A mortgage broker works on your behalf — not the bank's. I have access to dozens of lenders, including major banks, credit unions, monoline lenders, and alternative lenders. When you go to your bank, they can only offer their own products. I shop the entire market, compare real options, and negotiate terms on your behalf. My service to you is free — lenders pay my commission. After 30 years and $1 billion funded, I also know how to present your application in the strongest possible light before we approach a single lender.

In most residential mortgage situations, there is no cost to you. Lenders pay brokers a finder's fee — typically between 0.5% and 1.2% of the mortgage amount — when a mortgage funds. This means you get access to professional advice, full-market rate shopping, and a broker negotiating on your behalf at no direct charge. In some situations — private mortgages or highly complex files — a broker fee may apply, and I will always be upfront about that before we proceed.

There is no single right answer — it depends on your risk tolerance, cash flow, and how long you plan to stay in the home. Fixed rates offer payment certainty. Variable rates have historically tracked lower over full mortgage terms but require comfort with fluctuation. With rates stabilizing in 2026, many of my clients are choosing shorter fixed terms for flexibility at renewal. I will model both scenarios with real numbers for your situation — not a generic comparison.

In Canada, the minimum down payment depends on purchase price. Under $500,000: minimum 5%. Between $500,000 and $999,999: 5% on the first $500,000 and 10% on the portion above. $1 million or more: minimum 20%. Given Metro Vancouver pricing, most buyers fall in that middle range. I also help clients use the First Home Savings Account (FHSA) and the Home Buyers' Plan (HBP) to maximize their down payment before we approach any lender.

Yes — self-employed Canadians can absolutely qualify for a mortgage. The key is knowing which lenders understand self-employed income and how to present your application correctly. After 30 years, I know exactly which lenders work with incorporated income, sole proprietor income, and mixed income structures. Most lenders want two years of self-employment history supported by T1 Generals, Notices of Assessment, and business financials — and I will work through every detail with you before we approach a single lender.

The Canadian mortgage stress test requires lenders to qualify you at the higher of the Bank of Canada's benchmark rate or your contract rate plus 2% — regardless of your actual rate. It was designed to ensure you can still afford payments if rates rise. In practice, it reduces how much you qualify for. There are legal strategies that can help — including certain credit union lenders not subject to federal stress test rules — and I will walk you through your real options based on your actual income and situation.

Before you start viewing homes — full stop. A pre-approval confirms how much you qualify to borrow, locks in a rate for 90 to 120 days, and signals to sellers that you are a serious buyer who can move quickly. In a competitive BC market, a conditional offer without pre-approval is a significant disadvantage. Getting pre-approved also gives us the chance to address any issues with your application before they become problems at the worst possible time.

Divorce creates several immediate mortgage questions: who keeps the home, how to buy out a spouse's equity, whether one partner can qualify on a single income, and how joint debt is handled. These decisions have long-term financial consequences — and the mortgage qualification needs to be confirmed before your separation agreement is finalized, not after. I specialize in divorce mortgages and have helped hundreds of clients through exactly this situation, including spousal buyouts, single-income qualifications, and rebuilding after separation.

A spousal buyout mortgage allows one spouse to refinance the home in their name alone — removing the other from both the mortgage and the title. CMHC guidelines allow a buyout with as little as 5% equity in qualifying situations, which is significantly better than the 20% typically required for a conventional refinance. This is one of the most valuable and underused tools in divorce mortgage situations. I work alongside your lawyer and financial advisors to ensure the mortgage moves in step with the legal process.

Yes. This is critical. I have worked with clients who agreed to keep the family home in their separation agreement before confirming they could qualify for the mortgage — and then could not get approved. Understanding what is financially possible before you finalize anything protects your negotiating position and prevents devastating surprises. Call me first. There is no commitment, no pressure — just clarity before you sign anything that cannot easily be undone.

Sabeena Bubber is a mortgage broker with Xeva Mortgage in North Vancouver, BC. In 2025, she was named both Canadian Mortgage Broker of the Year and Western Canada Mortgage Broker of the Year — the top individual honours in the Canadian mortgage industry. Over 30+ years, she has funded more than $1 billion in mortgages for over 3,000 clients. She is a CMP Hall of Fame inductee, CMP Top 75 Broker in Canada, and founder of both The Divorce Circle and Brokers Who Care, a national charity that has donated over $500,000 to families in crisis.

Call or text directly at 604.862.8526, or send an email to sabeena@xeva.ca. You can also use the contact form on this page. The first conversation is free — no obligation, no pressure, just a direct discussion about your situation and what is possible. Sabeena is available by phone, video call, or in person at her North Vancouver office at 500-224 West Esplanade.