's a Mortgage Broker!
604-800-9593 cell/text Vancouver
403-606-3751 cell/text Calgary
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Outro Song: “Tazz” by Marko Gelo
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Sun, 14 Jan 2024 - 15min - 138 - Mortgages, Real Estate, and Life in 2024
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Contact Marko, he's a Mortgage Broker!
604-800-9593 cell/text Vancouver
403-606-3751 cell/text Calgary
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Outro Song: “DayOf” by Marko Gelo
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Sun, 07 Jan 2024 - 18min - 137 - Mortgage Qualification Hacks for Self-Employed Applicants
Click Hereto read the blog version of this episode.
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604-800-9593 direct Vancouver
403-606-3751 direct Calgary
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homefinancingsolutions.ca
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Outro Song: “Uptick” by Marko Gelo
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Sat, 30 Dec 2023 - 11min - 136 - Spouses with different residency statuses who want to purchase a home together
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604-800-9593 direct Vancouver
403-606-3751 direct Calgary
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homefinancingsolutions.ca
MortgagenomicsPodcast on YouTube
Outro Song: “SideHustle” by Marko Gelo
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Fri, 22 Dec 2023 - 9min - 135 - Foreign Buyer Tax, Prohibition Act, and Mortgage Qualification
Click Hereto read the blog version of this episode.
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604-800-9593 direct Vancouver
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homefinancingsolutions.ca
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Outro Song: “coners” by Marko Gelo
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Fri, 15 Dec 2023 - 8min - 134 - What's the difference between a mortgage renewal and a mortgage refinance?
Click Hereto read the blog version of this episode.
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604-800-9593 direct Vancouver
403-606-3751 direct Calgary
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homefinancingsolutions.ca
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Outro Song: “Pettyesque” by Marko Gelo
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Fri, 08 Dec 2023 - 10min - 133 - Does Switching Banks for Mortgage Renewal Cost Me Anything?
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Outro Song: “Explosions” by Marko Gelo
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Fri, 01 Dec 2023 - 8min - 132 - Financing conditions are due in 7 days!
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604-800-9593 direct Vancouver
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Outro Song: “The Plan” by Marko Gelo
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Fri, 24 Nov 2023 - 18min - 131 - The Power of "Addition by Subtraction" in Mortgage Qualification
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Outro Song: “Economies By Scale” by Marko Gelo
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Fri, 17 Nov 2023 - 7min - 130 - Rock-bottom interest rates...how do you get one?
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604-800-9593 direct Vancouver
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Outro Song: “MessyMondays” by Marko Gelo
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Fri, 10 Nov 2023 - 11min - 129 - Mortgage Programs in Canada for Dentists, Veterinarians, and Optometrists who are in the process of or completing residency/fellowship
Click Hereto read the blog version of this episode.
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Outro Song: 'Vinter' by Marko Gelo
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Fri, 03 Nov 2023 - 9min - 128 - InTheNews-NoHike+RateDrop?+DealsImWorkingOn!
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604-800-9593 direct Vancouver
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homefinancingsolutions.ca
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Outro Song: 'NoApology' by Sleeping Lorry
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Mon, 30 Oct 2023 - 18min - 127 - Is now the right time to choose a variable rate mortgage?
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604-800-9593 direct Vancouver
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Outro Song: 'Renovation' by Marko Gelo
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Fri, 27 Oct 2023 - 10min - 126 - Mortgage Rate Holds: Banker or Mortgage Broker
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604-800-9593 direct Vancouver
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Fri, 20 Oct 2023 - 8min - 125 - Mortgage coming due?
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604-800-9593 direct Vancouver
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Sat, 14 Oct 2023 - 9min - 124 - Mortgage Programs in Canada for Doctors who are in the process of or completing residency/fellowship
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604-800-9593 direct Vancouver
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homefinancingsolutions.ca
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Sat, 07 Oct 2023 - 7min - 123 - What today's rising bond yields mean for your mortgage rates
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604-800-9593 direct Vancouver
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homefinancingsolutions.ca
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Tue, 03 Oct 2023 - 9min - 122 - Work Permit Holders and Homebuying: Can Gifted Money Cover Your Down Payment?
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604-800-9593 direct Vancouver
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homefinancingsolutions.ca
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Mon, 02 Oct 2023 - 10min - 121 - Inflationary Pressures and Mortgage Rates: How Canadians Can Prepare
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Contact Marko, he's a Mortgage Broker!
604-800-9593 direct Vancouver
403-606-3751 direct Calgary
homefinancingsolutions.ca
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Sun, 24 Sep 2023 - 12min - 120 - From Business Owner to Homeowner: Self-Employed Mortgage Essentials
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Sun, 10 Sep 2023 - 12min - 119 - BOCAnnouncementRecap+WhatToDoGoingForward?
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403-606-3751 direct Calgary
homefinancingsolutions.ca
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Thu, 07 Sep 2023 - 16min - 118 - From the desk of a mortgage broker (Aug 28, 2023)
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Tue, 29 Aug 2023 - 23min - 117 - Does your residential property fulfill the lender’s eligibility criteria?
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Contact Marko, he's a Mortgage Broker!
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homefinancingsolutions.ca
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Wed, 19 Jul 2023 - 8min - 116 - Time is Running Out: Repay Your CEBA Loan and Save with Mortgage Refinancing
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homefinancingsolutions.ca
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Sat, 15 Jul 2023 - 6min - 115 - The Second Home Mortgage
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Tue, 11 Jul 2023 - 6min - 114 - InTheNews- July12BofC+ BuildingIsExpensive+ AlbertaAffordability
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Mon, 10 Jul 2023 - 12min - 113 - Good Bye Vancouver, Hello Calgary!
