Buying With Confidence.
Buying a home in Vaughan, York Region or the wider GTA is one of the biggest decisions you'll make — and it's a lot easier when you understand the steps before you start. This plain-English guide walks you through the journey, from getting pre-approved and setting a realistic budget to making an offer, covering your closing costs and finally getting the keys.
Where to start
A little planning early on saves a lot of stress later.
The best time to talk to a mortgage professional is before you start shopping — not after you've fallen in love with a home. Getting a clear picture of what you can borrow, what your payments might look like and what cash you'll need on closing day means you can search with a firm budget instead of a guess. It also means you can move quickly and confidently when you find the right place.
Here's how the process usually unfolds. Every purchase is a little different, and your own timeline may vary, but this overview shows the shape of the journey from first conversation to move-in day.
Get pre-approved
Review your income, credit and down payment so you have a realistic sense of your price range and estimated payments. Start with our pre-approval guide.
Set your budget
Look beyond the purchase price. Factor in your down payment, closing costs and ongoing carrying costs so the home fits your life, not just the listing.
Shop for a home
Work with a realtor and tour properties within your budget. Knowing your numbers keeps your search focused and your offers grounded.
Make an offer
Submit an offer, often with conditions such as financing and inspection. Your realtor and lawyer help you understand the terms before you sign.
Firm up financing
Your lender reviews the property and your documents to finalize the mortgage. Approvals depend on the borrower, property, documentation and lender guidelines.
Close and get the keys
Your lawyer handles the paperwork and the funds change hands. On closing day the home is yours. See the full mortgage journey for a closer look.
What you'll need to budget for
Four costs to plan for well before closing day.
Down payment
The portion of the purchase price you pay up front. The minimum depends on the price of the home and how you plan to use it. Explore how down payments work.
Closing costs
One-time costs due on closing — legal fees, title insurance, adjustments and more. A common rule of thumb is to set aside a percentage of the price. See the breakdown.
Land transfer tax
A tax paid when property changes hands. In much of the GTA this can be a significant line item, and Toronto adds its own. Learn how it's calculated.
Default insurance
When your down payment is less than 20%, mortgage default insurance is typically required. Understand what it is and how the premium works.
Every purchase is different, so treat these as general categories to plan around rather than exact figures. Rules, thresholds and premiums change over time — Paul can walk you through what applies to your situation.
First-time buyer?
You may have more support than you think.
First-time buyers in Ontario can often access programs and rebates designed to make that first purchase more manageable — and there's a lot to learn about how the process works when you've never done it before. We've put together a dedicated guide that explains what's available, what to watch for and how to prepare.
How Paul helps
Guidance from your first question to closing day.
Paul reviews your income, credit and down payment so you understand your realistic price range and estimated payments up front.
Through GNE Mortgages, Paul can compare mortgage options from a range of lenders to match your needs — availability varies and is subject to lender approval.
No jargon and no pressure. Paul explains each step, including the costs, so you always know what to expect next.
From your offer to the final signing, Paul coordinates with your realtor and lawyer to help keep things moving smoothly.
This page is general information only and is not mortgage advice or a commitment to lend. Final lending decisions rest with the lender and depend on the borrower, the property, your documentation and current lender guidelines.
Related pages
Pre-approval
Understand what a pre-approval means and how to prepare for one.
First-time home buyers
Programs, rebates and tips for buying your first home.
Mortgage journey
A step-by-step look at the full path from application to funding.
Calculators
Estimate payments and affordability with our mortgage tools.
Ready to start your search?
Get pre-approved so you can shop with a clear budget.