The Mortgage Lending Process

Here's what you can expect when applying for a mortgage or refinancing your loan.

Step What to do What to expect

Figure out your budget and know your expenses

Know your credit score

Gather all documentation to show your basic debt, income and assets

Hold off on making any big purchases

Review available rates and mortgages

  • You're ready to start the application process
  • You can talk to a mortgage advisor at 1-866-325-4516 if you have additional questions

Call a TD Bank mortgage advisor at 1-866-325-4516

Find a local mortgage advisor

Visit a TD Bank near you

  • You provide basic debt, income and asset information; we will obtain and review your credit report
  • You will know your maximum loan amount at the end of your conversation
  • Helps you shop for a home more confidently

You will need a signed purchase and sale agreement to start your application

Have all your documentation ready

If you're building your home, you'll need a signed construction or purchase contract with your builder or developer

 Schedule my call

Within 24 hours of submitting your application, we will:

  • Strive to give you a conditional decision
  • Call you to review your loan conditions, documentation and next steps
  • We will provide you with a Loan Estimate of your closing costs within 3 business days of submitting your application
Processing your application

Make sure you send us any additional requested information by the date on your conditional approval letter.

Once we receive all your documentation, we will:

  • Process your application
  • Review your credit report
  • Verify your information
Home inspection

Pay the service provider at the time the service or test is completed. These expenses are not paid at closing.

You will need an inspection of the property you want to purchase. You or your real estate professional will arrange for a home inspection – the inspector will meet you at the property you are purchasing.

  • You may also choose to have additional tests done (air, water, pest, etc.)
Home appraisal

The bank receives the appraiser's report and verifies that your loan amount doesn't exceed the property's value. A copy of the appraiser's report is given to you once it's reviewed by the underwriter, and the appraisal fee is included in your closing costs.

The bank arranges an appraisal of your home with a licensed appraiser. Your home's title will be researched by a title company to be sure that the property is legally cleared for transfer of ownership.

NOTE: The appraisal process is different if you are building your home.


You must provide any additional information the bank requests in order to finalize the review process.

The underwriter receives and reviews all information provided to ensure loan guidelines have been met.


You will be informed of the time, date and location of your closing. You will receive the amount of your closing costs within 24 hours before your closing so you can get a certified or bank check for the amount.

Generally, your mortgage will be ready to close in 30-45 days.

  • The closing will take place at the office of a title company or attorney in your area who will act as our agent
  • The closing agent will contact you with a closing date and time, and what you will need to bring to the closing (such as personal identification, check for closing costs, etc.)
  • Look for the closing costs from us within 24 hours before your closing
  • Once you have the closing costs, get a certified check or a bank check for the amount of your closing costs – we will tell you who the check should be made out to

NOTE: Foreclosures and short sales may take longer to close due to seller considerations.

Mortgage Tools, Education and Resources


Have questions? Ready to apply? We're here.

Talk to a mortgage advisor
at 1-866-325-4516

Schedule a call with a mortgage advisor