Residential Mortgages
Your home is one of the biggest financial decisions you'll make. Getting the right mortgage matters just as much as finding the right property.
More Lenders. More Options. A Broker Who Knows BC.
Whether you’re buying your first home, moving up to something bigger, or looking at what refinancing could do for you, the mortgage you get matters as much as the home you choose. Great Pacific shops across multiple lenders to find the rate and structure that actually fits your situation, not just the one that’s easiest to approve. We’ve been doing this in BC since 1994, and we know the difference between a mortgage that works now and one that works for years.
Wherever You Are in the Process, We've Helped Someone Get to the Finish Line
Going directly to your bank means choosing from their products and nothing else. When you work with Great Pacific, we compare rates across banks, credit unions, trust companies, and mortgage finance companies to find the structure that actually serves you. The difference in rate, term, or flexibility can be significant.
What separates us from most brokerages is that we’re also a private lender. If a deal hits a snag, an unusual property, a self-employed income situation, a closing date that conventional lenders won’t accommodate, we have options in-house that most brokers simply don’t. We don’t have to tell you there’s nothing we can do.
Buying your first home means navigating things you’ve never dealt with before: mortgage applications, lender requirements, figuring out what you can actually afford versus what you’ve been approved for. We walk you through all of it in plain language, at your pace, and make sure you understand exactly what you’re agreeing to before anything gets signed.
When life changes, the financing has to keep up. If you’re selling one property and buying another, the timing needs to work in your favour, not against it. We help you structure the transition so you’re not caught holding two mortgages or pushed into a timeline that doesn’t suit where you actually are.
Most homeowners sign whatever their bank sends at renewal and move on. That’s often the most expensive thing you can do with a mortgage. We review your options across multiple lenders when renewal comes around, and if refinancing makes sense given your equity and goals, we’ll show you the full picture before you decide anything.
We Don't Have One Lender. We Have Many
When you go directly to a bank for a mortgage, you’re choosing from their products. That’s it. When you work with Great Pacific, we access rates and products from multiple lenders — banks, credit unions, trust companies, and mortgage finance companies — and find the combination that serves you best. The difference in rate, term, or flexibility can be significant.
What makes Great Pacific different from most brokerages is that we’re also a private lender. That matters more than it might seem. If a deal hits a snag — an unusual property, a self-employed income situation, a timeline that conventional lenders won’t accommodate — we have options in-house that most brokers simply don’t. We don’t have to tell you there’s nothing we can do.
Multiple Lenders, One Conversation
One application, multiple options, and a clear recommendation based on your actual situation. We shop the market so you don’t have to.
When the Standard Path Doesn't Fit
Self-employed, recent credit issues, unusual property type: we’ve navigated all of these. If there’s a way through, we’ll find it.
No Surprises at the Signing Table
Before you commit to anything, you’ll know the rate, the term, the prepayment options, and the penalties. No surprises at signing.
30+ Years in the BC Market
We’ve seen rates spike and drop, markets rise and fall, and lending criteria tighten and loosen. That context shapes every recommendation we make.
Four Steps. No Jargon. A Mortgage That Fits.
Talk to Us
A 20-minute conversation is usually enough to understand your situation: what you’re looking for, what your finances look like, and what the realistic options are. No obligation and no application required, just a conversation.
We Do the Legwork
Once you’re ready to move forward, we pull together your application and submit it to the lenders most likely to give you the best result. You deal with one point of contact. We handle the lenders.
You Review Options
We come back to you with the offers, explain the differences clearly, and give you our honest recommendation. There’s no pressure to take any particular product. Our job is to make sure you understand the choice, not make it for you.
We Close It
Once you’ve chosen a product, we handle the paperwork and coordinate with your lawyer or notary to get everything across the line. We stay available throughout — if questions come up before closing, you’ll hear back from us the same day.
Things BC Homebuyers Ask Us Most
Mortgages come with more questions than most people expect. Here are the ones we hear most often from BC homebuyers, answered plainly.
How is a mortgage broker different from going directly to my bank?
Your bank will offer you their products at their rates. A mortgage broker accesses products across multiple lenders and finds the best available option for your situation. In most cases, the broker’s fee is paid by the lender — not by you — which means you get access to a wider market at no extra cost. Great Pacific also has private lending available in-house, which means we have options for situations that conventional lenders won’t touch.
How much do I need for a down payment in BC?
The minimum down payment in Canada is 5% for homes under $500,000. For homes between $500,000 and $999,999, it’s 5% on the first $500,000 and 10% on the remainder. For homes $1 million and over, the minimum is 20%. Putting down less than 20% means you’ll need mortgage default insurance through CMHC, Sagen, or Canada Guaranty, which adds a premium to your mortgage. We’ll walk you through what each scenario looks like for your specific purchase price.
What if I'm self-employed — can I still get a mortgage?
Should I get pre-approved before looking at homes?
Yes, and we’d recommend doing it before you start seriously attending open houses. A pre-approval tells you the maximum you qualify for, locks in a rate for 90–120 days (depending on the lender), and signals to sellers that you’re a serious buyer. It also surfaces any issues with your application early — before you’ve found a home you want and are racing against a conditions deadline. The process takes a day or two once we have your documents, and it costs you nothing.
My mortgage is coming up for renewal. Should I just sign what my bank sends me?
Almost certainly not. Your bank’s renewal offer is their first offer — and it’s rarely their best one. Lenders count on most people signing at renewal without shopping around, because most people do. A 0.25% difference in rate on a $600,000 mortgage is roughly $1,500 per year. We review renewal offers at no cost and either confirm you’re getting a fair deal or find you something better. Contact us 3–4 months before your renewal date to give yourself enough time to switch lenders if it makes sense.
