Nobody buys a home alone

That's me. A pre-approval tells you your real number and holds a rate while you look, so you're not guessing or falling for a home you can't finance.

Cost: nothing for advice on a standard residential mortgage. The lender pays me on closing.

Ask: how many lenders they compare, and whether any fee applies to your situation.

Finds the properties, reads the neighbourhood, writes and negotiates the offer. On a purchase they also manage the condition period, which is where deals live or die.

Cost: on most purchases the commission comes out of the seller's proceeds, so a buyer doesn't write a cheque. Confirm the arrangement in writing.

Ask: how many deals they've closed in your target area, how they handle a bidding war, and who covers you when they're away.

Walks the property and reports on roof, foundation, wiring, plumbing and heating. The cheapest way to avoid a five-figure surprise after closing.

Cost: commonly $400–$700 for a typical home, more for large or rural properties.

Ask: for a sample report, whether they carry errors-and-omissions insurance, and whether you can attend the inspection. Go if you can.

Confirms the property is worth what you agreed to pay. You usually don't choose the appraiser: the lender orders it from its own approved list.

Cost: commonly $300–$600 when it's charged to you; some lenders cover or waive it.

Ask: me. Before you firm up, I'll tell you whether an appraisal is likely on your file and who pays.

Mandatory in Ontario. Searches title, reviews the agreement, registers the transfer, handles the money and gets you your keys. Retain one early, not the week before closing.

Cost: commonly $1,200–$2,500 in legal fees and disbursements. Land transfer tax is separate and much larger. Buying in Waterloo Region, you pay only the provincial land transfer tax; Toronto buyers pay a second municipal one on top.

Ask: for a flat quote that names the disbursements, and whether title insurance is included.

Your lender will not release funds without proof of home insurance effective on the closing date. This is the single most common last-minute delay, and it's entirely avoidable.

Cost: varies widely with the property, its age and your coverage.

Ask: for the binder in writing, and send it to your lawyer and to me as soon as you have it.

Essential if you're self-employed, buying a rental, or holding property in a corporation. Lenders read business income through a specific lens, and how your last two years were filed decides what you qualify for.

Cost: depends entirely on the engagement.

Ask: them to prepare your notices of assessment and financials early. If you're self-employed, talk to me before you file, not after.

Worth involving before you close, not after. Certain purchase-plus-improvements mortgages let you finance renovations into the mortgage itself, but that needs written quotes before the deal completes.

Cost: get three written quotes, itemised.

Ask: for WSIB clearance and proof of liability insurance, and never pay the full amount up front.

Book earlier than feels necessary, especially for a month-end or summer closing. Those dates go first.

Cost: varies with distance, volume and season.

Ask: whether the quote is binding, what insurance covers, and don't schedule the truck for the morning of closing.