Call Me BEFORE Listing Your Home!

Katherine Martin • August 12, 2015

You Know What They Say About Assumptions!

If you are thinking about selling your existing property and financing a new one, you should really consider contacting me BEFORE you list your current property. No, I’m not a Real Estate Agent, and I don’t want to list your property for you, I am your mortgage broker and I simply want to make sure that you are going to qualify for your next purchase BEFORE you go and sell your existing property. Because I would hate to see you end up homeless.

Now, if this sounds like common sense to you, perfect, I expect your call, but if you are wondering why you should call me first, you are most likely making the assumption that because you qualified for a mortgage before, you will qualify again. Unfortunately, not so. Over the past couple of years there have been many changes to how people qualify for a mortgage and lots of products and programs have been eliminated or scaled back.

Mortgage qualifications and lender guidelines simply aren’t what they used to be. It’s a lot harder to get a mortgage now in 2015 than it was back in 2010-2014. Don’t just assume you will qualify for a mortgage going forward, start the process by talking with me!

Even if your financial situation has only improved since you secured your last mortgage, there is still a chance you might not qualify going forward. The key is simply having a look and developing a plan. I am always available to you in order to sit down and take a look at your numbers.

Taking the time to meet with me at the very beginning will ensure that you don’t start down a path and get blindsided by your assumptions.

Of course the worst case scenario would be for you to sell your existing home believing that you will qualify for a mortgage going forward just to realize that you can’t, and it’s too late, you no longer have a home. Or even if you were to start shopping for a property (before selling your existing), just to find your dream house, put in an offer only to realize that you no longer qualify for financing and you have to back away from the purchase. That is heartbreaking! I assure you, although these scenarios may seem to be far fetched, they are more commonplace than you would think.

The truth is, people only know what they know, and the combination of rule changes and assumptions in mortgage qualification can be very dangerous. Most people only care about mortgages every 3-5 years, there is no need for them to stay current with lender guidelines. However I do this every day, so please put my experience to work for you.

Now, chances are you will most likely qualify for a new mortgage, but I can’t stress enough the importance of having a plan from the start… and who knows, maybe I can even help you figure out the best way to proceed by shining light on options you might not have even known existed to you.

Let me finish with this… if you are thinking of selling your existing home to buy something new…

Let’s work through all the numbers together and put a plan together before you go and list your property and end up homeless.

Katherine Martin


Origin Mortgages

Phone: 1-604-454-0843
Email: kmartin@planmymortgage.ca
Fax: 1-604-454-0842


RECENT POSTS

What You Need to Know About Porting a Mortgage When Moving

By Katherine Martin • October 14, 2026
Porting Your Mortgage: What You Need to Know Before You Rely on It Porting a mortgage means transferring your existing interest rate, remaining term, and outstanding balance from your current home to a new one when you sell and buy again. While some lenders—especially big banks—make porting sound simple, the reality is that porting a mortgage is often complex and far from guaranteed . It’s not a magic solution, and it doesn’t mean you automatically get to keep your old mortgage on your new home. In many ways, porting a mortgage feels like applying for a brand-new one—often with more conditions . Here’s why. 1. You Still Have to Re-Qualify Even though you already have the mortgage, the lender will reassess you. If you: Changed jobs Moved to a new city Are on probation Switched industries or income types …the lender may decline the port. Your previous approval does not carry over automatically. 2. The New Property Must Be Approved The lender also reassesses the new property . Just because they accepted your previous home as collateral doesn’t mean they’ll approve the next one. Expect: A new appraisal A review of the property’s condition Scrutiny around marketability and value If the lender isn’t comfortable with the property, the port can fail. 3. Property Values Rarely Line Up Perfectly Most moves involve a price difference. Buying a more expensive home: You’ll likely need additional funds at a blended rate, which can increase your payment. Buying a less expensive home: You may face a penalty for reducing the mortgage balance. Either scenario can affect your costs. 4. You Still Need a Down Payment Porting doesn’t mean you “swap houses” without cash. You still need: A down payment on the new purchase Closing costs Funds available at the right time This often surprises buyers. 5. Penalties Usually Still Apply (At First) Most lenders: Charge the full mortgage penalty when you sell Refund it only after the port is successfully completed If you’re relying on sale proceeds for your down payment, this temporary penalty can create a cash-flow issue. 6. Timelines Rarely Line Up Perfectly Real estate markets don’t cooperate. You might: Sell quickly but struggle to buy Find a home quickly but wait months to sell Closing dates rarely align, which complicates porting even further. 7. Port Periods Vary by Lender This is where the fine print matters. Depending on the lender, the port window may be: Same day only 30 days 90 days Up to 6 months If the port window is short, both transactions must close within that timeframe—or the port fails. Longer port periods offer flexibility, but also carry the risk of selling first and not finding a replacement property in time. The Bottom Line Porting your mortgage can make sense—especially if you have a strong rate and are buying a similar-priced home. But it is not guaranteed , and it comes with conditions, risks, and timing challenges. Portability is a feature, not a promise. Before you rely on it, it’s important to review all your options , including whether staying with your lender actually makes financial sense. If you’re planning to sell and buy, I’d be happy to walk you through the process, explain your options clearly, and help you decide whether porting is the right move—or if another strategy makes more sense.