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Mon, 03 Jul 2023 - 16min - 112 - The 5% Down Payment Mortgage
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604-800-9593 direct Vancouver
403-606-3751 direct Calgary
homefinancingsolutions.ca
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Thu, 29 Jun 2023 - 10min - 111 - InTheNews- What the Bank of Canada doesn’t tell you
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homefinancingsolutions.ca
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Sun, 25 Jun 2023 - 11min - 110 - AvoidingForeclosure+LowRates+Leaseholds+FirstTimersInVancouver!
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Contact Marko, he's a Mortgage Broker!
604-800-9593 direct Vancouver
403-606-3751 direct Calgary
homefinancingsolutions.ca
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Sat, 25 Mar 2023 - 30min - 109 - RefinanceMyMortgage?+RentVSBuy+SocialCrisis+RateHolds!
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Contact Marko, he's a Mortgage Broker!
604-800-9593 direct Vancouver
403-606-3751 direct Calgary
homefinancingsolutions.ca
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Sun, 26 Feb 2023 - 23min - 108 - SubjectFreeWithConditions?+GoAlbertaGo+Porting+MortgagesForPresaleCondos
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Contact Marko, he's a Mortgage Broker!
604-800-9593 direct Vancouver
403-606-3751 direct Calgary
homefinancingsolutions.ca
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Wed, 15 Feb 2023 - 29min - 107 - ImmigrationStats+BlackSwanSpringEvent+LiveDeals+MortgageOptionsForPensioners
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Mon, 06 Feb 2023 - 29min - 106 - Upcoming mortgage renewal have you stressed about payment shock?
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Fri, 20 Jan 2023 - 24min - 105 - Qualifying for an Investment Property Mortgage
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Fri, 13 Jan 2023 - 23min - 104 - Expanded Details of the Foreign Real Estate ban in Canada
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Sun, 08 Jan 2023 - 20min - 103 - Permanent Residents in Canada have 5 years to take advantage of this mortgage qualification program
CLICK HERE to be redirected to the blog version of this episode
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Wed, 14 Dec 2022 - 15min - 102 - If I had to pick a mortgage right now, it would be…
CLICK HERE to be redirected to the blog version of this episode
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Wed, 30 Nov 2022 - 18min - 101 - Can I use Part-Time Income to qualify for a mortgage?
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Mon, 14 Nov 2022 - 18min - 100 - How to reduce your mortgage payment in a rising interest rate environment
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Thu, 10 Nov 2022 - 23min - 99 - 2 year Prohibition on the Purchase of Residential Property by Non-Canadians
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Fri, 04 Nov 2022 - 23min - 98 - What's all this talk about Calgary?
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Tue, 25 Oct 2022 - 21min - 97 - Mortgage Rate Holds
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Tue, 18 Oct 2022 - 21min - 96 - Options for variable rate mortgage holders with trigger rates and trigger points
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Wed, 12 Oct 2022 - 18min - 95 - Undecided about how to proceed with your mortgage renewal?
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Wed, 31 Aug 2022 - 22min - 94 - Temporary Residents, Mortgage Qualification, and Foreign Buyer Tax in Canada
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Sun, 21 Aug 2022 - 24min - 93 - What's it like qualifying for a mortgage in 2022, so far?
A chat about the trajectory of interest rates since March 2022 and the upcoming Bank of Canada policy and interest rate announcement (July 13). Also, a closer look at fixed-payment variable rate mortgages and income qualification tips.
CLICK HERE to be redirected to the blog version of this episodeContact Marko, he's a Mortgage Broker!
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Wed, 17 Aug 2022 - 25min - 92 - Increasing Rates, Fixed-Payment Variables and Maximizing your Income Qualification
A chat about the trajectory of interest rates since March 2022 and the upcoming Bank of Canada policy and interest rate announcement (July 13). Also, a closer look at fixed-payment variable rate mortgages and income qualification tips.
CLICK HERE to be redirected to the blog version of this episodeContact Marko, he's a Mortgage Broker!
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Mon, 20 Jun 2022 - 24min - 91 - Eligibility for Temporary Residents seeking a mortgage in Canada with less than 20% down payment
Living in Canada as a Temporary Resident can be confusing when it comes to mortgage qualification. Here is a summary of the key eligibility criteria for temporary residents seeking a mortgage with less than 20% down payment:
KEY ELIGIBILITY CRITERIA:
temporary resident applicants must provide a valid work permitCLICK HERE to be redirected to the blog version of this episodeContact Marko, he's a Mortgage Broker!
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Wed, 23 Mar 2022 - 17min - 90 - What is considered a proper mortgage pre approval?
One of the more common questions regarding pre-approvals is, "how long is my pre-approval good for?". Generally speaking, a pre-approval (PA) is good for as long as the maturity date of the rate hold (as specified within the pre-approval). Rate holds are typically set for 90 to 120 days depending on the lender. Although the rate hold is indeed a critical part of the PA, it can also be a major distraction from other more important (or critical) conditions that if not maintained (or updated) will lead to a significantly downgraded level of assurance, or outright invalid pre-approval. If any of the application details change from the date the application was completed, then the PA could technically be deemed void and/or invalid.
Other than the rate hold guarantee in a PA, here are some other conditions/circumstances to be aware of that could lead to your PA no longer being valid:
...Click Here to be re-directed to the blog version of this episode
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Tue, 15 Mar 2022 - 12min - 89 - Refinancing your home to purchase a rental property
With the prolonged surge of real estate markets across the country many Canadian homeowners are considering cashing in some of their home equity to purchase a rental property. The transaction may seem daunting at first, but with a carefully laid out plan and a real estate action team in place, one will realize just how easy it can be.
