Mortgage Services
Private mortgage lending in Nova Scotia, New Brunswick, Prince Edward Island, and Alberta
What private lending actually means
"Private" simply means the money isn't coming from a bank, credit union, or traditional B-lender. It comes from individual investors, syndicated investor groups, Mortgage Investment Corporations (MICs), and private lending pools. These lenders are regulated provincially through licensed brokers, register a mortgage charge on title exactly the way a bank does, and use the same lawyers and the same Land Registry. The difference is decision-making speed and what they care about. A bank cares about your income, credit, and debt servicing ratios. A private lender cares primarily about the equity in the property and how you plan to pay them back.
What it costs and why
Private mortgage rates in the Maritimes today typically range from 8% to 13% depending on loan-to-value, whether it's a first or second mortgage, the property type, and the strength of the exit plan. Most lenders also charge a one-time lender fee of 1–3% of the loan amount, and you'll pay broker, legal, and appraisal costs on top. That sounds expensive — and it is, compared to a 5% bank rate — but the right way to think about it is as a tool. If a 12-month private at 11% lets you stop a foreclosure, finish a build, or close a purchase that earns you $100,000 in equity, the cost of the bridge is small. If you'd be using a private to fund lifestyle spending with no exit, it's the wrong tool.
The exit plan is the whole job
Rahul will not arrange a private mortgage without a written exit plan. That plan might be: rebuild credit over 12 months and refinance back to a B-lender, file taxes and clear CRA arrears so an A-lender will look at the file, finish a build and refinance into a regular mortgage at completion, or sell the property within the term. Without an exit, a private becomes a trap — the next renewal at higher fees, then the one after that. With an exit, it does exactly what it's supposed to do: buy you time to fix the part of the file the banks didn't like.
Speed when you actually need it
Most private files in Halifax, Moncton, Saint John, Charlottetown, and the surrounding regions close in 5 to 10 business days from a signed commitment. Verbal indications often come within 24–48 hours of Rahul seeing the file. For genuine emergencies — a sheriff sale notice, a tax sale, a collapsing purchase — we've closed in under a week when the appraiser, lawyer, and lender all move in parallel. If you're inside a 10-day window, call before you email; faster triage saves the deal.
Who this is for
What we arrange
Second Mortgages
Pull equity behind your existing first mortgage without breaking it. Common for debt consolidation or renovations.
Equity Loans
Equity-based approvals up to ~80% LTV combined. Income story doesn't have to be perfect.
Bridge Financing
Buy your new home before the old one closes. 30-180 day terms secured against existing equity.
Emergency Financing
5-10 day closes when you need to act now — tax arrears, urgent payouts, time-sensitive deals.
Foreclosure Prevention
Pay out the bank before the courts move, stop the process, and rebuild toward refinance.
Construction Completion Financing
Builds where the original lender pulled out. Finish the project and get to occupancy.
Fast Private Approvals
Verbal approval often within 24-48 hours of seeing the file. Funded in days, not weeks.
How Rahul handles a private file
- 01
Quick equity & exit review
We look at your property, position, and how you'll exit before we burn time on paperwork.
- 02
Match you to the right lender
Rates and fees swing widely between private lenders. We bring you the best fit, not the first one.
- 03
Fast appraisal & legal coordination
We push appraiser and lawyer in parallel to hit your closing date.
- 04
Build the exit on day one
Credit rebuilding, CRA cleanup, or sale — we plan how to get you out of the private at term.
FAQ
What's a private mortgage?
A loan funded by a private investor, MIC, or private lending pool instead of a bank or B-lender. Faster approvals, flexible criteria, higher rates — usually used as a short-term bridge.
How fast can a private mortgage close?
Often 5-10 business days once the appraisal is in. We've closed emergency files in under a week when the lawyer and appraiser are aligned.
What rates and fees should I expect?
Rates typically run 8-13% depending on loan-to-value, position (1st vs 2nd), and exit plan. Lender fees are usually 1-3% of the loan, plus legal and appraisal.
Can I get a private mortgage with bad credit?
Yes — private lenders care about equity in the property and a clear exit plan more than credit score. Bruised credit, recent bankruptcy, or tax arrears don't automatically disqualify you.
How much equity do I need?
Most 1st-position privates go up to 75% loan-to-value; 2nd mortgages typically cap around 80% combined. The more equity, the more lender options and lower the rate.
Can a private mortgage stop a foreclosure?
Yes. If you have equity, we can often arrange a private 1st to pay out the bank and stop the foreclosure process, then plan the move back to A-lender financing.
What's a bridge loan?
Short-term financing that bridges the gap between buying a new home and selling your current one. Usually 30-180 days, secured against your existing property.
How do I get out of a private mortgage?
We build the exit on day one — typically rebuilding credit, cleaning up CRA arrears, or selling a property — and refinance you back to A or B-lender pricing at the end of term.
Need private financing fast?
A 15-minute call is enough to map out your file, the right lender lane, and what to gather. No pressure, no fees.
Last reviewed: May 2026