Your Home is an Investment

Ron and Candace's family of four was rapidly outgrowing their home. They were trying to decide between another renovation on their existing property or upgrading to a newer, larger house. A friend referred them to Auxilium to find out what they could afford.

Top 5 Things That Could Affect Your Insurance When Buying Your Next Home

You know the feeling. Your eyes light up when you first see the photo. Your excitement heightens when you're there in person but at a distance. As you approach, step by step, your heart beats rapidly at the thought of the possibility of a relationship. Then you walk through the front door of the house you've found for sale.

5 Questions to Ask About Closing Details When Buying a Home


  1. What type of legal representative do I need to complete the purchase of my home?

    British Columbians are some of the lucky few in Canada who have a choice when it comes to selecting their legal representative to complete their purchase, sale, or refinance transaction. They have the choice between a lawyer and a B.C. notary public.

    Both lawyers and notaries can assist in several aspects of the home buying process such as complex paperwork and legal contracts, overall their main goal is to make you aware of special considerations and assist you with the closing process. For a more in-depth understanding of what each roll entails, read Lawyer vs. Notary Public: What’s the Difference.

  2. What is Property Transfer Tax?

    If you’re a first time buyer in British Columbia and you’re purchasing a property under $500,000, there’s no property transfer tax. Between $500,001 and $524,999 you may be eligible for an exemption of the property transfer tax on a sliding scale.

    There is also an exemption on newly built homes up to $750,000, with a sliding scale of reduced property transfer tax up to $799,999.

    However, if this is not your first home and it is not a new build, you’ll be paying one percent on the first $200,000, and then two percent on the portion of fair market value greater than $200,000 and up to and including $2,000,000. So, on a $600,000 house, you’re looking at $10,000 property transfer tax. If this cost is an issue for you, we do have some cash back mortgage options to assist with the payment, provided you qualify.

  3. What makes up closing costs?

    There may be closing costs customary or unique to a certain locality, but closing costs are usually made up of the following:
  • Lawyer/Notary fees
  • Property taxes/Levees and fees
  • Interest adjustment (paid from closing to 30 days before first monthly payment)
  • Title insurance
  • Homeowner’s insurance policy (plus fire and flood insurance if applicable)
  • Any documentation preparation fees
  1. What happens prior to closing day?

    At Auxilium we will thoroughly review your file 14 days before you take possession of your new property to ensure that your file is in order. During this time we will also make sure that your lawyer or notary has received instructions from us in order to ensure that your mortgage closes on time, without problems.

    Around a week before your closing date you will need to meet with your lawyer or notary to sign the mortgage papers. Prior to the appointment, you must ensure that the following items are taken care of:
  • The balance of your down payment funds must be accessible, as you will need to provide the lawyer/notary with a certified cheque to cover the down payment and other closing costs. Your lawyer or notary will contact you in advance with these details.
  • House insurance with the loss payable to your chosen lender must be arranged.
  • Have read the lawyer’s/notary’s paraphrased documents prior to your meeting as they are lengthy and you will not have time to read them while in their office

    When meeting with your lawyer or notary, you'll present your paid homeowner's insurance policy or a binder and receipt showing that the premium has been paid. The closing agent will then list the money you owe the seller (remainder of down payment, prepaid taxes, utilities, etc.) and then the money the seller owes you (unpaid taxes and prepaid rent, if applicable). The seller will provide proofs of any inspection, warranties, etc.

    Once you're sure you understand all the documentation, you'll sign the mortgage, agreeing that if you don't make payments the lender is entitled to sell your property and apply the sale price against the amount you owe plus expenses. You'll also sign a mortgage note, promising to repay the loan.
  1. What can I expect to happen on closing day?

    On closing day, your lawyer or notary will be in contact with your lender to ensure they are being funded. Once the money is received, they will begin the process of transferring the money to the appropriate parties, and registering the title in your name if you are purchasing. The lawyer or notary will work to inform you of their progress on that day, and in most cases transactions are completed by midafternoon.