Before reading through and internalizing the following step-by-step checklist, the first, and in my opinion, the most important task is to align your mindset to that of an investor rather than a homeowner. Transform yourself to be shrewd in your property selection, decision making and overall analysis of the transaction. Avoid being emotional. Instead, maintain a sense of logic and due diligence. Once you have entered this mindset, let your plan and the guidance of your real estate action team see you through the process...Click Here to read the rest of the episode.
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Mon, 07 Mar 2022 - 16min - 88 - Co-Signers, Guarantors, Joint Tenants, and Tenants in Common
Mortgage applications often reach that critical tipping point when the addition of a non-occupying applicant is required to push the application over the finish line for approval. The non-occupying applicant is often a parent or close family member and is referred to as either a Co-signer, or Guarantor. The difference between the two is as follows:
Co-Signer: the addition of a non-occupying applicant to a mortgage and land title registration.
Guarantor: the addition of a non-occupying applicant to a mortgage, without the requirement of registering on title. Only available with select lenders and with loan to value ratios that are less than 80%
As you are now aware, there are two distinct types of non-occupying mortgage applicants...CLICK HERE to be re-directed to the blog version of this episode
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Fri, 25 Feb 2022 - 11min - 87 - Qualifying for a mortgage when relocating to another province
Whether it’s due to employment, quality of life, or a multitude of other reasons, Canadians have demonstrated that they are comfortable in packing up and choosing another province to live in. In fact, in 2021 more than 200,000 Canadians switched provinces across Canada...and this is only the statistics released up until the first two quarters of the year, 2021 (Source: Statistics Canada).
Upon arriving to a new province, the more common pathway to homeownership is rent first (typically 1-2 years), then buy after.
But lately, the trend is to purchase immediately upon arrival. With real estate prices surging in Canada’s two most prominent intake provinces, Alberta and BC, newly arriving migrants are opting out of the 1-2 year honeymoon phase of renting and jumping right into home ownership.
Here’s what you need to know when it comes to qualifying for a mortgage when relocating to another province (or city):
...click here to read the rest of the article
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Sat, 12 Feb 2022 - 8min - 86 - Your mortgage pre-approval doesn’t include leased land | 100,000’s of foreign nationals became Permanent Residents in Canada…see ya later foreign buyer tax! | wtf…rate’s didn’t go up?! | are variable rate mortgages a bad play right now?
Every so often I receive a mortgage application for a property purchase that is situated on leased land. By definition, this means that if you purchase/own a leasehold property you own only the structure/property on the land, not the actual land beneath it. So…heads up (literally)! You only own what lies ON the land. It’s not your typical real estate transaction as you will always be attached to a lingering sense of uncertainty - what if the lease doesn’t renew? Or when it does renew, will there be new conditions? Can the leaseholder suddenly appear at my doorstep and rescind on the lease? These are excellent questions and all of which require your lawyer's involvement early on in the offer stage. DO NOT remove conditions on an offer without having your lawyer review the lease agreements (be sure to forward all documents and sub-sections associated with the lease - there could be many). And while your lawyer is reviewing the leasehold agreement, have your mortgage broker inquire to lenders to see which ones will finance the property (because most of them won’t!).
Here are some key points regarding leasehold properties:Click Here to be redirected to the blog version of this episode.
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Wed, 02 Feb 2022 - 18min - 85 - Property Disclosure Statements | 10 random buyer profiles in Calgary & Vancouver real estate market | I think Prime Rate is going up on Jan 26 | Rate predictions for 2022
Why don’t we start off with the definition of a Property Disclosure statement…and for the remainder of this talk I’ll refer to it in its abbreviated form, PDS:
So here it is, the definition of a PDS:
A document that is completed by the seller before listing their property on the MLS. The PDS was developed by the BC Real Estate Association and allows the seller to disclose details about their home to prospective purchasers (provinces across Canada have their own versions of this document, so look it up in your jurisdiction, or ask your realtor about it). Any latent (hidden/concealed) defect and/or patent (visible) defects should be disclosed in the document, particularly latent defects as prospective purchasers may not be aware of the potential defect just by viewing the property. The PDS is an ideal starting point when considering a purchase and is typically followed with a home inspection if the prospective buyer proceeds with an offer. The PDS is a critical document and should be taken seriously by the seller when filling it out as they could be held liable if a defect was knowingly concealed. The PDS should equally be taken seriously by the buyer, especially if a mortgage is being used for the purchase.
Property Disclosure Statements (as they are known in British Columbia) are increasingly becoming more critical especially with all the subject free offers in circulation across the country. They are often neglected or forgotten about as borrowers and brokers focus most of their attention on the more common mortgage conditions like income and down payment verification. Whatever you do, do not let disclosures on the PDS go unnoticed by either your mortgage broker or most importantly, your lender.
Click Here to be redirected to the blog version of this episode.
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Wed, 19 Jan 2022 - 23min - 84 - Mortgage Renewals | Politics & Onion Peeling | Whats worse? Rising interest rates or rising inflation? | Time to move to Calgary? | Interest Rate wrap up
When it comes time to renew your mortgage, most lenders will send you a renewal letter when there is 3 to 6 months remaining on your term. While nearly 60% of borrowers simply sign and send back their renewal without even shopping around for a more favourable interest rate, I would recommend you take a moment to check out your options.
Rather than rewarding loyal clients with fully discounted interest rates, lenders tend to provide higher rates to renewing clients versus offering fully discounted rate specials to newly acquired clients. Generally speaking, the path of least resistance (when renewing your mortgage) often leads to higher interest rates. Instead, seek options and second opinions before accepting your incumbent lender's renewal offer. The outcome in doing so can result in thousands of dollars in savings over the course of your next mortgage term.
