The right mortgage, without the guesswork.
I’m Niveda Nitesh. I shop 50+ lenders for you, show you the real numbers side by side and help you lock in a mortgage that saves you money today and keeps you flexible tomorrow.
- Free first call
- 50+ lenders compared
- 120-day rate holds
Niveda NiteshYour mortgage agentFree first call · 15 minutes
What I help with
One advisor for every mortgage decision.
MOST REQUESTEDBuying your first home
Pre-approval with a rate held for up to 120 days, programs, closing costs and a payment you’re comfortable with.
ExploreRenewals & switches
Compare before you sign your lender’s offer.
ExploreRefinance & equity
Consolidate debt, renovate or free up cash.
ExploreSelf-employed & newcomers
Lenders that understand how you earn.
ExploreAlternative & private
Short-term solutions with a clear exit plan.
ExploreA note from Niveda
A mortgage is one of the biggest financial commitments you’ll make, and it shouldn’t feel like a mystery. Before you sign anything, you should know what your payment will be, what happens if your plans change, and why one option suits you better than another.
That’s how I work with every client. We start with your goals, I do the comparing, and you make the decision with all the facts in front of you.
What a better rate is worth
Small differences add up to real money.
On a $500,000 mortgage, here’s what a lower rate saves you. That’s why I compare the market for every client.
Illustration only: compares 4.90% with lower rates on $500,000, 25-year amortization, semi-annual compounding. Not a rate offer; your rate depends on your application.
Why work with me
Your bank offers its own mortgages. I compare the market.
You deal with me directly, from the first call to closing day and at every renewal after that. Behind me is an experienced brokerage team, so even complex files get the attention they need.
More choice
50+ lenders, including credit unions and monoline lenders that don’t have branches, so you aren’t limited to one bank’s shelf.
Advice beyond the rate
Prepayment options, penalties and portability can matter more over five years than a small difference in rate. I look at all of it.
Less work for you
One conversation and one set of documents. I shop your file, handle the lender and keep everything on schedule.
Usually no cost to you
On most residential mortgages, the lender pays for my service. If a fee ever applies, you’ll know in writing before you commit.
How it works
From first conversation to keys, in four steps.
Talk
A relaxed 15-minute call about your goals, income, down payment and timing.
Compare
I shop your file and show you rate, payment, penalties and flexibility side by side.
Approve
I manage the lender, documents and deadlines, and keep you updated.
Close
Funds or keys, and a check-in before every renewal after that.
Free tool
What would your payment be?
Price, down payment and rate, with default insurance included. The full calculators cover affordability, closing costs, equity and rate comparisons.
Hi, I’m Niveda.
I help Ontario families buy, renew and refinance their homes. Most clients come to me with one question, “What’s the right move for us?”, and leave with a clear answer and a plan they understand.
“My job is not just to find you a mortgage; it’s to make sure that mortgage moves you closer to your financial goals.”
Niveda Nitesh
Mortgage Agent Level 2 · Business Development Manager
- Mortgage Assurance Inc. · FSRA #13812
- niveda@mortgageassurance.com
- 647-205-4831
- Mon–Fri, 9 am – 6 pm
How I work
Three things you can count on.
You come first
We start with your goals, budget and timing. The mortgage is chosen to fit them, not the other way around.
Everything explained
Rates, penalties, insurance and closing costs, in plain language and in writing before you sign.
Responsive and organised
Clear timelines, replies within one business day and updates at every stage of your file.
Who I work with
Every situation is different. Here’s where I help most.
First-time buyers
Budgets, programs and pre-approvals, explained step by step so nothing at closing is a surprise.
Growing families
Moving up, adding space or buying a second property, with a plan for both homes.
Self-employed professionals
Business owners and contractors whose income needs the right lender to be seen properly.
Newcomers to Canada
Programs built for people with a short Canadian credit history.
Homeowners renewing
A real comparison before you sign, so your renewal is a choice, not a default.
Homeowners refinancing
Using equity to clear debt, renovate or invest, with every cost on the table.
How I stay sharp
I know which lender fits which situation.
As Business Development Manager, I work with lenders and referral partners every day. That means I hear about policy changes early and know which lenders are flexible on income, credit or property type.
I also have an experienced brokerage team behind me, so complex files get a second set of eyes before they go to a lender.
- Banks, credit unions, monoline, alternative and private lenders
- Experience with self-employed, newcomer and complex files
- Office in Mississauga, clients across Ontario
Licensing
Licensed, regulated and transparent.
Licensed in Ontario
As a Mortgage Agent Level 2, I can arrange mortgages with banks, credit unions, alternative and private lenders.
