Samantha Garvin
Mortgage Broker
Looking for expert mortgage advice you can trust? I’m a registered (sub)mortgage broker and active member of the Canadian Mortgage Brokers Association of British Columbia, with over 15 years of experience in financial services. With an MBA and a Bachelor’s degree in Finance, I bring both deep expertise and a strategic approach to every client relationship.
I do not work for any particular lender. As part of the Total Mortgage / Verico team, I can shop the market on your behalf and compare mortgage options from a wide network of British Columbia's leading lenders. That means better rates, better terms, and mortgage solutions tailored to your goals—not a one-size-fits-all product.
Whether you’re buying your first home, upgrading, refinancing, or investing in real estate, I’ll guide you through the process from start to finish with clarity and confidence. I regularly help clients overcome common challenges such as self-employment income, bruised credit, or new resident status—and in most residential transactions, my services come at no cost to you.
My commitment is simple: honest advice, complete transparency, and mortgage strategies that put you and your family or business first.
When I’m not securing great mortgage solutions, I’m spending time with my family on the North Shore, enjoying the incredible place we’re proud to call home.
Ready to explore your options? Let’s talk.
As first time home buyers, we didn't quite know where to start the process. Our friends recommended we call Samantha, and are we ever happy we did. She was very good to work with, answered all our questions, and helped us buy a nice little condo. Thanks so much!
Mindy & Jason
I wasn't sure if any bank would give me a mortgage. Being self-employed and recently divorced, I really didn't know where I would stand. Samantha was there to show me all my options, and arranged financing with a lender that allowed me to buy a place of my own. Here's to a fresh start! Thanks Sam.
Catherine M
As first time home buyers, there was a lot we didn't know about, including mortgages. Samantha of Garvin Mortgage led us through the process like a professional, educated us about the process and options and supported us in navigating our first mortgage. She was helpful and attentive, with us every step of the way. We secured our first mortgage at an excellent rate and are loving our new home. Samantha was there with us from the first steps until after closing, and resolved an unforeseen issue at closing, efficiently and quickly.
J. Back
Lenders
Lenders in British Columbia
Mortgage Articles
Why a Mortgage Pre-Approval Protects Both Your Head and Your Heart There’s no denying it—buying a home is an emotional journey. In a competitive market, it can feel like you need to stretch beyond your comfort zone or bid above asking just to have a chance. That pressure can make it hard to separate what you want from what you can realistically afford. One of the biggest pitfalls buyers face is falling in love with a home that’s outside their price range. Once that happens, every other property seems like a compromise—even the ones that might have been a perfect fit otherwise. The best way to avoid this heartache? Get pre-approved before you start shopping. What a Pre-Approval Does for You A mortgage pre-approval gives you more than just a number—it provides clarity, confidence, and protection: Know your buying power : Shop within your true price range and avoid disappointment. Spot potential roadblocks : Uncover issues like credit bureau errors before you make an offer. Get organized : Learn exactly what documentation you’ll need so there are no surprises. Lock in a rate : Many lenders hold your rate for 30–120 days, giving you peace of mind if rates rise. Save yourself heartache : Protect yourself from falling for a home you can’t afford. Head vs. Heart Buying a home is about balance. Your head tells you what’s financially sound, your heart tells you what feels right—and both matter. A pre-approval helps bring those two sides together, so you can make confident choices without emotional stress clouding your judgment. The Bottom Line Looking at properties for fun is one thing—but if you’re serious about buying, a pre-approval is the smartest first step you can take. It sets realistic expectations, saves time, and protects your emotions along the way. If you’d like to explore your options and get pre-approved, I’d be happy to walk through the process with you. Let’s make sure you’re ready to shop with confidence.
The Bank of Canada announced today that it is maintaining its target for the overnight rate at 2.25%, with the Bank Rate at 2.5% and the deposit rate at 2.20%. For Canadian homeowners, buyers, and anyone with a mortgage on the horizon — here's what you need to know.
Going Through a Separation? Here’s What You Need to Know About Your Mortgage Separation or divorce can be one of life’s most stressful transitions—and when real estate is involved, the financial side of things can get complicated fast. If you and your partner own a home together, figuring out what happens next with your mortgage is a critical step in moving forward. Here’s what you need to know: You’re Still Responsible for Mortgage Payments Even if your relationship changes, your obligation to your mortgage lender doesn’t. If your name is on the mortgage, you’re fully responsible for making sure payments continue. Missed payments can lead to penalties, damage your credit, or even put your home at risk of foreclosure. If you relied on your partner to handle payments during the relationship, now is the time to take a proactive role. Contact your lender directly to confirm everything is on track. Breaking or Changing Your Mortgage Comes With Costs Dividing your finances might mean refinancing, removing someone from the title, or selling the home. All of these options come with potential legal fees, appraisal costs, and mortgage penalties—especially if you’re mid-term with a fixed-rate mortgage. Before making any decisions, speak with your lender to get a clear picture of the potential costs. This info can be helpful when finalizing your separation agreement. Legal Status Affects Financing If you're applying for a new mortgage after a separation, lenders will want to see official documentation—like a signed separation agreement or divorce decree. These documents help the lender assess any ongoing financial obligations like child or spousal support, which may impact your ability to qualify. No paperwork yet? Expect delays and added scrutiny in the mortgage process until everything is finalized. Qualifying on One Income Can Be Tougher Many couples qualify for mortgages based on combined income. After a separation, your borrowing power may decrease if you're now applying solo. This can affect your ability to buy a new home or stay in the one you currently own. A mortgage professional can help you reassess your financial picture and identify options that make sense for your situation—whether that means buying on your own, co-signing with a family member, or exploring government programs. Buying Out Your Partner? You May Have Extra Flexibility In cases where one person wants to stay in the home, lenders may offer special flexibility. Unlike traditional refinancing, which typically caps borrowing at 80% of the home’s value, a “spousal buyout” may allow you to access up to 95%—making it easier to compensate your former partner and retain the home. This option is especially useful for families looking to minimize disruption for children or maintain community ties. You Don’t Have to Figure It Out Alone Separation is never simple—but with the right support, you can move forward with clarity and confidence. Whether you’re keeping the home, selling, or starting fresh, working with a mortgage professional can help you understand your options and create a strategy that aligns with your new goals. Let’s talk through your situation and explore the best path forward. I’m here to help.
