Five Things I Wouldn't Do As a Mortgage Broker on My Own Mortgage

Josh Perez • August 7, 2024

Hi, I'm Josh Perez, and today I want to share some insights based on my experience as a mortgage broker. Navigating the mortgage process can be complex, and there are certain pitfalls I'd avoid if I were securing a mortgage for myself.



Here are five things I wouldn't do:

"Don't wait until you think you're ready, you need help getting ready. Work with an experienced mortgage professional to help you uncover what you don't know in the homeownership or investing process."

1. I Wouldn't Shape My Entire Plan on the Lowest Rate

While it might be tempting to chase the lowest interest rate, building a mortgage plan should be about more than just numbers. I’d focus on what’s important to me, like the neighborhood, price point, down payment availability, and future plans for moving, selling, or refinancing. Once I have these criteria set, I'd then find the best rate that fits within this framework.


2. I Wouldn't Rely Solely on Online Calculators

Online affordability or pre-approval calculators can be a good starting point, but they're no substitute for expert advice. I wouldn't make decisions based solely on these tools without consulting an experienced mortgage broker. They can provide a more nuanced and comprehensive analysis tailored to my unique financial situation.


3. I Wouldn't Limit Myself to One Bank

Going to just one bank and accepting their opinion, advice, and pre-approval can be limiting. Banks are one lender with one set of policies and criteria. Most bank employees might not have the extensive experience needed to deeply understand your financial picture and homeownership goals. A mortgage broker, on the other hand, works with dozens of lenders and can find options that best fit your criteria.


4. I Wouldn't Try to Time the Market

Trying to time the market for the perfect rate drop or price dip is nearly impossible, much like predicting the stock market. Instead of waiting for ideal market conditions, I would focus on changing my personal conditions. Building and refreshing a plan that works best for my situation is more practical and productive.


5. I Wouldn't Wait Until I Think I'm Ready

You don’t have to have everything figured out before seeking professional help. An experienced mortgage professional can help you uncover unknowns in the homeownership or investing process. The best advice is to start before you’re ready. They can walk you through the entire planning process, even if your goals are 12 to 18 months out. Often, people are much closer to their milestones than they initially think.


In conclusion, working with a knowledgeable mortgage broker can make a significant difference in your home-buying journey. They provide tailored advice, offer a broader range of options, and help you build a flexible and realistic plan. Don’t hesitate to seek professional guidance early on—it could bring you closer to your homeownership dreams faster than you think.

Josh Perez
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How to Finance a Spousal Buyout After Separation or Divorce

By Josh Perez • August 19, 2026
Mortgage Options During Divorce or Separation: What You Should Know If you’re going through—or considering—a divorce or separation, you may not realize that there are mortgage solutions specifically designed to help one party keep the home . For many people, the family home is their largest asset and where most of their equity is tied up. In situations like this, a spousal buyout program can allow one person to refinance the property and buy out the other party’s share—often up to 95% of the home’s value . This option can work whether you want to keep the home or your former partner does. What Is the Spousal Buyout Program? The spousal buyout program is a refinancing option that allows one owner to purchase the other owner’s share of the property as part of a separation or divorce settlement. In some cases, it can also be used to pay off jointly held debts, as outlined in a legal agreement. Below are some of the most common questions about how the program works. Is a finalized separation agreement required? Yes. Lenders require a signed and finalized separation agreement that clearly outlines how assets and debts are to be divided. This document is essential for approval. Can the funds be used for renovations or personal debts? No. Funds from a spousal buyout can only be used to: Buy out the other owner’s share of equity Pay off joint debts specifically listed in the separation agreement They cannot be used for renovations, personal loans, or unrelated expenses. How much equity can be accessed? The maximum amount available is the amount required to: Buy out the other party’s agreed-upon share of equity Pay off any joint debts listed in the agreement This amount cannot exceed 95% loan-to-value . What is the maximum loan-to-value allowed? The maximum loan-to-value is the lesser of : 95%, or The remaining mortgage balance plus the required buyout and joint debt payout The property must be the primary owner-occupied residence . Do all parties need to be on title? Yes. All individuals involved in the buyout must currently be registered on title. Your solicitor will confirm this through a title search. Does this only apply to married or common-law couples? No. While commonly used for married or common-law couples, the program may also apply to siblings or friends who jointly own a property and need one party to exit the mortgage. These cases are typically reviewed on an exception basis and require insurer approval. If no separation agreement exists, the purchase contract must clearly outline the buyout terms. Is a full appraisal required? Yes. A physical, on-site appraisal is required to confirm the property’s value before the mortgage can be finalized. Final Thoughts This overview covers some of the most common questions about mortgage options during separation or divorce, but every situation is different. Working with an independent mortgage professional gives you access to multiple lenders, specialized programs, and unbiased advice—so you can clearly understand your options and choose what’s best for your future. If you’re navigating a separation and need guidance around keeping or selling the home, feel free to connect anytime. All conversations are handled with discretion and confidentiality, and I’d be happy to walk you through your options.

How to Legally Assign a Construction Mortgage

By Josh Perez • August 12, 2026
Why More Mortgage Options Matter—Especially for Assignment Purchases One of the biggest advantages of working with an independent mortgage professional is access to choice. Instead of being limited to one lender and one set of products, mortgage brokers work with multiple lenders—each with different guidelines, risk tolerances, and mortgage solutions. That flexibility becomes especially valuable when your situation doesn’t fit neatly into a “standard” box. A great example of this is purchasing new construction through an assignment contract . Why Assignment Purchases Can Be Challenging Assignment purchases are often viewed as higher risk by traditional lenders. Rather than declining these deals outright, many lenders quietly make them difficult by adding layers of conditions, restrictions, or uncertainty. This can lead to delays, frustration, or financing falling apart late in the process. The Good News There are lenders—available exclusively through the broker channel —that have clear, favourable policies for assignment purchases. With the right lender and proper planning, these transactions are absolutely doable. Typical Financing Requirements for Assignment Purchases While every situation is unique, many lenders that allow assignment financing look for the following: Standard purchase qualification, including income verification, credit, and down payment Assignments accepted at either the original purchase price or current market value Minimum 620 credit score , with no prior bankruptcies or consumer proposals The full down payment must come from the purchaser —seller incentives cannot be used Required Documentation To secure financing, lenders typically require: The original purchase agreement signed by all parties The MLS listing (if applicable) The assignment agreement signed by the builder, original purchaser, and new buyer Any side agreements outlining changes to the purchase price A full appraisal to confirm value This list isn’t exhaustive, but it highlights that while assignment purchases require more coordination, they are very achievable with the right lender and guidance. Final Thoughts Assignment contracts can open doors to great opportunities—but only if your financing supports the transaction. This is where access to multiple lenders and specialized policies makes a real difference. If you’re considering purchasing new construction through an assignment, or if you’d like to explore more traditional purchase options, feel free to connect anytime. I’d be happy to walk you through the mortgage products available and help you choose an option that doesn’t limit your financing possibilities.