Regulated by FSRA
I work through Mortgage Assurance Inc., brokerage licence #13812, regulated by the Financial Services Regulatory Authority of Ontario.
Clear disclosure
Any fees, conflicts or lender compensation that must be disclosed are explained before you commit.
Buy your first home with confidence.
From your first pre-approval to the day you get your keys, I’ll show you what you can afford, which programs you qualify for and what closing will really cost.
- Minimum down payment
5% up to $500,000, then 10% - Insured purchases
Homes under $1.5 million - First-time buyer amortization
Up to 30 years - Ontario LTT refund
Up to $4,000
Programs
Programs that can make buying easier.
30-year amortization
First-time buyers can choose a 30-year insured mortgage for a lower monthly payment.
First Home Savings Account
Contribute up to $8,000 a year, to $40,000 in total. Contributions are deductible and qualifying withdrawals are tax-free.
RRSP Home Buyers’ Plan
Withdraw up to $60,000 from your RRSP toward your first home, and repay it over 15 years.
Land transfer tax refund
Eligible first-time buyers can get up to $4,000 of Ontario land transfer tax back. Toronto offers an additional rebate.
Insured mortgages
Homes under $1.5 million can be bought with less than 20% down, with mortgage default insurance.
Gifted down payments
A gift from immediate family can count toward your down payment, with a signed gift letter.
Rules and limits change. I confirm what applies to you before you rely on any of them.
Run your numbers
What would your first home cost each month?
Change the price, down payment and rate to see your payment with default insurance included.
The journey
Six steps to your keys.
Plan
Set a comfortable budget, not just the maximum approval.
Pre-approve
A lender reviews your file and holds a rate for up to 120 days.
Shop
View homes in your range. I’m available for quick what-ifs.
Offer
Once accepted, I finalise your approval with the right lender.
Close
Your lawyer handles the transfer; costs are already budgeted.
Move in
Enjoy your home. I’ll check in before your first renewal.
First-home questions
Good questions, plain answers.
Don’t see your question? Ask me directly.
Turn your equity into breathing room.
Roll high-interest debt into one lower payment, fund the renovation or invest, with every cost laid out before you decide.
- Up to 80% of your home’s value
- One payment instead of many debts
- Exact penalty before you decide
- Maximum refinance
Up to 80% of value - Home equity line
Up to 65% of value - Common uses
Debt, renovations, investing - Check first
Your prepayment penalty
Why refinance
Reasons clients refinance.
Consolidate debt
Replace high-interest cards and loans with one lower mortgage payment.
Renovate
Fund a kitchen, basement suite or major repair at mortgage rates.
Ease cash flow
Extend your amortization or restructure your mortgage to lower payments.
Invest or help family
Use equity for a rental property, a business or a family member’s down payment.
Change your terms
Switch from variable to fixed, or add or remove a borrower.
Set up a HELOC
A revolving line of credit you draw on as needed, paying interest only on what you use.
Before you decide
The numbers have to make sense.
Breaking a mortgage early usually means a penalty: typically three months’ interest on a variable rate, and the greater of three months’ interest or the interest rate differential on a fixed rate.
I get your exact penalty from your lender and compare it with your savings. If refinancing doesn’t come out ahead, I’ll tell you, and we’ll plan for renewal instead.
- Your current balance, rate and term
- Your lender’s written penalty
- A realistic estimate of your home’s value
- New payment and total cost compared with staying put
Free tool
How much equity could you access?
Enter your home’s value and what you still owe. Refinances are generally capped at 80% of value.
The process
Four steps, usually a few weeks.
Review
We look at your statement, debts and goals, and I request your penalty.
Compare
Refinance, HELOC or staying put, side by side.
Approve
The lender orders an appraisal if needed and issues a commitment.
Fund
Your lawyer pays out the old mortgage and debts, and the balance comes to you.
Refinance questions
Good questions, plain answers.
Don’t see your question? Ask me directly.
Don’t just sign your renewal letter.
Your lender’s offer is a starting point, not the best deal. A free renewal review shows whether to stay, negotiate or switch, before your money is locked in for another term.
Your options
Three ways to renew.
Stay and negotiate
Keep your lender, but with a better rate than the letter offers.
Switch lenders
Move your mortgage to a lender with a better rate or terms, often at no cost to you.
Refinance
Change the amount or amortization to consolidate debt or fund a project, penalty-free at renewal.
Why review
Signing without comparing can cost you.
Offers aren’t always the best rate
Existing clients who sign right away can pay more than new clients.
