D U C T I O N
In this guide, we'll cover what to consider when buying real estate, including how to find the perfect home for you and your family and how much it will all cost in the long run! I N T R O
Buying a home is often a stressful process. However, if you know what to expect you can avoid a lot of common mistakes and ensure that things go as smoothly as possible
Raven, China & Kim
aboutUS
With more than 40 years of combined experience, our family team is dedicated to making your real estate journey as smooth and enjoyable as possible As four licensed REALTORS® Kim, China, Raven and Terry we bring a wealth of knowledge, strong relationships and a genuine commitment to helping clients feel supported from start to finish
Each member of our team plays an important role Kim, China and Terry are hands-on with clients, guiding them through showings, negotiations and every step of the buying and selling process Raven is based in Victoria and licensed in both British Columbia and Ontario, expanding our reach to the West Coast while providing client care and support behind the scenes
ELENA CLARKSON ELENA CLARKSON
Real Estate Manager
We are also fortunate to have Lisa, our long-time administrative assistant, who keeps everything organized and running smoothly Behind us is the outstanding support of Sutton Group Select Realty, led by our broker Dylan, ensuring our clients receive the highest level of service
Real Estate Manager
Over the years, we’ve had the privilege of helping more than 1,000 families find their perfect home or move on to their next chapter Our team approach is thoughtful and sincere, focused on clear communication, trusted advice and a dedication to making the entire process as seamless and rewarding as possible
TheTEAM
Kim Mullan
Real Estate Agent
With over a decade of experience in real estate, I help clients navigate meaningful moves with clarity and confidence whether you’re buying your first home, relocating, or planning your next chapter
Based on Vancouver Island, I focus on guiding clients across Southern BC, while supporting our Ontario business behind the scenes alongside Kim and China
When I’m not working, you’ll find me exploring the coastline, discovering new neighbourhoods, or connecting with the community through dance and creative projects.
Real Estate Broker
I’m an award-winning Realtor® based in London, Ontario, dedicated to making your real estate journey as smooth and stress-free as possible Whether you’re buying or selling, I’m here to guide you through the market, help you explore your options, negotiate the best value, and achieve top results
Over the past decade, I’ve been recognized as Sutton Group Select Realty’s top-producing agent for 12 consecutive years (2012–2023), earned multiple Platinum Achievement Awards, and received the prestigious Sutton National Award of Excellence
With my “Platinum Listing Package” and hands-on approach, I strive to offer clients a true advantage combining expert advice, clear communication, and unwavering support every step of the way.
Real Estate Agent
I am a Realtor with Sutton Group Select Realty Inc , Brokerage in London Ontario and serve residents in and around the city. Born and raised in London, I have a deep love for and knowledge of the city and take great pride in ensuring buyers and sellers are successful in their real estate endeavours here! Be it your first home, your dream home, downsizing, or business ventures, I take all of your real estate goals personally!”
CHINA CASARIN
ELENA CLARKSON
ELENA CLARKSON
01
BUYERSROADMAP
03
Get Pre-Approved
Meet with a lender to find the right mortgage.
Share pre-approval letter with an Agent
Find An Agent
We are local market experts and will work within your budget and wish list.
Find your home
We will find you some suitable options and set up showings for you to view.
04
Offer
When you find your dream home, we will submit an offer and negotiate the terms of the contract
05
Inspections
Complete inspections on the home with a professional This is a time to negotiate any repairs before closing
06
Appraisal
A professional will determine if the home is worth the price you agreed A lender cannot lend out more than a home is worth
07
Pre-Closing
Confirm repairs are completed, do a final walkthrough and transfer funds Closing 08
Sign and review all closing documents and receive your key!
Step01 CHOOSING THE RIGHT AGENT
Your goal is to find a home that meets your needs and budget. As your agent, it’s my goal to make that happen. Here are some ways I back my clients:
I'll meet with you to understand your goals, so we can create a plan for finding the right home at the right price.
Being in the industry comes with expert neighbourhood knowledge and insider secrets about properties going on the market before they hit MLS® (Multiple Listing Service).
I work with a network of experienced mortgage brokers, home inspectors, and conveyancers, and I’m happy to connect you with people I trust. I can also help coordinate with trades or city departments when something needs clarification
Buying a home involves a lot of paperwork. Let me navigate the real estate contracts and educate you along the way so you know exactly what you are signing
Step02 PREPARE FINANCE RECORDS
PREPARE FINANCES & GET PRE-APPROVED
Before you start shopping for a home, it’s important to understand how much you can afford and to get pre-approved for a mortgage This gives you a clear budget and shows sellers that you’re a serious buyer.
WORK WITH A MORTGAGE BROKER OR LENDER
Your mortgage specialist will assess your income, debt, and credit history to determine how much you can borrow and what interest rate you may qualify for Pre-approval typically locks in your rate for 90 to 120 days.
