What to Expect From the Mortgage Process

Andrew van luik
Dec 9, 2025
3 min read

Buying a home is a big step—and having a broker guide you through the process makes everything smoother, clearer, and far less stressful. Here’s what the journey looks like from start to finish.

1. Application: Getting the Full Picture

Everything begins with your application. While some brokers prefer to send online applications, I like to start with a phone call so I can begin to get to know you and your situation, and how I can best advise you. This is where you will provide the basics about your income, employment, debts, assets, and goals. At this stage, I’ll also request supporting documents such as:

Recent pay stubs
Employment letter
Two years of T1 Generals and NOAs (if self-employed)
Bank statements
ID
Consent to pull your credit history (this has a minimal impact on your credit score)

Why this matters: Lenders want to see a complete, accurate picture before offering financing. The more thorough we are here, the smoother the rest of the process becomes.

2. Pre-Approval: Understanding Your Budget

With the application and documents reviewed, I can issue you a pre-approval. This helps you:

Understand your maximum purchase price
Estimate monthly payments
Lock in an interest rate (when available)
Shop with confidence

A pre-approval isn’t a guarantee of final financing, but it’s a strong indicator—provided nothing major changes in your finances while you’re searching. At this stage, I will also go over a hypothetical purchasing budget with you, so you know what to expect for things like closing costs.

3. Offer to Purchase: Updating Your File for the Lender

Once you find a home and write an offer, things move quickly.

At this stage, we update your file and confirm what lender you want to work with. Because lender documents must be current, I may request updated versions of:

Pay stubs
Bank statements/ Proof of down payment
Employment letters
A refreshed credit check (if needed)

I will present you with what I believe are the best options for you, explaining the pros and cons of each. We will also get a bit more specific about what to expect for closing costs.

What happens here:

I submit your full application along with the property details
The lender reviews you and the property
We address any initial questions or documents they request
I keep you and your realtor informed so we stay aligned with your subject-removal date

4. Lender Issues the Conditional Commitment

Once the lender reviews your file, they will issue a conditional mortgage commitment (also called the “approval with conditions”).

This document lays out:

The approved mortgage amount
The rate and terms
Conditions that must be satisfied before financing is fully approved
Any property requirements (e.g., appraisal, condo docs, insurance)

Your role: Provide any outstanding documents so we can satisfy these conditions quickly.

My role:

Work with you to gather and verify the requested documents
Communicate with the lender to clear conditions
Confirm when the lender provides full sign-off
Explain to you what you need to know about this particular mortgage

Once all conditions are satisfied, the lender confirms financing is approved—and you’re ready to remove your financing condition.

5. Closing: Final Steps Before You Get the Keys

Once the lender signs off on everything, the file moves to your lawyer/notary.

You can expect to:

Review and sign the mortgage documents
Provide remaining down payment and closing funds
Show ID and verify details
Get a final cost breakdown (adjustments, taxes, etc.)

Your lawyer will send the completed paperwork back to the lender, register the mortgage, and arrange the transfer of funds.

Once that’s done—you get your keys!

What You Can Count On From Me Throughout the Process

Clear communication at every stage
Proactive updates and reminders
Help gathering documents (and explaining why each one matters)
Multiple lender options to find the best fit
Support right through to closing day and beyond