Mortgage broker in North York

Yes. North York is part of the City of Toronto, so you pay two land transfer taxes: Ontario's and Toronto's municipal one. On most homes that roughly doubles the bill compared with buying just across Steeles in Vaughan.

First-time buyers get some of it back, up to $4,000 from the province and up to $4,475 from the City, so up to $8,475 in total. We build both taxes into your budget from the first call, and our closing-cost calculator shows the split. Your lawyer confirms the exact amounts.

Checked October 18, 2026. https://www.ontario.ca/document/land-transfer-tax/land-transfer-tax-refunds-first-time-homebuyers https://www.toronto.ca/services-payments/property-taxes-utilities/municipal-land-transfer-tax-mltt/municipal-land-transfer-tax-mltt-rebate-opportunities/

Three things beyond your income. First, the condo fee: lenders add a share of it to your monthly costs, usually half, so a high fee lowers what you qualify for. Second, the building: the status certificate, the reserve fund and any special assessments.

Some lenders are pickier about very small units or buildings with a lot of investor owners. Third, the appraisal, which matters more when resale values are soft. We check the fee and the building before you firm up, so the approval holds through closing.

Checked October 18, 2026. This answer describes how a file is read. It is not an approval.

Start 6 to 9 months before final closing. We get an early read on the value, line up a lender, and if there's a gap we plan for it. That might mean more cash, a lender that uses a different value, a longer amortization, a co-signer, or short-term private money to bridge the difference while you sell or rent.

Budget for interim occupancy fees and closing adjustments too. Check whether you qualify for the 2026 HST rebates. Nobody can promise a value, but a plan made early keeps your deposit safe.

Checked October 18, 2026. https://www.condoauthorityontario.ca/before-you-buy-or-rent-a-condo/buying-a-condo/pre-construction-condos/ https://www.canada.ca/en/revenue-agency/services/tax/businesses/topics/gst-hst-businesses/gst-hst-rebates/first-time-home-buyers-gst-hst-rebate.html https://www.canada.ca/en/revenue-agency/services/forms-publications/publications/notice346/ontario-enhanced-new-housing-rebate.html

Yes, and a lot of North York lots are a good fit. Toronto now allows two to four units on most residential lots without a rezoning, and a garden or laneway suite where the lot qualifies. If you live in the home, CMHC's secondary-suite refinance can lend up to 90% of the value once the suite is built, as long as that value is under $2 million and the extra money goes into the build.

It pays out in stages as the work is done. For bigger rebuilds, we look at construction financing. We'll show you the numbers before you hire an architect.

Subject to approval.

Checked October 18, 2026. https://www.toronto.ca/city-government/planning-development/planning-studies-initiatives/multiplex-housing/ https://www.toronto.ca/city-government/planning-development/planning-studies-initiatives/garden-suites/ https://www.cmhc-schl.gc.ca/professionals/project-funding-and-mortgage-financing/mortgage-loan-insurance/mortgage-loan-insurance-homeownership-programs/refinance

It depends on the price, your debts and your down payment, so we'd rather run your real numbers than guess. Lenders usually cap housing costs at about 39% of gross income and total debt at about 44%. Those costs include the mortgage at the stress-test rate, property tax, heat and half of any condo fee.

A condo near North York Centre and a detached home in Bayview Village are very different files. Our affordability calculator gives you a quick range, and a 15-minute call turns it into a pre-approval budget you can shop with.

Checked October 18, 2026. https://www.osfi-bsif.gc.ca/en/supervision/financial-institutions/banks/minimum-qualifying-rate-uninsured-mortgages https://www.cmhc-schl.gc.ca/professionals/project-funding-and-mortgage-financing/mortgage-loan-insurance/mortgage-loan-insurance-homeownership-programs/purchase

North York buyers get the biggest land transfer tax break in the GTA, because you get both refunds: up to $4,000 from Ontario and up to $4,475 from Toronto. To qualify, you can't have owned a home anywhere in the world, and you have to move in within nine months. Add your FHSA (up to $40,000 each), the RRSP Home Buyers' Plan (up to $60,000 each) and a 30-year insured amortization, and the plan gets much easier.

If you're buying a new condo from a builder, ask us about the 2026 HST rebates.

Checked October 18, 2026. https://www.ontario.ca/document/land-transfer-tax/land-transfer-tax-refunds-first-time-homebuyers https://www.toronto.ca/services-payments/property-taxes-utilities/municipal-land-transfer-tax-mltt/municipal-land-transfer-tax-mltt-rebate-opportunities/ https://www.canada.ca/en/revenue-agency/services/tax/individuals/topics/first-home-savings-account/contributing-your-fhsa.html https://www.canada.ca/en/revenue-agency/services/tax/individuals/topics/rrsps-related-plans/what-home-buyers-plan.html https://www.canada.ca/en/revenue-agency/services/tax/businesses/topics/gst-hst-businesses/gst-hst-rebates/first-time-home-buyers-gst-hst-rebate.html

Often, yes. We start by finding out why your credit dropped. A late-payment stretch from two years ago is a very different file from a recent consumer proposal.

Depending on your score and history, that could mean a major bank, an alternative lender with more flexible rules, or a short-term private mortgage while you rebuild. Each step should come with a plan to move you to a better rate. We'll be honest about what it costs and how long it should take, and every option is subject to approval.

Checked October 18, 2026. This answer describes how a file is read. It is not an approval.

Yes. Bring the statement or the agreement to 4250 Weston Road. Willowdale, Downsview, and York Mills files are worked from there.

The status certificate, the maintenance fee, and the down payment are read before the condition date. Willowdale, Newtonbrook, and Bayview Village condos follow that path. The lender still reviews the file.

Yes. Etobicoke purchases and refinances are handled from the North York office. The Toronto service pages cover Etobicoke as part of Toronto as well.

Yes. Humber Summit is the neighbourhood around 4250 Weston Road. Those purchases and refinances stay on this North York hub. They are not filed as Etobicoke.