Where Flow Mortgage Co. works in BC and Alberta
Flow Mortgage Co. is licensed to arrange mortgages anywhere in British Columbia and Alberta. The office is in Langley, BC, and meetings can run by phone or video, so where you live changes the local costs on your file more than it changes how we work with you. This page lists the 38 BC and 20 Alberta cities that have their own page with local prices and mortgage questions.
Which BC cities does Flow Mortgage Co. serve?
Flow works across the province. These 38 cities have their own page, grouped by region.
Greater Vancouver: Burnaby, Coquitlam, New Westminster, North Vancouver, Port Coquitlam, Port Moody, Richmond, Vancouver, West Vancouver.
Fraser Valley: Abbotsford, Aldergrove, Chilliwack, Cloverdale, Delta, Fort Langley, Harrison Hot Springs, Langley, Maple Ridge, Mission, Pitt Meadows, Surrey, White Rock.
Sea to Sky: Squamish, Whistler.
Vancouver Island: Langford, Nanaimo, Saanich, Victoria.
Okanagan: Kamloops, Kelowna, Lake Country, Osoyoos, Peachland, Penticton, Salmon Arm, Summerland, Vernon, West Kelowna.
Which Alberta cities does Flow Mortgage Co. serve?
These 20 Alberta cities have their own page, grouped by region.
Calgary Metro: Airdrie, Calgary, Canmore, Chestermere, Cochrane, High River, Okotoks, Strathmore.
Edmonton Metro: Beaumont, Edmonton, Fort Saskatchewan, Leduc, Sherwood Park, Spruce Grove, St. Albert, Stony Plain.
Central Alberta: Red Deer.
Southern Alberta: Lethbridge.
Southeast Alberta: Medicine Hat.
Peace Region: Grande Prairie.
What changes between a BC and an Alberta mortgage?
The mortgage rules are federal, so down payment minimums, the stress test and mortgage insurance work the same way in both provinces. The closing costs are where the provinces split.
| British Columbia | Alberta | |
|---|---|---|
| Tax when you buy | Property transfer tax: 1% of the first $200,000, 2% from $200,000 to $2,000,000, 3% above that | No land transfer tax |
| Registration fees | Paid through your lawyer or notary | Land titles fee of $50 plus $5 per $5,000 of the price, and the same again on the mortgage amount |
| First-time buyer relief | No transfer tax on the first $500,000 when the home is worth $835,000 or less | Nothing to exempt, because there is no transfer tax |
On a $600,000 home, BC transfer tax works out to $10,000 before any exemption. In Alberta the land titles fee on the same price is $650, plus the fee on the mortgage.
Are there service pages for a specific city?
Vancouver and Calgary have pages for each type of mortgage, with that city's prices worked into the examples.
- Vancouver: first-time buyers, self-employed, renewals, refinancing, investors
- Calgary: first-time buyers, self-employed, renewals, refinancing, investors
Frequently asked questions
Does Flow Mortgage Co. work outside the cities listed?
- Yes. Flow is licensed with the BC Financial Services Authority and the Real Estate Council of Alberta, so we can arrange a mortgage anywhere in either province. Some lenders limit how far they'll lend on rural or remote properties, which is one reason to check your options early.
Do I need to come to the office?
- No. The office is at 20020 84 Ave #500A in Langley, BC, and you're welcome there, but meetings can run by phone or video and documents are uploaded through a secure client portal. A client in Calgary goes through the same steps as one in Langley.
Is Flow Mortgage Co. licensed in Alberta?
- Yes. Flow operates under BRX Mortgage and is licensed in British Columbia with the BC Financial Services Authority and in Alberta with the Real Estate Council of Alberta.