It may turn out that your bank is offering a great rate, in which case you can accept the renewal and move on...but whatever you do, don't simply assume that you are being offered their very best rate at renewal time. Take the extra time to explore your options, you'll thank yourself you did! At the very least, by exploring your options you can be rest assured that you signed up for a competitive rate.
To make the exploration process simple, connect with a mortgage broker rather than a single channel bank as mortgage brokers have access to multiple lenders and can explore a broad range of offers with one single application and credit check. Give me a call or send me an email and within minutes I can provide you with today's best market rates. Call or text me right now for real time market rates at 604-800-9593.
Click Here to be redirected to the full blog version of this episode.
Contact Marko, he's a Mortgage Broker!
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Sun, 09 Jan 2022 - 23min - 83 - BulletproofMortgagePreApprovals | Relax, you've been stress tested! | 122,748 New Canadians | City Hall & Pitchforks |
How to get a bullet proof mortgage pre approval?
In a hot market like we are in right now, mortgage pre-approvals have become front and centre…particularly, the quality and legitimacy of them. Here in Vancouver (and I am certain in Toronto as well), buyers are placing offers with no financing conditions…and even though I strongly advise against it, I continuously keep on getting subject free offers, one after another. So at the very least, my goal with this blog post is to make sure that people realize that the more work you put into the pre-approval process, the smoother and less stressful your time-restricted purchase process will be.
Step 1 - Get your credit score where it needs to be and deal with any issues you currently have
Step 2 - Have your down payment funds confirmed and ready to go
Step 3 - Understanding and selecting the right mortgage product for YOUR particular circumstance
Step 4 - Accept the fact that you will have to provide a large amount of documents
Step 5 - Get it all on Paper
Step 6 - this is for people who are considering placing a subject free offer…HAVE A BACKUP PLAN IN PLACE
Step 7 - You are now ready to shop for a home!
Click Here to be redirected to the full blog version of this episode.
Contact Marko, he's a Mortgage Broker!
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@markogelo (Twitter)
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Fri, 24 Dec 2021 - 27min - 82 - Mortgages for Self Employed | Let the recovery begin | Oil royalties are UP | Prime Rate stays same
Did you know? Approximately 15% of Canadians are self-employed, making this an important segment in the mortgage and financing space. When it comes to self-employed individuals seeking a mortgage, there are some key things to note as this process can differ from the standard mortgage.
For self-employed individuals with an established business seeking best rate financing, the business must have a minimum two years of history. This includes self-employed applicants who own a full or part-time business in the form of sole proprietorships, incorporations, and partnerships.
In order to obtain a mortgage when self-employed, most lenders require your most recent 2 years of Personal Income Tax documents; Notice of Assessments and T1 Generals. Typically, individuals who can provide these documents - with acceptable income levels – should have little issue obtaining a mortgage product and rates available to the traditional borrower.
One primary benefit of being self-employed is the privilege of writing your income down. You enjoy less tax because you get to write-off expenses, but you lose borrowing power. It is important to be aware of this because you can either pay less tax or have more borrowing power.
As a self-employed individual, you will fall into one of the following three categories:
You can provide 2 years worth of personal income tax documents and will qualify based on the two year average of your declared income (as disclosed on Line 150 of your Notice of Assessment). Your minimum down payment is 5% and you will receive the same insurer premiums and interest rates as non self employed applicants.You can provide 2 years worth of personal income tax documents, but your declared income (Line 150 of your Notice of Assessment) is very low due to all the write-offs you declared. In this case, your application is further analyzed as the qualification criteria become more challenging. At this stage, Business Financial Statements or business related schedules from your T1 Generals will be examined to determine reasonability and validation pertaining to your qualifying income. Your minimum down payment increases to 10% and your insurance premiums increase, but your interest rate offerings remain competitive and uncompromised (when compared with non self-employed applicants). You are unable to provide 2 years worth of personal income tax documents and are therefore required to increase your down payment to 20% (or possibly higher). Not only does your down payment increase, but so does your interest rate.Contact Marko, he's a Mortgage Broker!
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Mon, 13 Dec 2021 - 19min - 81 - Loan-to-value ratios mean everything | watch succession and yellowstone | list your home on thursdays | mortgage qualification = guilty until proven innocent | interest rates
The criteria for mortgage qualification involves fairly deep analysis of your personal income generation, your history of handling mainly unsecured consumer credit sources (like credit cards, lines of credit, car loans) and lastly, the amount of skin you have in the game - the down payment, or if refinancing, the current equity stake in your property. But the main driver and gatekeeper to all of the qualification tiers is the loan-to-value ratio (aka LTV). Generally speaking, the higher your down payment (or equity position), the less rigid the qualification guideline.
Here is a brief outline summary of the key LTV thresholds:
up to 95% LTV - the least skin in the game, you will rarely (if ever) get exceptions from lenders. You are an inside-the-box applicant and need to fully comply with the standard qualification criteria. Regardless of which lender you team up with, the outcome will generally be the same...the lenders will all qualify you for the same amount and approximately the same interest rate (within a negligible margin)Up to 90% LTV - a few more qualification programs become available in this qualification bin, but still rigid qualification criteria with very little exceptionsgreater than 80% LTV - substantially reduced insurer premiums and a more pragmatic approach to exceptions (i.e. proceeding with an approval despite a light credit history, or recently recovered credit mishap, or remaining probationary period with employer)80% LTV and lower - the entry level conventional, uninsured lending zone. Ironically, an increase in rates (often the highest interest rates as it falls just outside the insured safe haven zone, but only at the doorstep of big down payment territory). Today's 20% down payment is like yesterday's 10% down payment...not as powerful and influential as you might think. Still an impressive milestone, but not the money-talks arena.75% LTV and lower - even better than 80%, a few more unique and niche qualification guidelines open up to you. Rates get lower and more exceptions are granted.and finally, the mother queen of the LTV scale...65% LTV - this is the big leagues, this is where you get rewarded for all the hard work of either accumulating your prized 35% down payment or owning a property with a comforting equity ratio...just the right amount of equity to creep out of all the lenders risk-pricing parameters. Best possible interest rates and significant qualification flexibility from lenders.Contact Marko, he's a Mortgage Broker!
