We talk first, the documents come after
The first contact takes fifteen to thirty minutes, by phone or video. You describe the project, the date that matters, and what you already know about your numbers: approximate income, debts, available savings, current balance if there is a loan. No document is required at this stage. By the end of the call, I tell you whether the project holds, what could block it, and which records to pull.
The five steps, in order
| Step | What happens | What it asks of you |
|---|---|---|
| 1. The call | We frame the project and I spot what could snag | Fifteen to thirty minutes, your figures from memory |
| 2. The file | I gather your records and calculate your ratios before putting your name forward | Proof of income, statements, list of debts |
| 3. The shopping | The file goes to the lenders whose criteria fit, not to all of them | Nothing, except answering the questions that come back |
| 4. The decision | I present the offers on the same basis: payment, interest, fees, penalty, privileges | Choosing, and telling me what makes you hesitate |
| 5. The closing | I send everything to the notary, check the instructions, and follow the conditions through to funding | Signing at the notary |
I calculate your debt-service ratios before submitting anything. An application sent and refused leaves an inquiry on your credit file; better to avoid it.
How long it takes
| What you are waiting for | Usual timing |
|---|---|
| A prequalification | The same day or the day after the call |
| A pre-approval | Two to five business days once the documents are in |
| Final approval after an accepted offer | Five to ten business days, depending on the lender and the appraisal |
| Funding | On the closing date set in the offer |
The longest stretch is almost always waiting for documents, not the lender’s analysis. A file with its records ready goes out within forty-eight hours; a file waiting on one statement drags for three weeks.
What the lender checks a second time
Before closing, the lender can review your credit and your employment again. A new car loan, a card filling up, or a job change between approval and closing can get the offer withdrawn. Tell me before it happens, not after.
What I do not do
I guarantee neither a rate nor an approval: the decision stays with the lender. I do not give legal, tax, or notarial advice, and I send you to the right professional when the question leaves my field. How I am paid is explained on the What it costs page.