COSTS TO CONSIDER
Down Payment
Minimum 5% for homes up to $500,000
10% on the portion between $500,000 and $1,500,000
20% minimum for homes $1,500,000 +
Deposit
A good faith payment made after your offer is accepted typically 1% to 5% of the purchase price It’s held in trust and applied toward your down payment at closing The exact amount varies by property and market.
Closing Costs
Budget 1.5% to 4% of the purchase price. This includes legal or conveyancing fees, land transfer tax, title insurance, and adjustments for utilities or taxes.
Home Inspection
Generally $500-$800, depending on property size & condition.
Appraisal
Your lender may require a third-party appraisal to confirm the property’s value before approving the mortgage. This usually costs $350 to $500.
C H E C K L I S T
MORTGAGE DOCUMENT CHECKLIST
INCOME / EMPLOYMENT
Paystubs (last 30 days)
T4s and NOAs for last 2 years
Employment letter
Business financials if self-employed
Documentation for rental income
Gov benefits/pension documentation
CREDIT & ID
Government-issued photo ID
SIN (Social Insurance Number)
Separation or divorce agreement (if support payments are relevant)
ASSETS
Bank statements (typically 3 months)
Down payment gift letter if applicable
Details of any real estate you own
Investment or RRSP account statements (if being used toward purchase)
Step03 GET
PRE-APPROVAL
A pre-approval is an official document that says that a bank or credit union is willing to lend you a specific amount of money based on your income, assets and liabilities. A pre-approval means that the bank has reviewed your financial information (income and assets) and decided that it's safe for them to give you a loan for at least as much as they have approved for your purchase.
You can start your search knowing how much house you can afford not just in terms of its price tag but also in terms of monthly payments. You will be able to compare listings with this knowledge at hand and avoid wasting time or money on homes that are outside your price range
Step04 START HOME SHOPPING
We will set up showings on suitable homes that match your wish list and budget. Here are some tips. Don't worry, we will take care of most things but it's important for you to consider the below.
CHECK PLUMBING AND ELECTRICS
Check kitchen and bathroom plumbing, as well as electrical outlets and light switches for proper operation Open doors and walk into every room to test their comfort level (no one wants to be surprised by an unexpected closet door)
NOTE TRAFFIC
Note traffic on the street and surrounding area. If you commute to work, consider revisiting the area during peak times to get an idea of traffic and travel time.
TAKE NOTES AND PHOTOS
You may forget some details when looking at other houses later on in this process, so keep track of them all now as they come up It’s also a good idea to take pictures.
Step05 MAKE AN OFFER
MAKE AN OFFER
Once you’ve found the home you love, it’s time to put your offer together. Your offer outlines not only the price, but also your preferred terms and conditions and should show the seller you’re a serious, well-prepared buyer.
OFFER PRICE
This is the amount you’re willing to pay for the property. We’ll review comparable sales to help you make a strategic offer based on market value, demand, and your goals
DEPOSIT
A deposit is typically due within 24 hours of an accepted offer It’s held in trust and applied toward your down payment at closing. The amount varies but often ranges from 1% to 5% of the purchase price.
CONDITIONS
Most offers in Ontario include conditions like financing approval, home inspection, or review of status certificate for a condo Status certificates typically take 7–10 days to receive and cost about **$100 These give you time to do your due diligence before the deal is binding.
WHAT HAPPENS NEXT
The seller may accept, reject, or counter your offer. Once accepted, the clock starts on your subject removal period typically 5 to 10 business days. After that, your deal becomes firm
Step
06 GET A HOME INSPECTION
A home inspection is a fairly common practice in the real estate industry We will schedule an inspection with a professional home inspector. It can help you identify issues with the house.
In some scenarios use this information to NEGOTIATE with your seller if there are any problems that need attention, especially ones that could be costly to fix. This gives you an opportunity to make sure you don't end up with a home that has structural issues Be reasonable on smaller issues If there's minor wear and tear on appliances or carpeting, consider giving it a pass unless there's something seriously wrong with them (like mold on window frames).
Step07 MORTGAGE APPROVAL
If your offer is subject to financing, your lender may require an appraisal to confirm the home’s value. This ensures the price aligns with market value and lending guidelines
Once all documents are reviewed and the appraisal (if needed) is complete, your mortgage will be finalized. You’ll receive confirmation of your loan approval and terms, and you’ll be one step closer to a firm deal.
Step08 PRE-CLOSING
PRE-CLOSING
Pre-closing is the period between subject removal and possession During this time, we make sure all legal, financial, and practical details are ready for a smooth handover on closing day.
WORK WITH A LAWYER
Your conveyancer or notary will handle title transfer, funds, and closing documents They’ll also confirm there are no liens or legal issues with the property
FINALIZE HOME INSURANCE
Most lenders require proof of insurance before funding is released Arrange coverage to begin on your closing date.