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Mon, 06 Dec 2021 - 19min - 80 - Rental Property Mortgages | Investors flooding market? | Going long on rates | Real Estate & Currency
Rental Property Mortgages - how to qualify for them.
Qualifying for a mortgage when purchasing or refinancing a rental property can get really confusing.
Here are the key qualification criteria when qualifying for a Rental Property Mortgage:
the minimum down payment to qualify for a rental property mortgage ranges from 20% to 35%(refinances are limited to 65% of the appraised value)rental income generated from the property does not necessarily translate into direct qualifying income. 50% to 95% of the rental income is eligible as qualification income (varies radically from lender to lender)the rental income eligibility is classified as either one of the following (depending on the lender and type of income):- General Qualification Income (least preferred): the mortgage balance is maintained in the application and becomes part of the overall debt load that needs to be serviced for qualification purposes Offset Income (most preferred, best bang for your buck): the mortgage balance is removed from the application and a positive or negative offset figure is added to the overall application depending on the lenders offset calculation
- Basement Suite rental: when the mortgage holder resides in the property and rents out the basement suiteSubject Rental Property: the rental property mortgage that the mortgage holder is currently applying for (purchase or refinance), andExisting (or Stand Alone) Rental Property: rental properties that the mortgage holder currently owns
Mortgage Brokers are a key resource for individuals who purchase rental properties as they have access to multiple lenders with varying qualification guidelines.
Contact Marko, he's a Mortgage Broker!
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Mon, 29 Nov 2021 - 20min - 79 - Cash Back Mortgages | Bank of Canada wavering on projected rate rise? | the ever expanding fixed-variable rate spread - its big | ditch general news, embrace sports and business news
The Mortgage Cash Back Ladder: (for a $500,000 mortgage)
1.0% cash back ($5,000) = 2.89% 5 year Fixed Rate, or 1.45% Variable Rate
1.5% cash back ($7,500) = 3.04% 5 year Fixed Rate, or 1.50% Variable Rate
2.0% cash back ($10,000) = 3.19% 5 year Fixed Rate, or 1.60% Variable Rate
3.0% cash back ($15,000) = 3.49% 5 year Fixed Rate, or 1.85% Variable Rate
5.0% cash back ($25,000) = 3.94% 5 year Fixed Rate, or 2.35% Variable Rate
Here are some smart and useful ways to get the most bang from your Mortgage Cash Back proceeds:
pay all or a portion of your closing costs (property transfer tax, legal fees, home inspection, movers, etc)use the proceeds to suit up your new place (furniture, new appliances, etc.)begin work on any renovation or home improvement projects (new paint, kitchen, bathroom, etc.)pay off high interest debt (credit cards, lines of credit, etc)invest the cash back proceeds in investments (rrsp, tfsa, stocks, etc)...basically, you can do whatever you desire with the proceedsBut what's the catch?
Here are the key fine print conditions to be aware of when signing up for a cash back mortgage:
be aware that you are getting an interest rate that is higher than what you would have received on a mortgage without a cash back component. The difference in rate depends on how much cash back proceeds you are opting for (see "The Cash Back Ladder" above)be aware that all (or a scaled portion) of the cash back proceeds will be owed back to the lender if you discharge your mortgage ahead of its maturity. Not only would you be subject to the standard payout penalty of breaking a mortgage ahead of its maturity, but also the balance of the cash back proceeds, as well (heads up!). But if you ride out the term to its maturity, you are safe - no penalties! For example, let's say you secured a cash back mortgage for a 5 year fixed term of $500,000 with a 3% cash back of $15,000. If you broke the mortgage ahead of its maturity (let's say 2 years in to a 5 year term), you would be charged the standard penalty of ~$4,000 (this is just an estimate and best case break penalty scenario) and as much as the full $15,000 may need to be returned to the lender (this is the absolute worst case scenario as some lenders will rebate the portion you have maintained during your current term, and fewer will outright forgive the entire cash back proceeds all together!). So, you could potentially have a total penalty of ~$19,000. But if you ride it out for the entire term (5 year), you will not owe anything...you can then simply renew into another term or even switch to another lender without any fees or penalties.Contact Marko, he's a Mortgage Broker!
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Mon, 22 Nov 2021 - 19min - 78 - Subprime Mortgages still around? | Canada + population density = Bahamas | BC is Canada's destination
Click Here to be re-directed to the podcast blog for more detailed transcripts.
