- Home
- Residential Financing
Residential Mortgage Solutions in Halifax, NS for Homebuyers & Homeowners
Buying, renewing, refinancing, or switching — let’s make sure you’re not leaving money on the table.
Most people go to their bank when they need a mortgage. That’s understandable — it’s familiar. But your bank only has their products. I have access to dozens of lenders, including rates and programs your bank will never offer you.
My name is Pat Sawler. I’ve been helping Canadians navigate the mortgage process for years — first-time buyers, move-up buyers, people refinancing to consolidate debt, and clients switching lenders at renewal. Every situation is different, and I take the time to understand yours before I make a recommendation.
One conversation is usually all it takes to know whether I can help.
Here’s Where I Can Help:
Buying
Whether it’s your first home or your fifth, I’ll help you understand exactly what you can afford, get you pre-approved, and find the right mortgage product for your situation. I’ll also walk you through the stress test, the down payment requirements, and what CMHC insurance means for your file — in plain language, not banker-speak.
Renewing
Your renewal notice arrives and your bank offers you a rate. What they don’t tell you is that rate is rarely their best. Don’t sign it until you’ve talked to me. I’ll show you what else is out there and help you decide whether switching makes financial sense — including the cost of breaking your current mortgage if it applies.
Refinancing
Refinancing can consolidate high-interest debt, fund renovations, unlock equity, or restructure your payments. Done right, it can save you tens of thousands of dollars over the life of your mortgage. Done wrong, it costs you in penalties and fees. I’ll show you the full picture so you can make an informed decision.
In the past 10 years I have helped hundreds of people find the right mortgage product to suit their needs. Whether you are looking to buy your dream home or refinance and pay off your debts, you have come to the right spot.
Some of the Ways I Help Residential Clients:
Access to unadvertised rates
up to 1.2% lower than posted rates at the major banks
Debt consolidation through refinancing
get rid of high-interest credit card and loan payments
Purchase plus improvements
buy and renovate your home in a single mortgage
Self-employed mortgage solutions
I know how to present your income to lenders properly
Less than perfect credit
there are more options than your bank is telling you
Rental property and investment property financing
Not Sure Where to Start?
That’s the most common thing I hear — and it’s completely normal. Start with a conversation. I’ll ask you a few questions, tell you where you stand, and give you a clear picture of your options. No pressure, no obligation.
Or email: patsawler@craigburn.com
Frequently Asked Questions
How much do I need for a down payment in Nova Scotia?
The minimum is 5% on homes up to $500,000. Between $500,000 and $999,999, it’s 5% on the first $500K and 10% on the remainder. For homes at $1,000,000 or more, you need at least 20%. That said, the right down payment isn’t always the minimum one — how much you put down affects your mortgage insurance, your rate options, and your monthly payment. I’ll walk you through what the numbers actually look like before you decide.
What credit score do I need to get a mortgage in Canada?
For a traditional A lender, you generally need a beacon score of 620 or higher, though most of the best rates require 680 or above. Below that, there are still options — alternative lenders, private lenders — but the terms change. A lower score doesn’t automatically mean no mortgage; it means we look at a different set of tools. I’ve helped people get financing at scores most brokers would have turned away. The full picture always matters more than a single number.
What’s the difference between insured and conventional mortgages?
If your down payment is less than 20%, your mortgage is insured — meaning CMHC or a similar insurer backs it, and you pay a premium that gets added to your mortgage. It sounds like a cost, and it is, but insured mortgages also come with the lowest available rates. With 20% or more down, you’re in conventional territory — no insurance premium, but rates run slightly higher. I’ll show you both scenarios side by side so you can see exactly what each one costs you over time.
Can I get a mortgage if I’m self-employed?
Yes — and more easily than you might think, depending on how your income is structured. Lenders want to see two years of self-employment history and your last two Notices of Assessment. If your declared income supports the mortgage, an A lender is absolutely possible. If you write off a lot and your taxable income looks lower than your actual earnings, we look at stated income programs or alternative lenders. Being self-employed is not a disqualifier. It just means we approach the file differently.
What happens when my mortgage comes up for renewal?
Your lender will send you a renewal letter — usually 30 to 90 days before your term ends — with their offer. Most people sign it without question. That’s usually a mistake. Renewal is one of the best opportunities you have to renegotiate, switch lenders, and access better terms. I review renewal situations at no cost and no obligation. In many cases I can beat what your current lender is offering, or structure something that fits where you are now — not where you were five years ago.
When does it make sense to refinance?
Refinancing makes sense when the benefit outweighs the cost of breaking your current mortgage. The most common reasons are consolidating high-interest debt, accessing equity for renovations or investment, restructuring your amortization, or taking advantage of meaningfully better rates. The math isn’t always obvious — there are penalties, legal fees, and timing to consider. I’ll run the numbers honestly and tell you whether it makes sense for your situation, not just whether it’s possible.