Good questions, straight answers.

No. There's never a charge for a consultation, on any file, and I'll review every solution with you before you move forward. There are no fees to you on most mortgages. The exception is when alternative or private lending is needed. In that case I'll explain any fees upfront, in writing, before you commit to anything.

Your bank can only offer its own products. I work with 60+ lenders, including major banks, credit unions, monoline and alternative lenders. I also look beyond the rate at prepayment privileges, penalties and portability, which can matter just as much.

Yes. I work mostly with clients in Calgary and southern Alberta, but through Source Mortgage and the Dominion Lending Centres network I can arrange financing for properties across Canada. Everything can be done by phone, video and secure e-signing.

Anytime. Call 403.660.6048, email [email protected], or book a time that suits you.

It depends on the purchase price:

• $500,000 or less: 5% of the purchase price.
• $500,001 to $1,499,999: 5% of the first $500,000, plus 10% of the remaining portion.
• $1,500,000 or more: 20% of the purchase price.

There are some exceptions, such as rental properties. With less than 20% down, mortgage default insurance (CMHC) is required. Try my payment calculator to see your numbers.

Mortgage default insurance protects the lender when you put down less than 20%. It's a one-time premium of 2.80% to 4.00% of the mortgage, depending on your down payment, and is usually added to your mortgage rather than paid upfront.

Typically government ID, a recent pay stub and employment letter (or two years of tax returns and notices of assessment if you're self-employed), proof of your down payment, and statements for any existing debts or properties. After you apply, I'll send a personalized checklist.

Once your online application and documents are in, usually less than 24 hours. More complex files can take a little longer, and I'll keep you posted throughout.

In Alberta, plan for legal fees, title insurance, a home inspection, any property tax or utility adjustments, and moving costs. Alberta has no land transfer tax, just small land title registration fees. A buffer of about 1.5% of the purchase price is a good rule of thumb.

About four to six months before your maturity date. Many lenders let you hold a rate 120 days out, which leaves time to compare offers and switch if there's a better fit.

Not if you switch at maturity. Breaking a mortgage early usually means a penalty. I'll calculate it for you and show whether a new rate saves enough to make it worthwhile.

With a conventional refinance, generally up to 80% of your home's appraised value, minus what you still owe.