R O D U C T I O N
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
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!
Raven
RAVEN MULLAN
aboutRAVEN
With over a decade of experience in real estate and a proud legacy as the second generation in a family of dedicated Realtors I’ve had the privilege of helping people navigate big decisions and meaningful transitions through every kind of market.
My approach is equal parts strategic and sincere: rooted in market expertise, elevated by strong relationships, and refined through years of navigating complex deals with clarity and confidence.
Whether you’re buying your first home, moving across the country, or planning your next chapter, I provide thoughtful guidance, tailored marketing, and trusted connections to ensure a seamless experience from start to finish.
Dually licensed in British Columbia and Ontario, I serve clients across provinces with integrity, discretion, and a sharp eye for potential.
When I’m not working, you’ll find me exploring the coastline with my dog Padfoot, wandering new neighbourhoods, or staying grounded through dance and creative community projects.
BUYERSROADMAP
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 03
We will find you some suitable options and set up showings for you to view
When you find your dream home, we will submit an offer and negotiate the terms of the contract.
Inspections
Complete inspections on the home with a professional. This is a time to negotiate any repairs before closing.
Confirm repairs are completed, do a final walkthrough and transfer funds Closing
Sign and review all closing documents and receive your key!
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.
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 $999,999
20% minimum for homes $1 million+
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, property transfer tax (PTT), 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.
L I S T
C H E C K
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. Don't worry, we will take care of most things but it's important for you to consider the following.
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.
SUBJECTS (CONDITIONS)
Most offers in BC include conditions (called “subjects”) like financing approval, home inspection, or review of strata documents 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
Step06
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.
You should 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 CONVEYANCER
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
The property is registered in your name at the BC Land Title Office Funds are transferred to the seller’s lawyer
Once registration is confirmed, your REALTOR® will be notified and will release the keys
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 strata corporation. Monthly strata fees typically cover building maintenance, insurance, the contingency reserve fund, and sometimes utilities It is important to review the strata’s bylaws, financial statements, meeting minutes, and any upcoming special levies. These documents can reveal key details about the building’s condition, pet and rental policies, and how the strata is managed You will also want to understand what parts of the property you are responsible for as an owner, and what the strata maintains.
NewBuilds BEFORE YOU BUY
Buying a newly built home comes with its own considerations. GST (5%) is typically added unless included by the developer, and most homes are covered by BC’s 2-5-10 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
LIFE INSURANCE
HOME & CAR INSURANCE
FRIENDS & OVERSEAS FRIENDS
'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
“Raven is just the best. We bought and sold in a single month, and from the beginning to the end of the process Raven was reassuring, knowledgeable, fun to work with and kept our best interests at the centre. I would work with her again in a heartbeat (but I'm in love with my new home so I can't but you should)!”
- CARRIE CHARTERS
“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
“Raven is a very knowledgeable, attentive, and proactive realtor. She listened to what we wanted and had great advice during the process. She works very hard to get the very best home for her clients Raven gave us great advice on how to deal with the difficult housing market. She also has a bright, cheerful, and fun personality We highly recommend Raven to anyone who is looking to buy or sell a home. We loved working with her!”
- DAN HYLAND
"Raven helped us sell our home in 2015. This was our first time selling a property and Raven was an amazing resource. You can feel confident that she's got all the bases covered Tremendous job. I'd recommend her to anyone looking for a realtor.”
- CORDDRY TAYLOR