Here is a summary outline of the key qualification criteria for Alternative Lending mortgages in Canada (formerly known as subprime mortgages):
minimum down payment of 20% is requireddebt servicing ratios are as much as 35% higher than triple-A lenders (this means applicants can qualify for more mortgage)income qualification criteria is far less demanding than triple-A lender qualification guidelinesvery flexible to applicants who have a weak/damaged credit historyaccommodating to newly established self employed applicantshigher rates, shorter tems..."band-aid" or "transitory" mortgagesexpect a fee of 1-2% on the full mortgage balanceHere are some examples of common sense qualification:
rather than requiring a recent pay stub and employment letter, an alternative lender may simply request 3 months worth of bank statements to verify income deposits into your bank accountin triple-A lending, self employed applicants require a minimum tenure of 2 years, but an Alternative Lender will consider newly established self employed applicants with a history of only 3 monthsAlternative lenders are also more forgiving to applicants who have recently come out of bankruptcies. Triple-A lenders will decline applicants associated with a prior bankruptcy for up to two years after the bankruptcy has been discharged, whereas an Alternative Lender will consider applicants 1 day after their bankruptcy (or collection) has been dischargedContact Marko, he's a Mortgage Broker!
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@markogelo (Twitter)
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Mon, 15 Nov 2021 - 17min - 77 - Dealing with rising interest rates | Is affordability in Vancouver hopeless? | economic life without Alberta oil = not good
With virtually every economic indicator calling for rate hikes, Canadian mortgage holders are left wondering how to prepare and react to the already-in-progress wave of interest rate volatility. Regardless of the degree and timing of the pending increases, concerned mortgage holders in Canada have the opportunity to control their own destiny and minimize (or even eliminate) potential risks associated with rising interest rates (i.e. higher mortgage payments).
Click Here to be redirected to the blog version of this episode.
Contact Marko, he's a Mortgage Broker!
604-800-9593 direct Vancouver
403-606-3751 direct Calgary
@markogelo (Twitter)
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Sun, 07 Nov 2021 - 26min - 76 - Buying a home while selling your current one | Canada set to increase mortgage rates in 2022 | current 5yr & VRM rates |
Buying a home while selling your current one?
The transition from selling one property to purchase another sounds simple, but there are a few critical events throughout the timeline that you need to be aware of.
Here are 6 key points to know when scaling up from one property to another:CLICK HEREto read the entire transcript
(1) perhaps the biggest dilemma: SELL first, then BUY, or BUY first, then SELL?
(2) Use a Bridge Loan so you can gracefully transition from one property to another!
(3) Consider porting your mortgage, but ONLY if it makes sense!
(4) secure a Home Equity Line of Credit on your current property BEFORE you list it for sale
(5) call your existing lender and find out what your current mortgage balance and discharge fee will be
(6) If you're planning to scale up at a specified time in the future, renew your current mortgage with the end in mind
Contact Marko, he's a Mortgage Broker!
604-800-9593 direct Vancouver
403-606-3751 direct Calgary
@markogelo (Twitter)
MarkoMusic (SoundCloud Account)...all podcast music tracks are performed and produced by Marko
Hosted on Acast. See acast.com/privacy for more information.
Sat, 30 Oct 2021 - 21min - 75 - BC Provincial Nominee & mortgage qualification | 2bed rent is like $680k mortgage | New Zealand crushes real estate NIMBYs | BabyBoomers not for sale
Can BC Provincial Nominees qualify for a mortgage?
Yes! A BC Provincial Nominee is eligible to qualify for a mortgage in Canada. Here are the key mortgage qualification criteria to be aware of when qualifying for a mortgage as a BC Provincial Nominee:
you can purchase a property with as little as 5% down payment, but only for purchases under $1Mfor purchases that are $1M or greater the down payment increases to 20% and potentially higher depending on how large your purchase price is (down payment can reach up to 35% for purchases that exceed $2.5M)must have relocated to Canada within the past 2 to 5 yearsmust be employed for a minimum of 3 monthsfull income confirmation is required (recent pay stub and employment letter)a 90 day history of your down payment funds are required (i.e. bank statements, investment statements, etc). If you are unable to provide a 90 day history, then prepare to explain where the funds were derived from along with applicable documentation to verify so (i.e. from sale of property, estate settlement, etc).Have you recently moved to, or are planning to relocate to Canada? If so, Click Here to begin your mortgage pre-approval process or call Marko at 604-800-9593.
Contact Marko, he's a Mortgage Broker!
604-800-9593 direct Vancouver
403-606-3751 direct Calgary
@markogelo (Twitter)
MarkoMusic (SoundCloud Account)...all podcast music tracks are performed and produced by Marko
Hosted on Acast. See acast.com/privacy for more information.
Mon, 25 Oct 2021 - 17min - 74 - How To Get the LOWEST possible PAYMENT | what does transitory inflation mean? | fixed or variable? | income required to buy a single family home in Vancouver and minimum downpayment? | the ultimate solution to Vancouver's affordability crisis
How to get the lowest possible mortgage payment?
Sometimes life presents you with some expensive curve balls and before you know it your monthly budget creeps up and you're suddenly in a pinch. This happens to Canadians more than you can think and oftentimes the mortgage payment is looked upon as the primary means to bring you back to that financial comfort zone.
