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First Time Buyer Mortgages 2018-07-08T19:58:10+00:00

First Time Buyer Mortgages Made Easy with Altrua

As leading Mortgage Brokers in Kitchener-Waterloo, Cambridge and throughout Ontario, we advise you through the process step by step. Rather than overwhelming you with a vast amount of mortgage information upfront, we provide bite-sized pieces of information, one step at a time that you’ll understand and feel confident about.

As mortgage brokers, our mission is to provide to a pleasant and educational first-time mortgage service. The following are the 3 main reasons that our existing customers like working with Altrua:

1. Lower Rate

We provide the lowest mortgage rates in Ontario. Period. We work with several leading Banks and mortgage lenders and use our high volumes to obtain the best lender rate. Then Altrua discounts these already low rates beyond our competition. The result is the lowest rate – just check out our rates or contact us today to learn more!

2. Fine Print Education

Whats the point in saving $3000 with a low rate if there are narly tricks and costly surprises hiding in the fine print? We guide you through the fine print pitfalls and provide advice on what to watch out for. Get the best rate AND the best mortgage.

3. Long-Term Service

Our customers appreciate more that only the best rate. A mortgage is a long-term endeavor, and we aim to partner with you until it is paid off.  Well over half of mortgage holders want to make a change within a 5 year term. This could be a move, a home equity line or a host of other reasons. Then there’s the renewal date after the term is up – when we will shop for the best rate again. So instead of a one time savings, you’ll confidently save again and again over the life of your mortgage.

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Our Discounted Rates

5 Year Fixed 3.29%
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5 Year Variable 2.64%
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3 Year Special 3.24%
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Here You Will Learn

  1. How to get Pre-Approved and protect Your Rate

  2. How the Home Financing Process Works step-by-step

  3. Freebies and Incentives for First Time Home Buyers

  4. Mortgage Basics and Important Terms

  5. Dangerous and costly fine print restrictions to look out for.

Purchasing in 3 Steps

Are You Ready For Your No Obligation Pre-Approval?

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First Time Buyer Freebies and Incentives

Using RRSP savings towards the down payment of your first home is an excellent strategy that can help save you thousands of dollars. The Home Buyers Plan allows for up to $25,000 of RRSP money to be used towards your purchase, and if purchasing as a couple, up to $25,000 each for a total of $50,000. The only ‘catch’ is that the RRSPs must be repaid starting in the second year after the purchase, at 1/15th of the RRSP value per year.

When savings are accumulated in an Registered Retirement Savings Plan (RRSP), a tax refund is released by Canada Revenue Agency at tax time in the following year. This is because for every dollar saved in an RRSP, taxable income is reduced by this exact amount. And because taxes have already likely been paid on this income by your employer, it would be returned to you at tax time.

So when RRSPs are purchased, you can get a tax refund – but when RRSP money is ‘sold’ – this adds to your taxable income and there are more taxes to be paid as a result. What the Home Buyer’s plan allows for is RRSPs to be sold for the purpose of down payment, TAX FREE, within the year of the purchase. So you get the benefit of the tax refund and do not have to repay this on the sale of the RRSP when using the programme.

Gross Income: $55,000

RRSP Purchase: $15,000

Tax Refund: $4,305.

Required RRSP Savings : Minimum $1,000 per year for 15 years.

If the HBP eligibility rules are not met, you risk having to pay taxes on any sold RRSPs. So its worth getting to know the following rules if you are considering the Plan:

  • RRSP funds must be in the account for at least 90 days before the withdrawal.
  • RRSP funds must be withdrawn within 30 days after the closing of the purchase.
  • You have entered into an agreement to purchase a qualifying home.
  • You cannot have owned a house within the past 4 years.
  • If buying with a spouse who has owned a home in the last 4 years, you cannot have formally lived in this house within the past 4 years.
  • Must be a Canadian citizen.
  • If purchasing with a spouse, ensure the spouse with the highest earnings maximizes their RRSP first.
  • If down payment funds are not available to purchase maximum RRSPs ($25,000/ person), consider taking out a low interest RRSP loan, receiving the tax refund, and then cashing the RRSP to repay the loan in the year of the purchase.
  • Do not invest RRSP funds into anything risky or that will lock funds in for long periods. Money market mutual funds or RRSP savings accounts work well.
  • Do not forget to begin saving in your RRSP in the second year after your purchase.

