What to Expect
How Working With a Broker Actually Works
Every situation is different — buying, renewing, refinancing, accessing equity. But every one starts the same way: a conversation.
It Starts With a Conversation
⏱ 15–20 minutes · No cost · No commitment
You call, text, or fill out the contact form. We talk about what you're trying to do — buying your first home, renewing, refinancing, consolidating debt, exploring a reverse mortgage, purchasing a rental property, or something else entirely. Every situation is different, and every conversation starts from where you are.
I'll explain the steps we can take, what to expect, and give you a clear picture of the road ahead. No credit pull at this stage. No paperwork. No obligation.
We Gather Your Information & Run the Numbers
⏱ Once we understand what you're doing
Once I understand what you're trying to accomplish, I get your mortgage application and pull your credit bureau. From there, I run your actual numbers — not estimates, real figures based on your income, debts, and credit profile.
This is where I determine whether your financing can go through, or what steps we need to take next. You get real answers at this stage — not guesses.
Once I know the path forward, I'll advise you on all the supporting documents needed for your specific situation — pay stubs, T4s, bank statements, business financials for self-employed, current leases for rental properties. Every file is different, and I'll tell you exactly what yours requires.
I Submit Your Financing to the Lender
⏱ Lenders typically respond within 1–3 days
This is where the value of a broker shows up. Instead of one bank offering you one product, I submit your file to the best-fit lender from my network of over 20 — banks, credit unions, monolines, and alternative options. I present your application in the strongest possible way to get you the best rate and terms.
My job here: I handle ALL communication with the lender. You don't chase paperwork. You don't call the bank. I do that.
From Here, Your Path Depends on Your Situation
Steps 1–3 are the same for everyone. What comes next depends on what you're doing.
If You're Buying — What Happens After Step 3
The purchase path has a few more steps than a renewal or refinance.
Step 4 — You shop with confidence. You know your budget. Your realtor knows you've been assessed. Use my Property Snapshot tool to run the numbers on any listing. When you find the right home — make your offer.
Step 5 — Offer accepted, financing condition starts. I submit the full application to the lender with the property details. If your mortgage is not insured, the lender may order an appraisal. I review the commitment letter line by line to make sure the terms are right.
Step 6 — Lawyer and closing prep. The lender sends mortgage instructions to your lawyer. Your lawyer handles the title search, closing documents, and calculates your final costs. Lawyers require a minimum of two weeks before your possession date to complete this work. I coordinate with them to make sure everything lines up.
Step 7 — Signing day. You visit your lawyer's office to sign the mortgage documents. Your lawyer will advise you on the exact amount of the bank draft you need to bring and whether there are any other supporting documents required. Sign the documents. Funds flow to the seller.
🔑 Possession day — you get the keys. The home is yours. First mortgage payment is typically one month later. Welcome home.
What Makes Working With Me Different
I advise first, sell second. Before any paperwork starts, you'll know exactly what to expect — the process, the timeline, the costs, and the options. No surprises.
I handle the heavy lifting. You don't call lenders. You don't chase underwriters. You don't decode commitment letters. That's my job. You focus on your life — I focus on your mortgage.
I'm not going anywhere. 25+ years in Southern Alberta. When your renewal comes up in 5 years, I'll be here. When your kids buy their first home, I'll be here. This isn't a transaction — it's a relationship.
It costs you nothing. For the vast majority of mortgages, the lender pays my fee. Learn more about how I get paid →
Ready for That First Conversation?
No pressure. No paperwork. No credit pull. Just a conversation about where you're at and what's possible.
Shawn Selanders — RECA-Licensed Mortgage Broker — Your Local Mortgage Professionals — Serving Calgary, Okotoks, High River & Southern Alberta — 403-703-6847