Who we work with in Delta
Delta's three communities share a boundary and not much else. North Delta is a suburban family market. Ladner mixes an old fishing-village centre with newer townhouses. Tsawwassen has established waterfront homes beside newer, denser development. East of all three sit the farms of the Delta flats.
The people who call us most often:
- Families buying a first home or moving up in North Delta.
- Ladner and Tsawwassen owners moving to a larger detached home and refinancing on the way.
- Farmland and the operations on it in East Delta: blueberry farms, equestrian properties and land in the greenbelt.
- Waterfront owners in Tsawwassen refinancing or renewing.
- Small commercial and mixed-use property along the Highway 17 corridor near Tsawwassen Mills.
Commercial work here needs commercial underwriting. A building with tenants is sized on its net income, not on the owner's pay stubs, and a unit you run your own business from is looked at together with the business.
What people in Delta ask us for
Each card goes to the page that explains it.
A family home in North Delta
First purchases and move-ups, with the stress test applied and the down payment history set out the way a lender reads it.
Buying a home →Moving up in Ladner
Refinancing to put the equity in the current home towards the larger one in Ladner or Tsawwassen.
Refinance →A Tsawwassen renewal
A heads-up twelve months before maturity, a conversation at six, and options beside the bank's offer at four.
Renewal and switch →Farmland in East Delta
Blueberry, dairy and row-crop operations, and equestrian properties, placed with lenders that underwrite BC farmland.
Agricultural →A building with tenants on Highway 17
Small commercial and mixed-use property along the corridor, sized on the rent it brings in.
Investment property →A unit for your own business
A shop, clinic or strata office you occupy yourself, looked at together with the business that pays for it.
Owner-occupied →Costs that are local
The rules, not the amounts; the amounts depend on the property.
| Item | The rule | Who handles it |
|---|---|---|
| Property transfer tax | A provincial tax on most purchases, worked out on the price and due when the sale completes. | Your lawyer or notary collects it at completion. We show you the figure before you offer. |
| First-time buyer exemption | BC can reduce or remove the transfer tax on a qualifying first purchase. Whether you qualify depends on the price and on whether you have owned a home before. | We check it with you on the first call. |
| Property tax notice | The lender wants the current year's municipal tax notice for the property. | For Delta properties we pull it ourselves; you do not need to find it. |
| Strata documents | For a townhouse or condo in Ladner or Tsawwassen the lender usually asks for the Form B (the strata's certificate for the unit), recent minutes and the strata's depreciation report (its long-term repair plan) where there is one. | Your realtor requests them from the strata. We tell you which ones the lender wants. |
Asked about Delta
Do you handle Delta farmland and blueberry operations?
Yes, farmland and the operations on it, including blueberry, dairy and row-crop farms, are part of our agricultural work. We arrange it with lenders that underwrite BC farmland and the business that sits on it.
Can you arrange a commercial mortgage along Highway 17?
Yes, a building with tenants is sized on its net income, and a unit you run your business from is looked at together with the business. On commercial work, costs are gone through with you upfront, before you commit to anything.
Do you work with clients outside Delta?
Yes, Lendrite is based in Surrey and works across all of British Columbia. Most of the work happens by phone, video and online, and in person when that makes sense. The team speaks English, Hindi and Punjabi.
Is there a fee for a pre-approval?
For most residential mortgages the lender pays the brokerage when the mortgage funds, so you usually pay no fee for the call or the pre-approval. Commercial, construction, agricultural, private and some complex applications may carry a fee, disclosed in writing before you commit to anything.
Lendrite is based in Surrey, BC and works with Delta clients by phone, video and online, and in person when that makes sense. Weekdays 8:30 am to 6:30 pm PT, weekends by appointment.