In the Province of Ontario – first time buyers receive an instant rebate of up to $2,000 on their land transfer tax closing cost. Given this, the maximum house price that would not require any land transfer tax is $227,500 – and the land transfer tax would begin accumulating from this price point and upwards.

In the City of Toronto – because of the additional land transfer tax closing cost specific to the City, there is also an additional rebate for up to $3,725 which would cover up to a $400,000 home. The Toronto Land Transfer Tax would begin to accumulate from this price level and upwards.

The Government of Canada allows for a non-refundable tax credit of up to $750 to First Time Buyers. The credit is intended to help cover the closing costs including legal work, land transfer tax paid, home inspections  and other related closing costs.

Ensure you keep records of your receipts and understand the rules surrounding this credit.

Understanding Mortgage Basics

A mortgage term is the length of time that the RATE is set for. The most common term is a 5 Year term, which is then re negotiated after 5 years is up on the ‘renewal date’. The Amortization is the time that the PAYMENT is based on. The longer the amortization, the lower the payment. A typical amortization is 25 years, but can be as little as a few years or as long as 35 years.
A fixed rate mortgage will guarantee your rate for the length of the term -‘set it an forget it!’. Fixed will usually carry less risk than a Variable rate wish can be lower for a period of time, but will float higher when the Bank of Canada eventually increases interest rates. Contact us for more information on which could be right for you.
In Canada, the minimum down payment is 5% – however this can be gifted by family or potentially loaned if needed. Any down payment under 20% must be ‘insured’ by the Canadian Mortgage and Housing Corporation (CMHC), or other mortgage insurer, and this requires a % based fee that is built into the mortgage – not paid up front.
To get the lowest rates in the market, the credit score should be above 680 points (out of 900). If any credit lines are maxed out or if several payments have been made late – this can negatively affect your score. If unsure of your score click here for more information.
Whereas a bank can offer you their line of mortgage rates and products, a mortgage broker works for you and offers you the entire mortgage market of lenders, rates and products. We believe this aligns better with your best interest. And we continue to look for ways to save you money over the life of your mortgage – at renewal time or before. Banks just don’t do this.
Altrua has access to over 200 lenders across Canada – but tends to work with about 15 core lenders including the big banks. If it makes sense, we can even go to your own bank and help you negotiate a lower rate.
Because all mortgage lenders in Canada follow the same government rules for protecting themselves and clients – there is little to no risk from one lender to the next. All ‘A’ low rate mortgage lenders are in very stable conditions. The only risk you could face is by working with just one Bank, and paying more for your mortgage.
For the vast majority of our mortgages we are paid a ‘placement fee’ or commission from the lender, and do not charge our clients any fees. Unlike most mortgage brokers – we use much of this lender fee to help lower your rate even further – while ensuring superior advise and service standards.

Warning! – What to Look Out For in the Fine Print

High Penalties

Do you know what your penalty costs are? There are major variations in mortgage penalty calculations, with major Banks among the highest for calculating penalties. As most Canadians experience life and property changes during a mortgage term, a very high penalty calculation can easily prove financially damaging. If ‘porting’ a mortgage to a new property lowest rates are not offered on additional mortgage money, if your only alternative is a massive penalty.

Collateral Charge

Can you easily re-shop your mortgage on term renewal? The ‘collateral charge’ contract makes it very difficult to move lenders at renewal to a better rate or product, without paying for a lawyer and refinancing the mortgage. This feature is widespread in the market, and is often not well explained upfront. We think you should always get the lowest rate – both today and at your renewal date. Check out this CBC Market Watch article here for details.

Pre Payment Flexibility

How flexible and open is your mortgage? When planned properly, a flexible pre-payment privilege can go far in saving on interest and becoming Mortgage Free Sooner. Some pre-payment privileges are smaller and limited to one or two occasions per year, and on specified dates. This limitation can be costly if relied on over the long term.

Variable Rate Features

If locking your variable mortgage into a fixed rate, are you locking in to high bank posted rates, or discounted wholesale rates? This difference in lock in rate can be big, perhaps as much as 1%, and can potentially manipulate wise decisions to lock in variable mortgages to a fixed product at some future point. If you decide on a variable mortgage, get the details on the fixed rate lock in privilege.

Are You Ready For Your No Obligation Pre-Approval?

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