Here are 4 ways to get the lowest possible mortgage payment:
- Request that your mortgage amortization be increased to its maximum. This can significantly decrease your mortgage payment, but it all depends on how your mortgage was underwritten with the lender it is currently with. For example, your amortization may currently be at 23 years and 8 months, but it possibly may have been underwritten at 30 years. If this is the case, your payment would be eligible for a drastic payment reduction.Convert all, or a portion of your mortgage into a Home Equity Line of Credit (HELOC). A HELOC payment does not include the principal portion typically associated with a mortgage payment. Therefore, the monthly payment is significantly reduced as it is only the interest portion that is required for payment. For example, for a $500,000 mortgage, the monthly payment for a fixed rate mortgage at 2.19% would amount to a monthly payment of $2,165, whereas for a HELOC, the interest only payment would be $1,230...this is a decrease of about 40%! Although HELOCs only require interest only payments, it is important to point out that unlimited principal payments can be applied to the balance at any time, and without penalty.Get a variable rate mortgage! It's not hard to understand that a lower interest rate will yield a lower monthly payment. Lately, the best bang for your buck has been deeply discounted variable rate mortgages. Currently, you can get a variable rate mortgage for as low as 0.99%! So, let's go back to that $500,000 mortgage and compare a 0.99% variable with a 2.19% 5 year fixed - the reduction in payment isn't as impactful as increasing your amortization or paying interest only payments with a HELOC, but it still clocks in with a respectable 15% lower paymentGet a Refinance! If you're looking for a major reset, consider a mortgage refinance. This is especially impactful as it virtually wipes out all of your existing debt payments and consolidates them into your mortgage. For many, a mortgage refinance is a rejuvenating and a life-altering experience. You can literally save thousands of dollars in interest costs and substantially reduce your overall monthly payment burden to a level you may not have even imagined possible.
Contact Marko, he's a Mortgage Broker!
604-800-9593 direct Vancouver
403-606-3751 direct Calgary
@markogelo (Twitter)
MarkoMusic (SoundCloud Account)...all podcast music tracks are performed and produced by Marko
Hosted on Acast. See acast.com/privacy for more information.
Sun, 17 Oct 2021 - 19min - 73 - Fixed Variable rate mortgages, rising sea level = lower real estate price, Govt debt ceiling increase
Here is a breakdown of the the two types of variable rate mortgages:
Capped Variable Rate Mortgage:
the interest rate fluctuates when a lenders prime rate changesgenerally, your payment amount stays fixed for a determined period of time or up to a certain threshold of rate increases (as outlined by your specific lenders loan terms and conditions), however, the interest rate will fluctuate with any changes in Prime rate. If Prime Rate goes down, more of your payment will go towards paying off your principal; if the Prime Rate goes up, more of your payment will go towards interest costs rather than the principal pay down.Adjustable Variable Rate Mortgage:
the interest rate fluctuates when a lenders prime rate changesyour payment amount adjusts automatically to reflect changes in the Annual Interest Rate and in the number of days in the month. This means your payments may change from payment date to payment date.Contact Marko, he's a Mortgage Broker!
604-800-9593 direct Vancouver
403-606-3751 direct Calgary
@markogelo (Twitter)
MarkoMusic (SoundCloud Account)...all podcast music tracks are performed and produced by Marko
Hosted on Acast. See acast.com/privacy for more information.
Mon, 11 Oct 2021 - 15min - 72 - 8 Power Tips for First Time Home Buyers | $100k=$460kmortgage |RentvsBuy |InterProvincialMigration | BiddingWars
8 First Time Homebuyer Tips
1) Be aware of the minimum down payment requirements
5% up to $500,000, then 10% on the balance thereafter up to $999,99920% for $1M purchases up to $2.5M, then 40% on the balance thereafter2) Be aware of closing costs
Closing costs are ancillary expenses throughout the process of completing your real estate transaction. In addition to your down payment funds, the lender will also request document verification for closing costs. All of the following costs are out-of-pocket and not included in overall mortgage:Pre-Closing Date Costs: Home Inspection Fee ($200-$400), Home Appraisal ($300-$400) Closing Date Costs: Land Transfer Tax (this will vary depending on city/municipality). In British Columbia, the property transfer amounts to 1% of the first $200,000, then 2% on the amount over $200,000 up to and including $2M, and 3% thereafter (i.e. for a $900,000 property purchase, your Land Transfer Tax would amount to $16,000). If you are a Temporary Resident in Canada and want to purchase in Vancouver, you will also be subject to an additional Foreign Buyer Tax of up to 20% of the purchase price (the foreign buyer tax does not apply to all Canadian cities, it is primarily applied to Canada's higher priced markets; Vancouver, Toronto and surrounding areas). Legal Fees and disbursements (at least $1,200), Title Insurance ($100 to $300), and potential reimbursement of Property Taxes to the previous home owner if they have already paid in full for the prior year.3) Be aware of all available First Time Homebuyer Programs and Rebates: (the following pertains only to BC First Time Homebuyers)
Government of Canada First Time Homebuyers Program (helps reduce your overall monthly mortgage payment)First Time Home Buyers' Tax Credit (take advantage of a $750 tax rebate)Home Buyers Plan (use up to $35,000 of your RRSP for downpayment without tax being withheld from your RRSP issuer)GST New Housing Rebate (receive GST rebates on newly constructed homes)BC First Time Home Buyers Program (partial or full exemptions on Land Transfer Tax up to $525,000 purchases)Home Owner Grant (tax relief on annual Property Taxes)Newly Built Home Exemption (reduces or eliminates the amount of property transfer tax for newly built homes up to $800,000)4) Get pre-approved for a mortgage and make sure it is LEGIT!
Do not confuse a rate hold with a pre-approval (rate holds simply reserve an interest rate and are not adjudicated)Your pre-approval is legit, if:you have provided income documents (pay stub, employment letter, etc)you have verified your source of down payment (bank statements, gift, etc)you have provided consent to have your credit checked5) Use a Realtor!
an offer on a property is considered to be a CONTRACT. Realtors are certified, trained and specialized in reading and interpreting Purchase Agreement contracts. Take advantage of their advice and guidance as they have a fiduciary duty to act in your best interests.6) Have your down payment proceeds sorted and ready when you place an offer
upon removing conditions on your offer, prepare to expedite your deposit funds immediately thereafter to secure the deal (deal with all the administrative steps of withdrawing your money ahead of time, not on the day its required)7) Request financing conditions in your offer (for at least 5 days)...even if you have a LEGIT pre-approval!
submitting an offer on a property without financing conditions is never recommended (unless you are purchasing with cash, outright)pre-approved mortgages are not formally underwritten until an offer on a property is placed at which time your mortgage application (pre-approval) becomes, live. Therefore, do not assume you are 100% bullet proof with a legit pre-approved mortgage. Pre-approved mortgages are simply a strong precursor to the outcome of a formal and successful mortgage approval.8) Once your offer is accepted, the clock starts ticking...be ready, available, and cooperative.
when an offer is presented and accepted with conditions (financing, home inspection, etc) it's go-time! Be responsive and react to document and information requests as promptly as possible - time is of the essence.Contact Marko, he's a Mortgage Broker!
