We proudly partner with Ryan Steele and April Stokes from MMG Mortgages—trusted mortgage professionals who bring expert guidance, grounded advice, and personalized care to every financing journey.

Whether you’re buying your first home, upgrading to something more aligned, or renewing your current mortgage, Ryan and April are here to help you make confident, informed decisions.

Mortgage Topics Made Simple:

• Pre-Approvals → What to prepare—and why a pre-approval is your essential first step
• First-Time Home Buyers → What you need to know before you buy
• Purchase Plus Improvements → Renovate right after you buy
• Bridge Financing → Buy before you sell? This makes it possible
• Refinancing → Unlock equity, consolidate debt, or lower your rate
• Renewals → Time to renew? Let’s explore your options

They make mortgages easy to understand and even easier to navigate—because the right financing partner changes everything.

Mortgage Pre-Approval Checklist

Getting pre-approved is the first big step toward buying your home. Lenders need to see proof of your income, savings, and debt before they’ll give you the green light. Having the right documents ready up front saves time and prevents last-minute stress.

Here’s what you’ll need:

Identification

• Valid government-issued photo ID (driver’s license, passport, or PR card)
• Social Insurance Number (SIN)

Income & Employment

If you’re employed:

• Recent pay stubs (last 2–3)
• Letter of employment confirming position, income, and length of employment
• Most recent T4 and Notice of Assessment (NOA)

If you’re self-employed:

• Last 2 years of full T1 General tax returns
• Last 2 years of Notices of Assessment
• Business license or articles of incorporation
• Financial statements (if incorporated)

Assets & Bank Accounts

• 90 days of bank statements (all pages, not just the summary)
• Clear paper trail of any large transfers or deposits (lenders need to see where the money came from and went)
• Statements for RRSPs, savings, or investments if using them for down payment

Liabilities

• Statements for credit cards, lines of credit, car loans, student loans, etc.

Down Payment & Gift Funds

• Proof of your down payment (from bank statements or investments)
• Gifted funds:
  • A signed gift letter from the family member giving you the money (stating it’s a gift, not a loan)
  • Proof of the money being deposited into your account

Citizenship & Residency

• Canadian citizens: valid ID
• Permanent residents: PR card and supporting documents
• Foreign buyers: Note – Under Canada’s Foreign Buyer Ban, most non-residents cannot purchase residential property. Exceptions apply for temporary residents, work permits, or if purchasing with a Canadian spouse/partner.

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Why this matters

Having these documents in place upfront prevents bottlenecks that can delay your approval or even put your home purchase at risk. Lenders are very strict about 90-day bank history and paper trails, so being proactive now saves surprises later.

Extra Considerations for Move-Up Buyers

Bridge Financing

• If you buy your new home before selling your current one, bridge financing can cover the gap.
• Lenders will need:
  • A firm sale agreement on your existing home
  • Closing dates for both transactions
  • Proof of available equity in your current home

Porting Your Mortgage

• Porting means transferring your current mortgage (and rate) to your new property.
• Lenders will look for:
  • Remaining term and conditions of your current mortgage
  • Whether the new home’s purchase price requires extra funds (a “blend and extend” may apply)
  • Your updated financial documents to confirm ongoing qualification

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Move-up buyers often face tight timelines. Having all documents ready—and understanding bridge financing and porting—keeps the process smooth and reduces the chance of last-minute stress.

Extra Considerations for Move-Up Buyers

Bridge Financing

• If you buy your new home before selling your current one, bridge financing can cover the gap.
• Lenders will need:
  • A firm sale agreement on your existing home
  • Closing dates for both transactions
  • Proof of available equity in your current home

Porting Your Mortgage

• Porting means transferring your current mortgage (and rate) to your new property.
• Lenders will look for:
  • Remaining term and conditions of your current mortgage
  • Whether the new home’s purchase price requires extra funds (a “blend and extend” may apply)
  • Your updated financial documents to confirm ongoing qualification

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Why this matters

Move-up buyers often face tight timelines. Having all documents ready—and understanding bridge financing and porting—keeps the process smooth and reduces the chance of last-minute stress. Having all documents ready—and understanding bridge financing and porting—keeps the process smooth and reduces the chance of last-minute stress.

Get Pre-Approved with Confidence

The fastest way to avoid surprises and delays in your move is to get pre-approved early. Our mortgage partners will walk you through the numbers so you can shop with confidence.

Book Your Pre-Approval Call