Purchase & pre-approval
Mortgage pre-approval and a rate hold before you make an offer, plus a clear picture of how you qualify under the stress test.
Purchase mortgages →
Mortgage Agent Level 2 · Bowmanville & Clarington
Bowmanville mortgage broker services, without the bank-branch runaround.
Searching for a mortgage broker in Bowmanville? I'm Patricia Pinto, a licensed Mortgage Agent Level 2 with Sherwood Mortgage Group (brokerage licence #12176). You fill out one application, I compare it across 110+ lenders, and you get a clear plan for your purchase, renewal or refinance.
5.0 ★★★★★ from 33 Google reviews110+ lenders comparedServing Bowmanville, Courtice, Newcastle & Orono
110+
Lenders, one application
Big banks, credit unions, monoline lenders and alternative lenders all compete for your file instead of you getting one bank's offer.
$0 LTT
No municipal land transfer tax
Bowmanville buyers pay Ontario's land transfer tax only, and eligible first-time buyers can get up to $4,000 of it back. Run the numbers
1 call
A plan before you shop
We cover your budget, down payment, stress test and timeline on one call. Then you shop Bowmanville listings knowing your numbers.
What I help with
Mortgage help for every stage of owning a home in Clarington.
Buying your first townhouse in Bowmanville, moving up to a detached home in Courtice, or renewing on a place you've owned for years: the goal is the right structure, not just a low rate.
First-time home buyers
Down payment, mortgage insurance, closing costs and every rebate you qualify for, explained in plain English.
First-time buyers →Mortgage renewal
Don't just sign the renewal letter. I compare it against the market and look at switching lenders at maturity.
Renewals →Refinance & equity take-out
Tap your home equity for renovations, an investment or a family goal, with the penalty and the break-even worked out first.
Refinancing →Debt consolidation
Roll high-interest cards and loans into one lower payment, with a plan so the balances don't come back.
Debt consolidation →Self-employed & alternative
Business owners, contractors and borrowers with bruised credit get matched with lenders that understand their file.
Self-employed →
First-time home buyers · Ontario
Buying your first home in Bowmanville.
Bowmanville is one of the more attainable places to buy near the GTA, which makes it a favourite for first-time buyers. Here's what we'll cover so there are no surprises between offer and closing.
Qualifying
- Mortgage pre-approval with a rate hold
- Mortgage qualification under the federal stress test
- Credit score tips that help before you apply
Down payment
- Down payment requirements: 5% on the first $500k, 10% on the rest up to $1.5M
- Gifted down payments from family, with a gift letter
- Borrowed down payments where the lender and insurer allow them
Mortgage insurance
- Insured, high-ratio mortgages (less than 20% down)
- CMHC, Sagen and Canada Guaranty compared
- 30-year amortization for first-time buyers on insured mortgages
Costs & incentives
- Closing costs: legal, title insurance, adjustments
- Land transfer tax and the first-time buyer rebate
- Home buyer incentives, where currently available: FHSA, RRSP Home Buyers' Plan and new-build GST/HST rebates
Bank-specific mortgage searches
Already have an offer from your bank? Let's compare it.
Whether your mortgage is with RBC, TD, Scotiabank, BMO or CIBC, or you're weighing a pre-approval from one of them, your bank's offer is only one option. I put it next to lenders your bank won't show you.
Lenders in my network include:
TDScotiabankBMOCIBCNational BankSimplii FinancialTangerineMeridian Credit UnionDUCA Credit UnionFirstOntario Credit UnionAlterna SavingsDesjardinsEQ BankManulife BankMCAPFirst NationalRFAHome TrustEquitable BankHaventree BankEasyfinancial
Mortgage with RBC or another lender not listed? Bring your renewal letter or pre-approval. Comparing it costs you nothing, and at maturity you can switch lenders without a prepayment penalty.
Refinancing & renewal
Already own in Bowmanville? Make your next term count.
A lot of Clarington homeowners bought when rates were very different. Renewal and refinance decisions now can be worth thousands over the next term.
Renewal strategies
- Mortgage renewal compared, not just signed
- Early renewal and when it pays to start early
- Mortgage switch to a new lender at maturity
- Fixed vs variable: what fits your plans
Using your equity
- Mortgage refinance up to 80% of your home's value
- Equity take-out for renovations or investing
- Debt consolidation into one payment
- HELOC set-up alongside your mortgage
Breaking a mortgage
- Penalty calculations: three months' interest vs IRD
- Blend-and-extend and porting options
- Break-even math before you commit
- Timing a move or sale around your term
Mortgages by profession
Lenders treat your income differently. I know which ones fit.
Shift premiums, overtime, probation periods, residency, commissions, corporate income: every lender reads these differently, and some are far more flexible than others. Here's who I regularly help across Durham Region.
Healthcare
From residents and new graduates to established practices, plus shift and overtime income for hospital and clinic staff.
DoctorsPhysiciansSurgeonsDentistsNursesNurse PractitionersPharmacistsPhysiotherapistsChiropractorsVeterinariansParamedicsPSWsMedical Residents
Frontline workers
Salary, overtime and shift schedules documented properly, including recent hires coming off probation.
