FAQ

Start with a quick call or coffee. We’ll talk about what you’re looking for, your timeline and your budget, then point you to a mortgage professional for a pre-approval. Once we know your criteria we set up automatic listing alerts so you see new homes and price drops as soon as they hit the market.

Yes. A pre-approval tells you what you can comfortably spend, locks in a rate for a period of time, and shows sellers you’re serious. In a multiple-offer situation it can make the difference. We’re happy to introduce you to local mortgage professionals our past clients have trusted.

In Canada the minimum is 5% of the first $500,000 and 10% of the portion above that, up to $1.5 million. Homes over $1.5 million need 20% down. With less than 20% down you’ll also pay mortgage default insurance, which is added to your mortgage. Your lender will confirm the exact numbers for your situation.

Plan for land transfer tax, legal fees and disbursements, title insurance, a home inspection and moving costs, plus adjustments for any property tax or fuel the seller has prepaid. Our closing cost calculator gives you an estimate in under a minute.

Several. First-time buyers in Ontario can get a land transfer tax refund of up to $4,000. You may also be able to use a First Home Savings Account (FHSA) or withdraw from your RRSP under the federal Home Buyers’ Plan. Talk to your lender or financial advisor about which ones fit you.

Ontario rules require a written buyer representation agreement, and it spells out exactly how we’re paid. In most purchases our fee is paid out of the sale, through the listing brokerage. We’ll walk you through the agreement before you sign so there are no surprises.

You’ll provide your deposit, usually within 24 hours. It’s held in trust and goes toward your purchase price. If your offer has conditions, such as financing or a home inspection, you’ll have a set number of days to satisfy them. Once the deal is firm, your lawyer handles the title search and paperwork, and you get the keys on closing day.

Not for resale homes in Ontario. Once your offer is accepted it’s a binding contract, which is why we build in the conditions you need before you sign. Newly built condos are the exception: buyers get a 10-day cooling-off period.

Homes on a well and septic system need extra checks: a water potability test, a flow test and a septic inspection. Also look at road access, winter maintenance, internet options and any shoreline or conservation rules. We’ll help you build the right conditions into your offer.

Online estimates can’t see your renovations, your street or what sold nearby last month. We prepare a Comparative Market Analysis using recent sales and today’s competition, then give you a clear price range and a plan. Request your free evaluation.

Declutter, deep clean, handle small repairs and boost curb appeal. Those few days of work make a big difference in photos and showings. Our Listing Checklist and Photography Prep guides walk you through it room by room.

Every property gets its own plan: professional photography, MLS® and online exposure, social media and our network of local buyers and agents. What works best depends on your area, price range and type of home. We’ll show you the plan before we list.

Spring tends to bring the most buyers, but it also brings the most competition. Cottage and waterfront properties often move best in late spring and summer. The right time depends on your next move and on current local supply. We’ll show you the numbers so you can decide.

The main ones are real estate commission, legal fees and any mortgage discharge or prepayment penalty from your lender. Moving costs, small repairs or staging are optional. We’ll give you an estimate of your net proceeds before you list.

When demand is strong we may set an offer date so buyers have time to view the home and submit their best offer. We review every offer with you, looking at price, deposit, conditions and closing date, and help you negotiate the strongest one.

Selling first gives you certainty about your budget. Buying first means you won’t have to rush to find a home. Many people line up both closings for the same day or a few days apart, and bridge financing can cover a short gap. We’ll help you plan the timing so you aren’t carrying two homes for long.

Peterborough and the Kawarthas, including Selwyn, Smith-Ennismore-Lakefield, Cavan Monaghan and Otonabee-South Monaghan. We also serve Haliburton, Bancroft, Clarington and Durham Region. Many of our clients are moving between Durham and Peterborough, and we’re happy to help on both ends. See our Communities page.

Patrick McAuley, Todd Cook and Chantel Westerman are all licensed sales representatives with Bowes & Cocks Limited, Brokerage in Peterborough. You’ll have one main point of contact, with the whole team and our closing support staff behind you. Meet the team.

Most closings happen 30 to 90 days after a firm deal, but the date is negotiated in the offer and can be shorter or longer to fit both sides. We’ll keep track of every deadline between now and closing day.

Call or text 705-559-6116, email hello@patrickmcauley.com, or book an appointment. We’ll get back to you within one business day.