No guesswork. Here's exactly how working with me unfolds, from our first conversation to the day you get the keys. Tap any step for the details.
For buyers
Your path to the keys
11 steps from first conversation to possession day. Tap a step to see what happens and what I need from you.
A relaxed conversation about what you want, where, and when. I explain how the process works and answer every question.
Before I represent you, we sign a written buyer representation agreement, as required in Alberta. I walk you through the Real Estate Council of Alberta (RECA) Consumer Relationships Guide so you know exactly what I do for you, how long the agreement lasts and how I'm paid.
I connect you with trusted mortgage professionals. We need a firm pre-approval, not just a soft approval, so we know your real budget before we start viewing homes.
ImportantCondo fees reduce how much a lender will approve, so if you're considering a condo, a firm pre-approval that accounts for them is a must.
I send listings that fit your must-haves and book showings. You get a simple scorecard for each home so you can compare them clearly afterwards.
I prepare a comparative analysis of recent sales, then we decide on price, conditions, deposit and dates together. I negotiate on your behalf until we reach an agreement or decide to move on.
Once your offer is accepted, you submit your deposit. It's held in trust and goes toward your down payment on closing.
You have a set number of days to satisfy your conditions. Your lender finalizes financing and we complete the inspection and any other reviews.
ImportantWe must act in good faith during this period: pursue financing, book the inspection and respond on time. Failing to make an honest effort can put your deposit at risk.
I gather the condo documents: bylaws, recent board minutes, financial statements, the reserve fund study and insurance details. We look for special assessments, upcoming repairs, rental or pet rules and the health of the reserve fund.
You can also have a professional condo document reviewer go through them before you remove this condition.
Once everything checks out, you sign the condition removal and the sale is firm. If something doesn't, we talk through your options before the deadline.
Your real estate lawyer reviews the contract, registers your mortgage and the title transfer, and handles the funds. You'll meet them to sign the final documents a few days before possession.
I send them everything they need and stay in touch until closing.
We check that the home is in the condition we agreed on. Once your lawyer confirms the funds and title, the keys are yours. I'm happy to help arrange movers, too.
Financing, explained
Soft approval vs. firm pre-approval
Soft approval (pre-qualification)
A rough estimate
Based on what you tell the lender, often with a soft credit check
Income, debts and down payment are not yet verified
Useful for budgeting, but it can change once documents are reviewed
Firm pre-approval
What we need before shopping
The lender has reviewed your documents: income, credit, debts and down payment
Usually comes with a rate hold for a set period
Tells us your real price range, including monthly costs like condo fees
Why I insist on a firm pre-approval: condo fees and property taxes count against how much a lender will approve. A soft approval can look fine until fees are added, so a firm pre-approval protects you from falling in love with a home you can't finance, and from risking your deposit.
Until the keys are in your hand
Hold off on big life changes before closing.
Your financing isn't final until your mortgage funds on closing day. Lenders can re-check your credit, income and debts right up to the end, so a big change can put the whole deal at risk.
Please wait until after closing for
A new car or other vehicle
Even a small monthly payment can shrink what a lender will approve.
A job change or new job
Lenders often re-verify employment before funding. A new role, a probation period or a switch to self-employment can stall or sink approval.
New credit cards or loans
Opening new credit, or financing furniture and appliances, changes your credit and debt ratios.
Big withdrawals or unexplained deposits
Your down payment funds need a clear paper trail. Moving money around can raise questions.
Co-signing for someone else
Their debt counts as yours in the lender's eyes.
Missed or late payments
Keep every bill current. A single missed payment can lower your credit score.
The simple rule: if it involves your job, your credit or a large amount of money, call me and your mortgage specialist before you do it.
Book a private consultation.
Step one starts with a conversation. No pressure, no obligation.
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