Making an Offer to Purchase
After you have found the home you want to buy, you need to give the vendor an Offer to Purchase
(sometimes called an Agreement of Purchase and Sale). It is very
helpful to work with a realtor (and/or a lawyer/notary) to prepare your
offer. The Offer to Purchase is a legal document and should be carefully prepared.
These items are typically included:
Your legal name, the name of the vendor and the legal civic address of the property.
The price you are offering to pay.
- Things included
Any items in or around the home that you think are included in the sale
should be specifically stated in your offer. Some examples might be
window coverings and appliances.
- Amount of your deposit
- The closing day
The closing day is the date you take possession of the home. It is
usually 30 – 60 days after the date of agreement. But, it can be 90
days, or even longer.
- Request for a current land survey of the property
- Date the offer expires
After this date the offer becomes null and void — that means it’s no longer valid.
- Other conditions
Other conditions may include a satisfactory home inspection report, a
property appraisal, and lender approval of mortgage financing. This
means that the contract will become final only when the conditions are
What Happens After You Make an Offer to Purchase?
Imagine that your realtor has helped you prepare an Offer to
Purchase. This offer includes all the details of the sale. To be extra
cautious (since you know an Offer to Purchase is legally binding) ask
your lawyer to look at it before showing it to the vendor. The realtor
presents the offer to the vendor. What can you expect to happen next?
There are three possible responses.
- Response 1
The vendor accepts your offer. The deal is concluded and you move on to the next steps in the buying process.
- Response 2
The vendor makes a counter-offer. The counter-offer might ask for a
higher price, or different terms. You can sign the offer back to the
vendor, offering a higher price than your original offer, but lower than
the vendor’s counter-offer. If the vender accepts this counter-offer,
the deal is concluded.
- Response 3
The vendor makes a counter-offer, asking for a higher price or different
terms. If a counter-offer is returned to you at a higher price, ensure
that you know exactly how much you can afford before you start
negotiating. You don’t want to get caught up in the heat of the moment
with costs you can’t afford. You reject the counter-offer because the
price is still too high, or you can’t agree to the conditions. The sale
doesn’t go through, and your deposit is returned.
Getting a Mortgage
Once your Offer to Purchase has been accepted, go to see your lender. Your lender will verify (and update, if necessary) your financial information and put together what’s needed to complete the mortgage application. Your lender may ask you to get a property appraisal, a land survey, or both. You may also be asked to get title insurance. Your lender will tell you about the various types of mortgages, terms, interest rates, amortization periods and, payment schedules available.
Depending on your down payment, you may have a conventional mortgage or a high-ratio mortgage.
Types of Mortgages
A conventional mortgage is a mortgage loan that is equal to, or less than, 80% of the lending value of the property. The lending value is the property’s purchase price or market value — whichever is less. For a conventional mortgage, the down payment is at least 20% of the purchase price or market value.
If your down payment is less than 20% of the home price, you will typically need a high-ratio mortgage. A high-ratio mortgage usually requires mortgage loan insurance. CMHC is a major provider of mortgage loan insurance. Your lender may add the mortgage loan insurance premium to your mortgage or ask you to pay it in full upon closing.
Your lender will tell you about the term options for the mortgage. The term is the length of time that the mortgage contract conditions, including interest rate, will be fixed. The term can be from six months up to ten years. A longer term (for example, five years) lets you plan ahead. It also protects you from interest rate increases. Think carefully about the term that you want, and don’t be afraid to ask your lender to figure out the differences between a one, two, five-year (or longer) term mortgage.
Mortgage Interest Rates
Mortgage interest rates are fixed, variable or adjustable.
Fixed Mortgage Interest Rate - A fixed mortgage interest rate is a locked-in rate that will not increase for the term of the mortgage.
Variable Mortgage Interest Rate - A variable rate fluctuates based on market conditions. The mortgage payment remains unchanged.
Adjustable Mortgage Interest Rate - With an adjustable rate, both the interest rate and the mortgage payment vary, based on market conditions.
Open or Closed Mortgages
A closed mortgage cannot be paid off, in whole or in part, before the end of its term.
With a closed mortgage you must make only your monthly payments — you
cannot pay more than the agreed payment. A closed mortgage is a good
choice if you’d like to have a fixed monthly payment. With it you can
carefully plan your monthly expenses. But, a closed mortgage is not
flexible. There are often penalties, or restrictive conditions, if you
want to pay an additional amount. A closed mortgage may be a poor choice
if you decide to move before the end of the term, or if you want to benefit from a decrease of interest rates.
An open mortgage is flexible. That means that you can usually pay off
part of it, or the entire amount at any time without penalty. An open
mortgage can be a good choice if you plan to sell your home in the near
future. It can also be a good choice if you want to pay off a large sum
of your mortgage loan. Most lenders let you convert an open mortgage to a
closed mortgage at any time, although you may have to pay a small fee.
Amortization is the length of time the entire mortgage debt will be
repaid. Many mortgages are amortized over 25 years, but longer periods
are available. The longer the amortization, the lower your scheduled
mortgage payments, but the more interest you pay in the long run. If
each mortgage term is five years, and the mortgage is amortized over
20 years, you will have to renegotiate the mortgage four times (every
A mortgage loan is repaid in regular payments — monthly, biweekly or
weekly. More frequent payment schedules (for example weekly) can save
some interest costs by reducing the outstanding principal balance more
quickly. The more payments you make in a year, the lower the overall
interest you have to pay on your mortgage.
Closing day is the day when you finally take legal possession and get
to call the house your home. The final signing usually happens at the
lawyer or notary’s office.
These are the things that happen on closing day:
- Your lender will give the mortgage money to your lawyer/notary.
- You must give the down payment (minus the deposit) to your lawyer/notary. You must also give the remaining closing costs.
- Your lawyer/notary
- Pays the vendor
- Registers the home in your name
- Gives you the deed and the keys to your new home