Buying a home in the Fraser Valley is one of the biggest decisions you'll make. Viet breaks down every step so you feel confident, informed, and excited — from your first conversation to the day you get your keys.
Every buyer's journey is a little different, but these are the key milestones Viet walks you through. No surprises, no confusion — just a clear path to your new home.
Before anything else, Viet wants to understand you — your goals, your budget, your timeline, and what "home" means to you. This no-obligation call shapes everything that follows and makes sure every showing is worth your time.
Viet's tip: Write down your must-haves vs. nice-to-haves before we chat. It makes the process much faster.
A mortgage pre-approval tells you exactly how much you can borrow and locks in your interest rate for 90–120 days. It also makes your offer much stronger in a competitive market. Viet can connect you with trusted mortgage brokers in Langley and Surrey.
What you'll need: 2 years of T4s or NOAs, recent pay stubs, 3 months of bank statements, and valid ID.
Viet sets up a custom MLS search matching your criteria and alerts you the moment something new hits the market. He knows the Fraser Valley neighbourhoods inside out — from Cloverdale to Willowbrook to Willoughby — and can tell you which streets offer the best long-term value.
Viet's tip: Don't skip open houses even for homes you're unsure about. They help refine your list faster than anything else.
When you find the one, Viet prepares a Contract of Purchase and Sale using FVREB forms. He researches comparable sales, advises on price strategy, and negotiates terms that protect you — subjects (conditions), completion date, and inclusions. In competitive markets, presentation matters as much as price.
Key subjects to consider: Financing, home inspection, title review, and strata documents (if applicable). Don't waive these lightly.
A licensed home inspector examines the property's structure, roof, plumbing, electrical, and HVAC. This typically takes 2–3 hours and costs $400–$700. The report helps you decide to proceed, renegotiate, or walk away with your deposit intact. Viet attends every inspection with his clients.
If buying a strata: Viet reviews the strata minutes, financials, depreciation report, and bylaws on your behalf.
Once you're satisfied with all conditions, you sign a subject removal form and deposit the remainder of your down payment into the seller's brokerage trust account. Congratulations — the home is yours! The typical subject removal period is 5–10 business days.
Deposit timing: In BC, the balance of your deposit is usually due within 24 hours of removing subjects.
Your chosen notary or real estate lawyer handles the legal transfer of title, registers your mortgage, and pays out the seller. You'll sign final documents a few days before completion and receive your keys on completion day. Viet stays in close contact through every closing step.
Notary fees typically run $1,000–$1,800 in BC. Book yours as soon as subjects are removed.
On completion day, funds transfer and title officially registers in your name. Viet hands you your keys and makes sure the property is in the agreed condition. Moving day is typically 1–3 days after completion (possession date). Welcome home!
Don't forget: Redirect mail, update your address with CRA, banks, and Service BC, and book utilities to start on possession day.
| Cost | Typical Amount | Notes |
|---|---|---|
| Property Transfer Tax (PTT) | 1% on first $200K, 2% on $200K–$2M | First-time buyers may be exempt on homes under $835K (partial rebate up to $500K) |
| Home Inspection | $400 – $700 | Highly recommended; required for most mortgages |
| Notary / Lawyer Fees | $1,000 – $1,800 | Handles title transfer, mortgage registration, and closing |
| Title Insurance | $200 – $400 | Protects against title defects; usually required by lenders |
| Home Insurance | $1,200 – $2,500/yr | Must be in place on completion day |
| Mortgage Default Insurance (CMHC) | 2.8% – 4% of mortgage | Required if down payment is less than 20% |
| Moving Costs | $800 – $3,000+ | Depends on distance and volume |
| GST (New Homes Only) | 5% of purchase price | Rebate available for primary residences under $450K |
* Costs are estimates. Your notary will provide a final statement of adjustments before closing. Viet is happy to walk through these numbers with you.
Let's start with a no-pressure conversation. Viet will answer every question and build a custom plan just for you.