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A complete file the first time means an answer in days rather than weeks.

Here is what a lender asks for on most residential files. Gather what you can before we talk — if pieces are missing, we will work out what can replace them.

Identity

Two valid pieces of photo identification and a recent proof of address.

Income — if you are salaried

A recent employment letter stating your position, salary, status and start date. Your two most recent pay stubs. Your T4s and notices of assessment for the last two years. If part of your income comes from bonuses, commissions or overtime, expect to show a two-year history.

Income — if you are self-employed

Complete tax returns and notices of assessment for the last two years. Financial statements if the business is incorporated. Proof of registration. Confirmation that your taxes are up to date.

Down payment

Three months of statements for every account the funds come from. Lenders must be able to trace where the money originated. A large unexplained deposit will delay a file. If it is a family gift, a signed gift letter is required.

Debts and obligations

Balances and monthly payments on car loans, lines of credit, credit cards and student loans. Where applicable, divorce judgment or support agreement.

On the property

The accepted offer to purchase and the listing sheet. Municipal and school tax bills. For a condo, the condo fees and the syndicate documents. For a refinance, your current mortgage statement.

Do not have all of this? That is not a dealbreaker on its own. Files for the self-employed, newcomers to Canada or people rebuilding credit are structured differently. Call me and we will determine what is actually needed in your case.