Lisa Lanoue & Associates
Buyer Services
Everything you need to find and buy your perfect home
Buyer Questions
Answers before
you even ask.
The questions every buyer has — answered in plain language. And when your situation needs more than a paragraph, that's what I'm here for.
In Canada the minimum is 5% of the first $500,000 and 10% of the portion between $500,000 and $1.5 million; homes of $1.5 million or more require at least 20% down. Anything under 20% adds mortgage default insurance to your loan. We'll land on the number that actually fits your life — the minimum down payment isn't always the smartest one.
The deposit is the money you submit once your offer is accepted — in our market it's typically around 5% of the purchase price, due within 24 hours. It's held in trust and counts toward your down payment at closing, so it's not an extra cost on top. I'll make sure you have it ready to move before we ever write an offer.
In most transactions, the compensation for your representation is built into the deal and paid from the seller's proceeds at closing. Before we look at a single home, we'll go through your Buyer Representation Agreement together in plain language, so you know exactly what I do for you and how I'm paid — no surprises, ever.
More than most people realize. The First Home Savings Account lets you put away up to $8,000 a year ($40,000 lifetime) tax-free toward your first home. The RRSP Home Buyers' Plan lets you withdraw up to $60,000. Ontario refunds up to $4,000 of your land transfer tax, and there's a federal tax credit worth up to $1,500 in your first year. I'll walk you through which ones apply to you and how to stack them.
Both can be great — they're just different. New builds offer warranty protection through Tarion and the chance to choose your finishes, but come with longer timelines and HST considerations. Resale homes let you see exactly what you're getting, close faster, and put you in established neighbourhoods. I've guided buyers through both and will help you weigh what matters for your situation.
It varies with the market and your wish list, but most of my buyers go from first meeting to accepted offer in one to three months, with closing typically 30 to 90 days after that. Relocating on a deadline? Tell me — compressing that timeline is something I do often, and it changes how we search.
Plan for roughly 1.5% to 4% of the purchase price on top of your down payment: land transfer tax, legal fees, title insurance, a home inspection, and adjustments for things like prepaid property taxes. Land transfer tax is the biggest piece — try my calculator on this page — and I'll give you a full estimate before you ever sign an offer.
Your Buying Journey
Your step-by-step
home buying guide.
Buying a home is one of the biggest decisions you'll ever make. Here's exactly how I walk you through it — from first conversation to keys in hand.
First Things First
Getting Pre-Approved for a Mortgage
Before we start searching, we get your financing sorted. Pre-approval tells us your budget, strengthens your offer, and protects you from rate increases while you look.
- Know your budget — focus on homes within your price range
- Strengthen your offer — sellers take pre-approved buyers more seriously
- Lock in an interest rate — protect yourself from rate increases
- Stay focused — avoid falling for a home beyond your budget
Finding Your Fit
Choosing the Right Neighbourhood
Finding your home isn't just about the property — it's about the community. We'll look at everything that matters to your lifestyle, now and in the future.
- Visit neighbourhoods at different times of day
- Check schools, transit, parks, and commute times
- Look at property value trends for long-term investment potential
- Talk to current residents for real, firsthand insights
No Surprises
Understanding All the Costs
Beyond the purchase price, there are costs that catch buyers off guard. I'll make sure you know exactly what to expect so nothing sneaks up on you at closing.
- Initial: Deposit, down payment, land transfer tax, legal fees, home inspection, moving costs
- Ongoing: Mortgage payments, utilities, property taxes, condo fees if applicable
- Wish list: Renovations, furniture, landscaping — budget for the fun stuff too
The Search Begins
Searching for Properties
Your search begins! I'll set you up with real-time alerts, book private showings, and tap into off-market listings you won't find on Realtor.ca. I'll help you look beyond aesthetics and assess true value.
- Real-time property alerts — faster than Realtor.ca
- Private showings to get a true feel for each space
- Access to off-market and pre-construction opportunities
- Look beyond aesthetics — structural issues matter more than paint colour
Time to Move
Making an Offer
When you find the one, I'll help you put together a competitive, well-structured offer. We'll talk through price, conditions, deposit, and exactly what to expect from the seller's response.
- Financing condition — ensures you can secure mortgage approval before the deal is firm
- Home inspection condition — protects you from hidden structural issues
- Deposit payment — usually 5% of purchase price, due within 24 hours
- Irrevocable period — typically 24 hours for the seller to respond
Legal Protection
Working with a Real Estate Lawyer
A real estate lawyer protects you through the legal side — reviewing contracts, handling title searches, and facilitating the final transfer of ownership. I'll connect you with someone I trust.
- Reviews all contracts and ensures legal accuracy
- Handles title searches — checking for any claims or liens on the property
- Ensures financial clarity on closing costs and liabilities
- Facilitates the official transfer of ownership on closing day
Almost There
Finalizing the Transaction
Before you get your keys, we'll tie up the final loose ends together. I stay with you through every last detail so nothing falls through the cracks before closing day.
- Deposit your down payment — ensure funds are ready for closing day
- Secure home insurance — lenders require proof of coverage
- Meet with your lawyer to sign all final paperwork
- Complete a final walkthrough of the property before closing
Welcome Home
Moving In!
Congratulations — you're a homeowner! Here's how to settle in smoothly so you can start enjoying your new space from day one.
- Update your address — notify banks, employers, and subscriptions
- Set up utilities — arrange hydro, water, gas, and internet
- Explore your new neighbourhood — get to know local amenities
- Use my moving checklist to make sure nothing gets missed
AFFORDABILITY CALCULATOR
Quite affordable.