Step09
FINAL STEPS & CLOSING
As we approach the finish line, your legal team takes over to complete the final transfer. Here’s what to expect as you move from buyer to homeowner
A FEW DAYS BEFORE CLOSING
You’ll meet with your lawyer or notary to sign the final documents Remaining funds (your down payment balance and closing costs) will be transferred via certified cheque or wire
Your lender will prepare to send mortgage funds to your lawyer/notary
ON CLOSING DAY
Your lawyer will complete the transaction and register the property in your name with the provincial land registry Funds are transferred to the seller’s lawyer
Once registration is confirmed your keys will be released
YOU ARE OFFICIALLY A HOMEOWNER
Condos WHAT TO CONSIDER
When purchasing a condo or townhome, you are buying into a shared property governed by a condo corporation Monthly fees typically cover building maintenance, insurance, the reserve fund, and sometimes utilities. It is important to review the status certificate, declaration, by-laws, financials, reserve fund study and to check for any special assessments. These documents can reveal key details about the building’s condition, pet and rental policies, and how the condo is managed. You will also want to understand what parts of the property you are responsible for as an owner
NewBuilds BEFORE YOU BUY
Buying a newly built home comes with its own considerations HST (13% with potential rebates) is typically added unless included by the developer, and most homes are covered by Ontario’s Tarion warranty Contracts are different from standard resale agreements and may include variable timelines or upgrade costs I’ll help you review the terms and make sure everything is clear from the start
MovingChecklist
ADVANCED PREP
CREATE A BUDGET FOR THE MOVE
DECLUTTER AND CLEAN
BOOK TIME OFF WORK
BOOK CHILDCARE FOR MOVE
BOOK MOVING TRUCK
DONATE UNWANTED ITEMS
MAKE INVENTORY OF YOUR ITEMS
TRANSFER PRESCRIPTION RECORDS
REGISTER AT NEW SCHOOLS
TAKE CUTTINGS FROM PLANTS
MEASURE FURNITURE
DEFROST FREEZER
NOTIFY OF MOVING
POST OFFICE
EMPLOYER & PAYROLL
TELEPHONE, INTERNET
TAX & SOCIAL SECURITY
BANK & CREDIT UNION
GARBAGE REMOVAL
DOCTOR DENTIST
ATTORNEY
SUBSCRIPTIONS
HEALTH & DENTAL INSURANCE
UTILITIES
HOME & CAR INSURANCE
FRIENDS & FAMILY
'OPEN FIRST' BOX
CLEANING SUPPLIES
LIGHTBULBS
TOOLS (KNIFE, SCISSORS)
LIGHTBULBS
CHILDRENS TOYS
COFFEE, TEA, SNACKS
REMOTE CONTROL
PACK OVERNIGHT BAG
PYJAMAS & CLEAN CLOTHES
TOOTHBRUSH & TOILETRIES
TOILETPAPER
MEDICATION
PET FOOD & LEAD TOWELS
IMPORTANT DOCUMENTS
CASH & VALUABLES
MOVING DAY
CHECK PHONE ISN'T ON SILENT
BE AT HOME FOR MOVERS
ORGANISE CHILDCARE
PUT PETS SOMEWHERE SECURE
PROTECT PHONES AND CARPETS
MAKE SURE BOXES ARE LABELLED
FINAL CLEAN & REMOVE TRASH
LEAVE OWNER MANUAL & RECEIPTS
YOUR HOME WISHLIST
Whether you’re drawn to ocean views, extra space, modern finishes, or cozy character let’s map out what matters most to you in a home.
MUST HAVE:
NICE TO HAVE:
DEAL BREAKERS:
LIFESTYLE FIT:
NOTES
Testimonials
“ I have had the most amazing experiences with Kim Mullan as my real estate agent for over the past two decades She is attentive, knowledgable, savvy and hardworking. Kim listens to the client and conducts herself with an integrity that I appreciate beyond words. I highly recommend her if you are considering buying or selling!”
- S P
“We really enjoyed our experience with China over the last four to five months With our search for a new home, she was very accommodating with time for viewings. Writing late night offers, answering questions. Not only from us but from Max’s parents as well She definitely went above and beyond in helping us our perfect home!”
- MAX & ANNELIES
“If you are looking for top notch service, a caring and passionate realtor and a deal maker, Raven Mullan is the person to have on your side! We used Raven to sell our home, she made the whole process a very easy one! She is quick to answer, very knowledgable about the local market, and persistent with her approach when investigating the local competition. Highly recommended!”
- DAT VI TRUONG
"Working with Kim and anyone from her team is always a fantastic experience We bought our first house and Kim helped us through the process We were unfamiliar with London real estate and Kim helped us understand what has value and what doesn't When we found the house we loved, she helped us get the house with giving just 1 offer She thought of all the inclusions we would need. Her reputation is an added plus, as other agents trust her in the area ”
- KATIE KRISCHE