Short answer
Send the listing, proposed price, taxes, condo fees, intended use, offer deadline and closing date before the offer becomes firm. A borrower pre-approval cannot confirm an unseen property.
The real concern behind the question
The client says, “I am already pre-approved, so why do you need the listing?” Because the property can change the approval even when the borrower’s income and credit have not changed.
What is fact, and what is still an assumption?
- Property taxes, condo fees and heating estimates can change debt-service calculations.
- Property type, condition, location, legal use, unit count and marketability can affect lender or insurer acceptance.
- A closing date outside a rate hold or document-validity window can require another review.
- Expected rental income is not automatically accepted because it appears in the listing.
A practical Ontario example
Illustration only: A buyer is approved for a freehold home but offers on a small condominium with a high monthly fee and a special assessment. The price is lower, yet the financing may be harder. Sending the listing first gives Rajiv time to identify the new questions.
Rajiv’s mortgage-broker view
A fast property screen cannot promise approval, but it can catch obvious problems before the buyer signs. When the deadline is short, Rajiv can tell the buyer which facts are known, which lender questions remain and what protection should be discussed with the Realtor and lawyer.
How the available lending routes may differ
A lending: An A lender usually expects the income, credit, debt ratios, down payment and property to fit its current policy. When mortgage default insurance is required, the insurer must also accept the file. A pre-approval or broker review does not replace the live lender and property decision.
Alternative or B lending: A B lender may consider wider income evidence, credit explanations or debt-ratio exceptions when there is enough down payment or equity. The client should see the rate, lender fee, broker fee, term, payment and planned path back to A lending before proceeding.
MIC or private lending: An MIC is an institutional lender using pooled investor capital; an individual private lender advances private funds. Either may offer short-term, interest-only, amortized, open, partially open or maturity-matched structures depending on the file. This route needs a dated exit, full cost calculation and enough equity. It should solve a defined timing problem, not hide an unaffordable purchase.
What to do now
- Send the full MLS listing and proposed offer price.
- Identify owner occupancy, rental use or family occupancy.
- Provide taxes, condo fees, parking, locker and rental-unit details.
- Confirm the financing-condition deadline and closing date.
Money-trail warning
Keep a clean trail for the deposit, down payment and closing funds. If a large deposit or transfer appears in the recent statements requested by the lender, preserve the source documents and explanation. Do not move money between accounts repeatedly, borrow new funds or open credit without discussing the mortgage file first.
Where professional roles meet
The mortgage broker coordinates the financing questions. The Realtor advises on the search, offer and representation. The lawyer advises on the contract, title and closing. The appraiser addresses value for the lender. The home insurer confirms insurability. One professional’s work does not replace another’s.
Source checked 2026-09-07: Read the primary guidance. The source explains the public process or insured-program guidance; individual lenders keep their own underwriting and documentation policies.
Continue the client journey
property-listing review. offer conditions. financing-condition timing.
Before the next deadline
Book a First-Home Mortgage Strategy Session with Rajiv Verma, Mortgage Broker. Send the accepted offer or proposed price, property listing, income documents, debts, down-payment statements and closing date. Rajiv can separate what is confirmed from what is still exposed before you waive a condition or commit more money.