604-800-9593 direct Vancouver
403-606-3751 direct Calgary
@markogelo (Twitter)
MarkoMusic (SoundCloud Account)...all podcast music tracks are performed and produced by Marko
Hosted on Acast. See acast.com/privacy for more information.
Sat, 02 Oct 2021 - 20min - 71 - New To Canada mortgages | Liberal Party promises: tax flippers, ban foreign purchases, reduce down payment | Evergrande shrapnel Canada bound?
Intro (pre-amble): up to 13:10 mark of podcast (Canada's post election promises; tax the flippers, ban the foreigners, eliminate blind bidding, and increase the minimum down payment cut-off to purchase a home | is China's Evergrande shrapnel Canada bound?)
Ok, so this isn’t necessarily the 100-step procedure on how to get a mortgage if you are new to Canada, but these are a summary of the most common pain points...so other stuff like income qualification I’ve left out because the criteria for income is pretty much standard and kinda common sense. So, here the the key qualification criteria to be aware of (if you are new to Canada and want to purchase a property):
Make sure your funds/cash are ready to be cashed. This is critical in two ways;
(i) to ensure that the deposit to place a competitive offer is ready for swift movement during the offer stage, and (ii) equally important but often problematic is that the funds are fully verified by the lender (which leads to my next point)Prepare to submit excessive verification documents for your down payment proceeds. You will need to provide a 90 day history and/or full verification of the source of your funds. Here are the key verification requests that Canadian banks require:
(i) any deposit over $10,000 (either individually, or cumulatively) in a Canadian Bank account within the most recent 90 days will require an explanation and verification of its origin (this is a standard request of all lenders, anti-money laundering policy)(ii) wired money from abroad (if the wire transfer was made within your 90 day history period, you will be required to provide a complete paper trail of the money transfer from its origin to Canada)(iii) sale of a property from abroad. If the proceeds from the sale of your property were deposited within your 90 day history period, you will be required to provide full documentation of the sale and disbursement of the proceeds of the sale (legal documents from the solicitor who handled the sale and corresponding bank statements that display the deposit of the sales proceeds into your bank account). Lenders may even request an explanation and/or full verification if the proceeds from your sale have been deposited prior to your 90 day history period (of down payment proceeds)And finally, my last point...
Provide absolute clarity regarding your residence status (Work Permit, Permanent Resident) as it determines the following:
(i) the amount required for your mortgage down payment, and(ii) possible property tax consequences (foreign buyer tax). The foreign buyer tax varies from 15% to 20% depending on which city you intend to reside in. Not all Canadian cities have implemented the Foreign Buyer Tax. At this time it is only applicable in select regions in Ontario and BC.Contact Marko, he's a Mortgage Broker!
604-800-9593 direct Vancouver
403-606-3751 direct Calgary
@markogelo (Twitter)
MarkoMusic (SoundCloud Account)...all podcast music tracks are performed and produced by Marko
Hosted on Acast. See acast.com/privacy for more information.
Fri, 24 Sep 2021 - 18min - 70 - ModernMonetaryTheory=cheap money (and inflation!) | Minimum down payment on $1M homes
Pre-episode Talk (up to 11 minute mark): Modern Monetary Theory, Canada's inflationary path, and my thoughts on how to position yourself on the right side of a volatile economic environment.
Episode Notes:
Down Payment Sliding Scales:
Over the years down payment guidelines have inserted a component within the qualification criteria known as "sliding scale". Oftentimes it could catch a buyer off guard when budgeting for a purchase leaving them scrambling for the unexpected shortfall in funds. The first bullet point below is the industry standard adhered to by all lenders in Canada, but the second bullet category varies with lenders and is scaled as per locations/regions and the lenders specific risk tolerances. For contrast, I've included the most competitive scales for Vancouver and Calgary.
Minimum down payment thresholds for Vancouver:
5% down payment up to $500,000 Purchase Price, then 10% on the balance that exceeds $500,000 up to $1M Purchase PriceEXAMPLE: for a $800,000 Purchase, the minimum down payment would be $55,00020% down payment required for purchases between $1M and $2.5M, then 50% on the balance that exceeds $2.5MEXAMPLE: for a $3.2M Purchase, the minimum down payment would be $850,000Minimum down payment thresholds for Calgary:
5% down payment up to $500,000 Purchase Price, then 10% on the balance that exceeds $500,000 up to $1M Purchase PriceEXAMPLE: for a $800,000 Purchase, the minimum down payment would be $55,00020% down payment required for purchases prices of $1M, then 60% on the balance that exceeds $1MEXAMPLE: for a $3.2M Purchase, the minimum down payment would be $1.08MContact Marko, he's a Mortgage Broker!
604-800-9593 direct Vancouver
403-606-3751 direct Calgary
@markogelo (Twitter)
MarkoMusic (SoundCloud Account)...all podcast music tracks are performed and produced by Marko
Hosted on Acast. See acast.com/privacy for more information.
Fri, 17 Sep 2021 - 16min
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