The Auxilium Team offers a complimentary consultation to start your home buying process; contact us today at 250-590-6520 (toll-free 1-855-590-6520). You can also visit us at 307 Goldstream Avenue during regular business hours. We can arrange an appointment at our Fort Street office, or evenings or weekends, to work with you.

2 Questions to Ask About Insurance When Buying a Home

  1. What is mortgage insurance?

    There are two types of mortgage insurance. The first is a policy that protects lenders against losses that result from defaults on home mortgages, and it's required for borrowers making a down payment of less than 20 percent. If this insurance didn’t exist, lenders would not lend to that loan-to-value, which is the amount of the mortgage loan compared to the value of the property. Thus why insurance was created: To allow more people into the market.

    Like home or auto insurance, mortgage insurance requires payment of a premium for protection against loss, and is used in the event of an emergency. If a borrower can't repay an insured mortgage loan as agreed, the lender may foreclose on the property and file a claim with the mortgage insurer for some or most of the total losses.

    The second kind of insurance is what you take out in the event that something happens to you. This type of stand-alone insurance is a good idea because your mortgage is probably your single biggest liability, and if something were to happen to you, your partner, or both of you, you want to make sure that no one has to deal with that additional stress. Contact Auxilium Mortgage for more details.

  2. Do I need homeowner’s insurance?

    Yes. Our in-house home insurance specialist can assist you in insuring your new home. We shop among several insurance providers and strive to find the right insurance for you. 

The Auxilium Team offers a complimentary consultation to start your home buying process; contact us today at 250-590-6520 (toll-free 1-855-590-6520). You can also visit us at 307 Goldstream Avenue during regular business hours. We can arrange an appointment at our Fort Street office, or evenings or weekends, to work with you.

5 Questions to Ask About Working with a Mortgage Broker

  1. I found the perfect home, what steps need to be taken to secure a loan?

    If we have not already done a hard pre-approval for you, then the first step is to complete a loan application. This can be done online, over the phone, or in person. Regardless of which way we do it, we’ll need documentation from you. One of our team will assist in advising you what specific documents will be required. During the application process we will also order a report on your credit history, complete a thorough credit application, and then review all your options with you. We'll make it easy, promise!

  2. How do I choose the best loan for me?

    Your personal situation will determine what type of loan is best for you. There are a few questions you can ask yourself to help narrow down your options.
  • Do you expect your finances to change over the next few years?
  • Would fluctuations in your monthly mortgage payments trouble you?
  • Do you want to own more than one property in the future?
  • Are you planning to live in this home for a long period of time?
  • Do you wish to be free of mortgage debt as your children reach college or as you hit retirement?

    Your answers to questions such as these will help us decide which loan best fits your needs
  1. How do you determine the best loan amount for me?

    We consider your debt-to-income ratio, which is a comparison of your gross (pre-tax) income to housing and non-housing expenses. Non-housing expenses include long-term debts such as car or student loan payments, alimony, or child support. We take those numbers and correlate an affordable mortgage amount, but more importantly, one that’s comfortable for you. Once again, this is something that is done during the hard pre-approval stage.

  2. What happens after I’ve applied for my loan?

    Once we have completed the application and gathered the supporting documents, we assess the best lender and submit your application to them. Response time is usually anywhere from one day to one week depending on how busy the lender is and the complexity of the application. If we require further information, the sooner you can provide it, the faster your application can be approved and subjects removed. Once we have an approval, we will set up an appointment to review it with you and ensure that you are satisfied.

  3. What is an Appraisal Review?

    Whenever a property has less than 20 percent down and is CMHC or government insured, the insurer will pay for the appraisal. However, when you have more than 20 percent down, a lender is more than likely going to ask for an appraisal, and that’s a cost you’re going to have to cover.