Police OfficersFirefightersEMSCorrectional OfficersMilitaryBorder Services Officers
Education
Permanent, contract and occasional roles, including 10-month pay schedules.
TeachersProfessorsSchool Administrators
Engineering & technology
Base salary, bonuses and stock compensation, plus contract roles through your own corporation.
EngineersCivil EngineersMechanical EngineersElectrical EngineersSoftware EngineersIT ProfessionalsDevelopersCybersecurity Specialists
Skilled trades
Hourly, union and seasonal income, and trades who have gone out on their own.
ElectriciansPlumbersHVACCarpentersWeldersHeavy Equipment OperatorsConstruction Workers
Transportation
Variable hours, per-diem pay and owner-operator income.
Truck DriversAirline EmployeesTransit Workers
Business owners & commission
Stated, corporate and averaged income with lenders that underwrite it properly.
Self-EmployedSole ProprietorsIncorporated ProfessionalsContractorsCommission-Based IncomeRealtorsMortgage ProfessionalsInsurance Advisors
Self-employed mortgages →Finance
Salary, bonus and practice income, including partners and people who own their practice.
AccountantsCPAsFinancial AdvisorsInvestment Advisors
Not on the list?
If your income is unusual, that's exactly when comparing 110+ lenders matters most.
Book a call
Investors
Financing investment properties in and around Clarington.
From a first rental to a growing portfolio, the lender you pick now affects how easily you can buy the next property. We'll plan for the portfolio, not just this purchase.
Residential rentals
- Investment properties and rental properties
- Duplexes, triplexes and fourplexes
- Rental income offsets and lender limits
- The BRRRR strategy, financed step by step
Structures & partners
- Holding corporations
- Joint ventures and co-ownership
- Multi-residential financing (5+ units)
Recreational
- Cottage financing, from year-round to seasonal
- Vacation homes and second properties
Investor education
- Mortgage Investment Corporations (MICs): how they lend
- REIT education: owning directly vs. through a trust
General information only, not investment advice.
Client reviews
5.0 stars on Google.
★★★★★
“She recently managed a refinance that significantly lowered my monthly payments and increased my financial flexibility… Patricia explains everything clearly, responds promptly, and provides steady financial advice that I still depend on today.”
★★★★★
“She explained everything in plain English, answered my (many) questions right away, and even found solutions I didn’t think were possible… I never felt rushed or pressured, just supported every step of the way.”
★★★★★
“Despite challenges with lenders, she was able to secure financing quickly and keep the process moving smoothly… Highly recommend Patricia if you need someone who can move fast and get results.”
Areas served
Local to Durham Region, working across Ontario.
In Clarington I work with buyers and homeowners in Bowmanville, Courtice, Newcastle and Orono, and next door in Oshawa, Whitby, Ajax and Pickering.
Mortgages are arranged by phone and video, so distance isn't an issue. Clients reach me from Toronto, Markham, Vaughan and Richmond Hill in York Region, and from Mississauga and Brampton in Peel. I also work with buyers west in Oakville, Milton, Burlington and Hamilton, and north and east in Barrie, Peterborough, Belleville and Kingston, anywhere in Ontario.
Is a Mortgage Agent Level 2 the same as a mortgage broker?
Both are licensed by the Financial Services Regulatory Authority of Ontario (FSRA) and both shop your mortgage across many lenders. A Mortgage Agent Level 2 works under a licensed brokerage (for me, Sherwood Mortgage Group, licence #12176) and can arrange mortgages with banks, credit unions, monoline lenders and private lenders. For you, the process is the same: one application, compared across 110+ lenders.
How much down payment do I need to buy in Bowmanville?
The minimum is 5% of the first $500,000 and 10% of the portion between $500,000 and $1.5 million. Homes priced at $1.5 million or more need 20% of the full price. With less than 20% down, the mortgage must be insured by CMHC, Sagen or Canada Guaranty.
Do Bowmanville buyers pay municipal land transfer tax?
No. Bowmanville and the rest of Clarington pay Ontario's land transfer tax only. Only Toronto adds a municipal land transfer tax. Eligible first-time buyers can get up to $4,000 back on the Ontario tax.
My mortgage is with a big bank. Can you still help at renewal?
Yes. Bring your renewal letter from RBC, TD, Scotiabank, BMO, CIBC or any other lender and I will compare it against 110+ lenders. At maturity you can switch lenders without a prepayment penalty.
Can you help if I'm self-employed or paid by commission?
Yes. Business owners, contractors, incorporated professionals and commission-based earners qualify differently at different lenders. I match how you are actually paid to the lenders that underwrite that income properly.
Do you only work with clients in Bowmanville?
No. I am based in Durham Region and work with clients across Clarington, Oshawa, Whitby, Ajax, Pickering and the GTA, and everything can be done by phone or video anywhere in Ontario.
Your Bowmanville mortgage, planned properly.
Book a free 30-minute strategy call. We'll look at your numbers, your timeline and your options across 110+ lenders, with no obligation.