Switching is easier than you think
On a straight switch, the new lender often covers legal and transfer costs.
Renewal is your chance to restructure
It’s the one time you can change your mortgage without a penalty.
Get started
Send me three documents.
That’s all I need to tell you whether your offer is fair and what switching could save.
- Your renewal letter or latest statement
- Your most recent property tax bill
- Proof of income, such as a recent pay stub
Free tool
What is a better rate worth to you?
Compare your renewal offer with another rate to see the difference per month and over a five-year term.
Renewal questions
Good questions, plain answers.
Don’t see your question? Ask me directly.
Your income is real. Let’s show it properly.
Business owners, contractors, commission earners and newcomers to Canada can qualify. It’s about matching your file to the right lender.
- Self-employed
Owners, contractors, commission - New to Canada
Permanent residents, work permits - Other income
Rental, investment, multiple sources - The goal
The best lender your file qualifies for
Self-employed
Options beyond line 15000.
Two-year history
Most lenders want two years of self-employment. I present the full picture, including allowable add-backs.
Stated income programs
Some lenders accept reasonable stated income supported by bank statements, often with a larger down payment.
Insured options
With fully documented income, you can qualify for insured mortgages with less than 20% down.
Documents that help
- Two years of T1 Generals and Notices of Assessment
- Business licence, articles of incorporation or HST registration
- Six to twelve months of business bank statements
- Financial statements, if incorporated
New to Canada
A short Canadian history doesn’t have to stop you.
Several lenders and insurers offer newcomer programs for people who arrived in the last five years, with flexible credit requirements.
Not ready yet? I’ll give you a clear plan for the next six to twelve months.
- Permanent resident card or work permit
- Employment letter and recent pay stubs
- 90 days of bank statements showing your down payment
- Rent and utility payment history, if your credit file is thin
When the bank says no, there are still options.
Alternative and private mortgages solve short-term problems. Used with a clear exit plan, they’re a bridge back to a mainstream lender.
- Typical term
Often one year - Cost
Higher rates and fees - Based on
Equity, more than income - Always included
A written exit plan
Three tiers of lender
We start with the lowest cost and move only when needed.
Banks, credit unions, monolines
Lowest rates, with strict income, credit and debt rules.
Alternative lenders
Flexible rules for self-employed income or bruised credit, at somewhat higher rates.
Private lenders
Individuals and mortgage investment corporations. Fast and flexible, based on equity. Highest cost, shortest term.
When it makes sense
Specific situations, with a clear way out.
A tight closing date
A purchase or refinance deadline a bank can’t meet.
Credit rebuilding
Consolidating arrears or high-interest debt while your credit recovers.
Bridge or construction
Funds between buying and selling, or to finish a build.
Income in transition
A new business or career change that lenders won’t look past yet.
Power of sale
Paying out arrears to protect your home while a longer-term plan is arranged.
Unusual property
Rural, mixed-use or unique properties standard lenders decline.
Know the costs
Every cost, in writing, before you sign.
Private mortgages cost more than bank mortgages: higher rates, lender and brokerage fees, and legal costs for both sides. Payments are often interest-only.
It can still be the right choice when it protects your home, saves a purchase or clears costlier debt. You’ll see the full cost in dollars and the plan to move to a cheaper lender.
- All fees disclosed in writing
- A comparison with any cheaper option
- A written exit plan and target date
- A check-in well before the term ends
Run the numbers in seconds.
Five Ontario calculators to help you plan, from what you can afford to what closing will cost. They give estimates; I’ll confirm the exact figures for your situation.
Ontario calculators
Type your numbers. Results update instantly.
Estimates for planning only; not a mortgage approval or rate offer. Interest is compounded semi-annually, as on Canadian fixed-rate mortgages. Insurance premiums use standard rates. Affordability uses 39% GDS and 44% TDS ratios and the minimum qualifying rate; lenders may differ. Land transfer tax uses current Ontario and Toronto residential rates. All mortgages are subject to lender approval.
Mortgage basics, explained simply.
Short guides to the questions clients ask most, plus a plain-English glossary.
Guides
Six quick reads. Tap to open.
Glossary
Twelve terms, in plain English.
Let’s talk about your plans.
Tell me what you’re working toward. I’ll get back to you with clear next steps, and there’s never any obligation.
Your mortgage agentNiveda NiteshWhat happens next
Simple, and at your pace.
I reply
I reply within one business day to set a time that suits you.
We talk
A relaxed 15 minutes on your goals, numbers and options.
You decide
You get a clear written summary. Next steps are your choice.