The Auxilium Team offers a complimentary consultation to start your home buying process; contact us today at 250-590-6520 (toll-free 1-855-590-6520). You can also visit us at 307 Goldstream Avenue during regular business hours. We can arrange an appointment at our Fort Street office, or evenings or weekends, to work with you.

3 Questions to Ask About Mortgage Payments When Buying a Home

  1. What factors determine the monthly mortgage payment?

    The monthly mortgage payment is based on the amount of the down payment, the size of the mortgage loan, the interest rate, the length of the repayment term, the amortization and payment schedule.

  2. What is included in the monthly mortgage payment?

    The monthly mortgage payment pays off principal and interest.

  3. What are accelerated weekly or bi-weekly payments?

    If you really want to tackle your mortgage faster and save interest, it’s wise to go with what is called an accelerated bi-weekly or weekly payment option. It’s not rocket science, and in fact, it’s quite simple. Under the accelerated bi-weekly program, you’re making 13 mortgage payments over the year versus 12. We all know that anybody who’s getting paid bi-weekly gets paid every two weeks, so, if you make 26 mortgage payments and divide it by two, that’s 13 months. That extra mortgage payment definitely has an impact at reducing the principal more quickly.

    Most mortgage lenders are very generous with allowing you to put extra money against your mortgage as long as the increments are as little as a hundred dollars. Nowadays lenders will even let you double up or make lump sum payments. You’ll want to check if these lump sum payments are restricted to an anniversary date or if they can happen any time throughout the mortgage term.

The Auxilium Team offers a complimentary consultation to start your home buying process; contact us today at 250-590-6520 (toll-free 1-855-590-6520). You can also visit us at 307 Goldstream Avenue during regular business hours. We can arrange an appointment at our Fort Street office, or evenings or weekends, to work with you.

4 Questions to Ask About Your Credit When Buying a Home

  1. What is a credit score and how do lenders use them?

    A credit score is a three digit number calculated from your data-rich credit report and is one factor used by lenders to determine your creditworthiness for a mortgage or loan. Your score can affect whether or not you are approved, as well as what interest rate you are charged.

  2. How can I find out information about my credit score?

    You can go online to either Equifax.com or TransUnion.com to check out your credit report and score. Although they have many different types of services, the free stuff doesn’t really tell you much. They’re a business and want to make money, after all. The fee is small, though, and it’s worth it to find out if your score is actually what you think it is.

  3. What if I find a mistake in my credit report?

    Typically, if your file's straightforward you won't find much inaccuracy, however, if you’ve had credit issues in the past you will see different reporting numbers. Even different lenders can see different things. For example, banks will see information that the consumer can’t see and sometimes we can’t see. Overall, a credit score is not a catchall for all things, but it’s a really good place to start and you need to stay on top of it.

    Simple mistakes are easily corrected by writing to the reporting company, pointing out the error, and providing proof of the mistake. You can also request to have your own comments added to explain problems. For example, if you made a payment late due to illness, explain that for the record. We have lenders that are sometimes able to overlook issues due to legitimate problems.

  4. How can I improve my score?

    In today’s day and age, credit is king so yours needs to be stellar in order to get the best terms, the best rate, and the best offers. While there is no easy way to instantly improve your credit score, working towards maintaining good credit will improve your score. Ways to do so are paying your bills on time and not overextending the credit you do have. Overall it comes down to money management and organizational skills.

    In cases of bad credit mortgages, at Auxilium we often do a two-step mortgage process. We start with a short-term mortgage with one lender just to get you into the market and re-established. Typically a year or so later, we’ll take a look at refinancing your existing mortgage with one of our "A" lenders.

The Auxilium Team offers a complimentary consultation to start your home buying process; contact us today at 250-590-6520 (toll-free 1-855-590-6520). You can also visit us at 307 Goldstream Avenue during regular business hours. We can arrange an appointment at our Fort Street office, or evenings or weekends, to work with you.