Mortgage broker for West Vancouver.

Yes. British Properties leasehold land (Capilano IR or Squamish Nation leases) is declined by most banks outright. We work with the small group of lenders that lend on leasehold with remaining term over 25 years, and we handle large-lot appraisal nuances in Chartwell and Bayridge.

Yes. Once you cross the $1.5M-$2M mark, even A-lenders apply tighter sliding-scale LTVs. We have access to private-bank and credit-union programs that hold higher LTV at jumbo loan sizes, including for newcomers and non-resident buyers where applicable.

Waterfront and view properties often appraise with a wide range. We order appraisals from local-specialist appraisers (not the bank's lowest-bid panel) and structure for the realistic value rather than the conservative one.

West Van is one of the most lender-restrictive markets in Canada — most banks can't structure $3M+ uninsured files with non-T4 income. DLC Master Top 5% (2025), CMP Rising Star, plus a roster of credit unions and private banks that specialize in this market mean we routinely arrange West Van mortgages where the borrower's own bank wouldn't return the call.

Yes — and West Van HELOCs are some of the largest we structure. British Properties, Caulfeild and Sandy Cove owners often sit on $3,000,000–$10,000,000+ of equity. We arrange standalone HELOCs up to 65% LTV, readvanceable accounts, and second-position structures behind your existing mortgage — without forcing you to break a low-rate term.

Yes — this is core to our West Van book. Above $3M loan size, A-lenders apply tighter sliding-scale LTVs and many simply won't quote. We have credit-union, private-bank and monoline programs that hold higher LTV at $5,000,000, $10,000,000 and $15,000,000 loan sizes, including for non-T4, asset-rich-income-thin and newcomer files.

Yes, within what the federal foreign-buyer ban allows (work permit holders, students under specific rules, refugees, returning residents). We have credit-union and private-bank programs that lend on global income, foreign tax returns and limited Canadian credit history — common on West Van waterfront files.

Regularly. High-value transitions (sell one property, buy another, close mismatched) need bridge or short-term private financing the big banks won't structure cleanly. We arrange first-position private bridges in the 8–10% range for clean files and second-position privates for more complex setups.

Jumbo rates track national lender pricing but the rate you actually get depends on file strength, insured vs uninsured (almost always uninsured in West Van), and lender placement. Clean West Van purchase files get same-day pre-approval; complex jumbo and non-T4 files commit within 7–14 business days.

Yes. When a bank declines — bruised credit, unreported income, a tight ratio, a tax-arrears situation, or a property the A-lenders won't touch — we place private 1st and 2nd mortgages in West Vancouver through MICs and individual investors we've worked with for years. Typical terms are 6–24 months, interest-only, with a clear exit plan back to an A or B lender. We quote the all-in cost up front (rate + lender fee + broker fee + legal) so there are no surprises, and we don't write a private deal unless the exit is realistic.

Yes. West Vancouver — especially Ambleside, Dundarave and the British Properties — has a strong base of 55+ homeowners sitting on significant equity but qualifying poorly on income alone. We arrange CHIP Reverse Mortgage (HomeEquity Bank) and Equitable Bank's PATH Home Plan to draw tax-free funds with no monthly payments required. We model the long-term equity erosion honestly, compare it side-by-side with a HELOC, a standard refinance, or downsizing, and only recommend a reverse mortgage when it's genuinely the best fit — not the default.

Yes — extensively. The North Shore (West and North Vancouver) has one of the largest Iranian-Canadian communities in Canada and we handle these files constantly: newcomers on work permits or PR within the first 5 years, returning Canadians with assets held abroad, buyers with foreign-sourced down payments that need proper paper trail under FINTRAC, and self-employed business owners whose taxable income doesn't reflect real cash flow. We have Farsi-speaking support, lenders comfortable with foreign-asset documentation, and we structure files around sanctions-related banking constraints rather than letting them kill the deal.

Often, yes. West Vancouver has a high concentration of dual-income professionals, business owners and investors carrying meaningful cash balances alongside the mortgage. Manulife One collapses your chequing, savings, mortgage and HELOC into one account, so every dollar sitting in cash offsets mortgage interest daily — frequently saving 5–7 years of amortization for clients with strong cash flow. The rate premium over a plain mortgage is real, so we model it against your actual deposit patterns before recommending it. If the math doesn't work we'll tell you, and we'll often pair it with a readvanceable structure instead.