Before your mortgage funds: changes to flag and mistakes to avoid

An approval is based on the information and conditions reviewed by the lender. Some items may be rechecked up to funding. The safest habit is simple: tell Matt before making a change that could affect your income, debt, down payment or purchase.

Income and employment

A job change, reduced hours, resignation, probation, parental leave or disability leave can affect how income is verified. Life changes are not always avoidable and do not automatically mean the mortgage is lost. Early disclosure gives us time to review the lender’s requirements and possible alternatives.

Tell Matt about a planned or actual employment change.
Do not assume a higher-paying new job is automatically acceptable immediately.
Keep employment letters, pay records and relevant leave information accessible.

Credit and other borrowing

A car loan, new card, deferred-payment furniture purchase or co-signed debt may change qualification. Existing balances can matter too. Keep paying all obligations on time and ask before closing or opening accounts, increasing limits or taking on new commitments.

Avoid new borrowing until its effect has been reviewed.
Continue regular payments on existing mortgages and other debts.
Let Matt know promptly if a payment is missed or a new credit issue appears.

Your down payment and closing funds

Keep the required funds available and traceable. Large or unusual deposits, gifts and account transfers may need supporting documents. Do not use your closing reserve for moving purchases or invest needed cash somewhere it cannot settle in time. Never alter statements to simplify an explanation.

Keep complete statements and transfer confirmations.
Ask before moving money between accounts.
Confirm the timing of any FHSA or RRSP withdrawal.

Changes to the purchase itself

Price changes, credits, repairs, occupancy plans or closing amendments can affect financing and legal documents. Share them with Matt and your legal professional before assuming the approval remains valid. Completion and possession are different dates in some BC contracts.

If something has already changed

Contact Matt rather than trying to hide it or fix it with another unreviewed change. Explain what happened, when, and what documents you have. We will help clarify the next step with the lender, but cannot guarantee the approval will remain unchanged.

Keep documents out of moving boxes until funding is complete.
Respond to final requests as soon as practical.
Verify closing payment instructions through a trusted contact.
Know your first mortgage payment date and keep the payment account funded.

Let’s make this personal

Tell Matt what matters most to you, and what feels unclear. We can help you work through the mortgage side of the decision and coordinate the next steps with your other professionals. Email matt.parker@indimortgage.ca or call 778.897.2554.

General Canadian mortgage guidance with British Columbia context; reviewed October 16, 2026. Your lender’s written requirements, mortgage contract and professional legal or tax advice take priority.