Mortgages

Mortgages that fit you
Not the other way around

From first homes to complex refinances, we cut through the red tape to get you funded

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Mortgage Solutions — Victoria, BC

A Broker And A Lender, Under One Roof

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Whether you’re buying your first place, renewing, financing a commercial property, or sorting out a deal the bank turned down, the question is always the same: what’s the route that actually works for you? Great Pacific can answer it more ways than most firms, because we’re both a licensed mortgage brokerage and a private lender. When a conventional lender is the right call, we shop the market for your best terms. When one isn’t, we can fund the mortgage ourselves.

Buying your first place, moving up, or if you are coming due for renewal, the right mortgage depends on where you are right now. We work with first-time buyers, move-up buyers, and homeowners who suspect their current terms could be better, and we find the rate and structure that fits the stage you’re at.

Residential Mortgages

If you’re financing a commercial property, a mixed-use building, or an investment that a residential lender won’t touch, you need someone who knows where that money comes from. We arrange financing through both conventional lenders and private sources, so the deal gets done rather than stalling at the first no.

Commercial Mortgages

Building or taking on a major renovation means money has to arrive at the right stage, not weeks after you need it. We can structure draw mortgages that release funds as your project hits each milestone, or in advance when the schedule calls for it, and we manage the timing so a bank’s pace doesn’t hold up your trades.

Construction Mortgages

Self-employed income, a credit history you’re rebuilding, an unusual property, or a closing date that’s coming fast: none of these mean you’re out of options. As a direct private lender, we can move quickly and fund situations a traditional lender would pass on, usually as a short bridge while you get back to conventional terms.

Private Mortgages
Not Sure Where to Start?

Five Minutes of Plain English Can Save You Thousands

Most people arrive knowing they need a mortgage but not which kind their situation calls for. A conventional mortgage, a private mortgage, and a construction loan aren’t just different words for the same thing: each one qualifies you differently, moves at a different speed, and costs a different amount. Here’s the short version, so you know what you’re choosing between before you talk to anyone:
Bank vs. Broker vs. Private Lender

A bank lends its own money and holds you to its own rules. A broker like Great Pacific shops your file across a range of lenders to find sharper rates and terms with more give in them. Because we’re also a private lender, we can skip the search and fund the mortgage directly when no conventional lender is the right answer.
When a Conventional Mortgage Works

If your income is well documented, your credit is strong, and your property appraises cleanly, a conventional mortgage through a bank or credit union is usually the cheapest money you’ll find. The advantage of coming to us first is reach: we compare rates across many lenders at once, which often lands you below what your own bank would have quoted.

When Private Lending Makes Sense

If you’re self-employed, recently arrived in Canada, partway through rebuilding your credit, or working against a closing date that won’t wait, private lending is built for exactly that. It’s usually a bridge, a one-to-two-year term that holds while you strengthen your file, and because we lend directly, we handle it in-house instead of sending you elsewhere.
Why Work With Us

More Options, Less Runaround, and 30+ Years of Knowing the Difference

You don’t want a lecture on mortgages. You want someone who’s seen your situation before and knows what to do with it. That’s what 30+ years gets you: our principals have been arranging financing in BC since 1994, long enough to know which deals a bank handles well and which ones quietly go nowhere. If the conventional path is right for you, you’ll get the best rate we can find on it. If it isn’t, you’ll hear that plainly, along with the way forward that actually fits.
Brokerage + Private Lender

Most firms can only do one, so you’re limited to whatever tools they happen to have. With both a brokerage and a private lender in the same office, you get more routes to a yes and a faster answer when timing is tight.

Victoria-Based, BC-Focused

You’re borrowing against local real estate, so it helps to work with people who actually know it. Three decades in this market means you’re not explaining your neighbourhood to a call centre that’s never seen the street your house is on.

BCFSA Licensed

Licensed by the BC Financial Services Authority, which means every recommendation you’re given is held to a regulated standard, not just our word for it.

Straight Answers

You’ll hear the options, the costs, and the tradeoffs before you commit to anything. No surprises at signing, because a deal you don’t understand isn’t one worth making.

Ready to Move Forward?

Talk to a Broker, Not a Sales Pitch

Our team is here in Victoria, ready to walk through your situation, answer what's on your mind, and tell you honestly what your options look like. Most of these conversations take about 20 minutes and leave you with a clear picture of where you stand- informed and in charge of what happens next.
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Common Questions

Questions We Hear Most from BC Borrowers

Mortgages come with a lot of terminology and not always a lot of straight answers. These are the questions we hear most often, answered the way we’d explain them in person.

A mortgage broker shops your application across multiple lenders — banks, credit unions, and mortgage finance companies — to find the best rate and terms for your situation. A private lender funds the mortgage directly from their own capital. Great Pacific does both, which means we’re not limited to what a single lender will approve. If the conventional route doesn’t work, we have a direct lending option in-house.
 
Yes, and this is one of the situations we’re most experienced with. Self-employed income is assessed differently than salaried income, and many banks have rigid criteria that don’t reflect the actual financial strength of a self-employed borrower. We work with lenders who understand self-employment, and we can also arrange private lending if you’re in a transition period or need to move quickly.
 
Not at all. A bank decline means you didn’t fit that particular lender’s criteria — it doesn’t mean you can’t get financing. We regularly work with borrowers who’ve been declined by their bank and find suitable options through alternative lenders or through our own private lending. The first step is understanding why you were declined, which we can usually determine quickly.

It depends on the mortgage type and how complete your documentation is. Conventional mortgages typically take 5–10 business days once we have everything we need. Private mortgages can move faster — sometimes within a few days — which is one reason borrowers with time-sensitive situations come to us. We’ll give you a realistic timeline at your first conversation.

For most conventional mortgage arrangements, our fees are paid by the lender, not by you. For private or alternative lending arrangements, there may be broker fees involved, and we’ll explain those clearly upfront before you commit to anything. We don’t believe in surprises at the signing table.

For a conventional application, it’s helpful to have recent pay stubs or income documentation, your last two years of T4s or tax returns if self-employed, a recent bank statement, and details on the property you’re purchasing if you have one in mind. Don’t worry if you’re not ready — we can start the conversation before you have everything together and tell you exactly what we’ll need.