What Mortgage Lenders Need to Know About Your Down Payment Source

By Katherine Martin • October 7, 2026
Why the Source of Your Down Payment Matters More Than You Think When buying a home, most people focus on how much they need for a down payment. What often gets overlooked is that where the down payment comes from matters just as much to the lender . The source of your down payment affects approval, risk assessment, and how your mortgage is structured. Here’s why lenders care—and what you need to know. 1. Anti–Money Laundering Requirements Lenders aren’t just being cautious—they’re legally required to verify the source of your down payment. To comply with anti–money laundering regulations, lenders must document where every dollar of the down payment came from on every purchase. Acceptable Down Payment Sources Down payments can come from: Your own savings or investments Borrowed funds through an insured program (such as FlexDown) A gift from an immediate family member How You Prove the Source Personal savings: You’ll need bank statements showing the funds have been in your account for at least 90 days , or proof they were accumulated through payroll deposits or other acceptable sources. Borrowed funds: Any borrowed portion must be included in your debt service ratios , since you’re responsible for repayment. Gifted funds: A signed gift letter is required confirming the money is a true gift with no repayment obligation , along with proof the funds were deposited into your account. 2. Financial Suitability and Risk The source of your down payment also tells the lender a lot about your financial habits. Down payments coming from your own savings demonstrate: Positive cash flow The ability to save consistently Strong financial management This reassures lenders that you’re more likely to keep up with mortgage payments. If the down payment is borrowed or gifted, lenders may look more closely at the rest of your application to ensure the mortgage remains affordable. Why a Larger Down Payment Helps From a lender’s perspective, more equity equals lower risk. The more money you have invested in the property, the less likely you are to walk away from the mortgage. This reduces the lender’s exposure and can sometimes result in better terms. 3. Down Payment and Loan-to-Value (LTV) Your down payment directly establishes your loan-to-value ratio (LTV)—the percentage of the property’s value being financed. In Canada: Lenders can finance up to 95% of a property’s value The buyer must contribute at least 5% as a down payment Example: On a $400,000 purchase: Maximum mortgage = $380,000 Minimum down payment = $20,000 How the Source Affects LTV Property value must be genuine and independently supported. Lenders rely on appraisals and comparable sales—not artificial price inflation. If: The seller provides money back The buyer doesn’t bring the full down payment independently Funds move “behind the scenes” …the lender considers this a change to the LTV and may decline the mortgage. All financial details of the purchase must be fully disclosed. Non-disclosure is mortgage fraud , and lenders will not proceed if the numbers don’t align. Final Thoughts Lenders ask for detailed documentation about your down payment source for good reason—it affects legality, risk, and the structure of your mortgage. Understanding these rules upfront helps avoid delays, declined applications, and last-minute surprises. If you’d like to review your down payment options or talk through mortgage financing, feel free to connect anytime. I’d be happy to walk you through the process and help you plan with confidence.
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