Dear future homeowner,
Buying a home here should feel exciting, not overwhelming.
Most of the stress in buying a home comes from not knowing what happens next. So here is the whole thing, start to finish: what we do, what you do, and what it costs, before you commit to anything at all.
The buyers we know best
If you've never done this
First-time buyers
You have never done this before, and nobody should expect you to know how. We explain every form before you sign it, we tell you what a number on a page will actually feel like on the first of the month, and we would rather talk you out of the wrong house than into it.
New to Canada
Newcomers to Nova Scotia
Mary-Jane works with newcomers every month: what you can buy, what your status allows, and which lenders will actually work with you rather than send you away at the last step. We sort that out before you spend a dollar.
Two households, one move
Downsizing and blending
Whether you are shedding rooms you no longer use or merging two households into one, the sequencing matters as much as the house — what sells first, what you carry in between, and what happens if one side moves faster. We plan both moves together.
How buying works with us
Six steps, in order. Nothing here is a surprise once you have read this far, which is rather the point.
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1
We talk, like people
A no-pressure conversation about where you are, what you're hoping for, and what you can comfortably spend. No commitment on either side.
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2
We get your financing straight
A pre-approval before we start looking, so the number in your head and the number on paper are the same one. We'll introduce you to brokers we trust.
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3
We go see homes
Together, and honestly. We'll tell you what we'd want fixed and what would worry us, even when it costs us the sale.
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4
We write the offer
Price, conditions, dates and deposit, explained before you sign. In a multiple-offer situation you'll know exactly what you're up against.
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5
We get you to closing
Inspection, financing, lawyer, keys. We stay on top of the dates so nothing lands on you at the last minute.
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6
We're still here after
For the trades you need, the questions that come up in year two, and the next move whenever it comes.
The honest part
What buying actually costs
The down payment is the number everyone knows. The one that surprises people is closing costs: deed transfer tax, legal fees, the inspection, and adjustments to the seller, which together usually land somewhere between 1.5% and 4% of the purchase price in Nova Scotia.
Our side of it is normally paid out of the seller's proceeds, so working with us costs you nothing directly. On the rare deal where that isn't true, you will hear it from us before you write an offer, not after.
Questions buyers ask us
How much do I need for a down payment?
In Canada the minimum is 5% on the first $500,000 of the purchase price, and 10% on the portion above that. Under 20% down means mortgage default insurance gets added to your loan. Budget another 1.5–4% of the price for closing costs: deed transfer tax, legal fees, and the inspection.
Do I pay you as a buyer?
In most cases the seller's side covers the commission on both halves of the deal, so our work costs you nothing directly. Where that isn't the case, we tell you before you write an offer, never after.
Should I get pre-approved before we start looking?
Yes, and early. A pre-approval tells you what you can actually spend, holds a rate for you while you shop, and makes your offer credible in a multiple-offer situation. We're happy to point you to mortgage brokers we trust.
I'm new to Canada. Can I buy here?
Often, yes. It depends on your status and how long you've been here, and the rules have changed more than once recently. Mary-Jane works with newcomers regularly and can walk you through what applies to your situation before you spend money on anything.
What does a home inspection actually cover?
Structure, roof, electrical, plumbing, heating, insulation and drainage: a visual inspection, not a guarantee. Outside the city, add a water test and a septic inspection. We go to the inspection with you and help you sort the real problems from the ordinary wear.
How long does the whole process take?
From first conversation to keys, most of our buyers land somewhere between two and four months. The search is the unpredictable part; once an offer is accepted, closing is usually 30 to 60 days.
Free and unattached
What could you afford?
Almost nobody can get this first answer anywhere else without handing over a phone number. Income, down payment and monthly debts in — a price range, a monthly payment, and the closing costs nobody warns you about, out.
Run your own numbers
You could look in the range of
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- Monthly
- —
- Closing costs
- —
- Our fee to you
- $0
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An estimate, not an approval. Assumes 4.79% over the term, the federal stress test at 6.79%, 1.25% property tax and $150 a month for heat. Closing costs are Halifax deed transfer tax plus an allowance for the lawyer and the inspection. Work the payment out properly.
Ready when you are
Let's find your way home
“She is amazing. Helped us go through the buying process as we are a first time home buyer and was transparent with all the info. Also gave recommendation on the houses we viewed.”