Oakville Mortgage Brokers
Faster Approvals & Expert Guidance

For owner-occupied purchases in Ontario, the minimum is typically 5% on the first $500,000 and 10% on the portion from $500,000 to $999,999. For homes $1M+, a minimum 20% is required. Keep in mind CMHC/insurer premiums apply when putting less than 20% down.

Most rate holds and pre-approvals are valid for up to 120 days. If rates improve, we can often re-shop before you go firm. We also refresh documents and credit close to offer time to keep everything current.

You must qualify at the greater of your contract rate plus 2% or the current benchmark (MQR). This reduces the maximum mortgage you can qualify for. We’ll run scenarios so you know your real budget before shopping in Oakville’s fast-moving market.

It depends on your timeline, risk comfort, and cash-flow goals. Fixed offers payment stability. Variable can benefit if rates trend down, but payments may fluctuate. We’ll compare total cost of borrowing and penalty risk for your situation.

Plan for legal fees, title insurance, appraisal (if required), land transfer tax (provincial; Oakville is outside Toronto so there’s no extra municipal LTT), and adjustments. First-time buyers may qualify for an Ontario LTT rebate. We’ll estimate your total before you go firm.

Typically the last two years of T1 Generals, Notices of Assessment, and business financials. Some alternative programs consider bank statements or stated-income with reasonability tests. We match you with lenders that understand business owners.

Yes, subject to qualification and max loan-to-value rules. A refinance replaces your existing mortgage; a HELOC offers revolving access up to a set limit. We’ll compare interest, fees, and potential penalties so you choose the most cost-effective path.

A 680+ score is a strong target for the best rates and terms, though approvals are possible below that with compensating factors. We’ll review utilization, history, and trades to help optimize your score before you apply.

Many fixed-rate mortgages are portable, letting you transfer your rate and term to a new property and potentially blend if you need more funds. Conditions and timelines apply, so talk to us before listing to avoid penalties.

Possibly. Bridge loans cover the gap between your purchase closing and sale closing when dates don’t line up. Approval depends on a firm sale of your current home and lender policy. We’ll coordinate timing with your agent and lawyer.