New-construction specialists, move-up buyers, and refinancing — Ajay Bhanot helps Langley homeowners access 30+ lenders through a single application.
Langley is the growth engine of the Fraser Valley. Between pre-construction communities in Willoughby, established family neighborhoods like Walnut Grove and Murrayville, and the heritage charm of Fort Langley, it attracts some of the most varied buyers in the region. Ajay Bhanot has helped Langley clients close on everything from first homes to move-up purchases to investment properties, and he does it with direct access to more than 30 Canadian lenders.
One of the things that separates Langley from the rest of the Valley is the sheer volume of new construction. Willoughby alone has delivered thousands of townhomes and single-family homes over the past decade, and the pace has not really slowed. If you are buying pre-construction, the mortgage conversation matters more than most people realize — some lenders cap rate holds at 120 days while others will commit for 12, 18, or even 24 months. Picking the wrong approach can cost you tens of thousands of dollars if rates rise before completion, and that is exactly the sort of trade-off Ajay walks clients through.
The other common Langley client is the move-up buyer. Someone who bought a Surrey townhouse five or six years ago, has meaningful equity, and now wants a detached home with a bigger yard for growing kids. The big question for this buyer is always: should I port my existing mortgage, or break it and start fresh? Ajay reviews your current lender's porting rules, prepayment penalty, and blend-and-extend options so the decision is driven by real numbers, not by whatever your current bank tells you at the branch.
It is also worth knowing that Langley is actually two separate municipalities — the Township of Langley and the City of Langley — with different zoning, taxation, and pace of development. From a mortgage standpoint this does not change how your loan works, but it does affect property tax estimates and sometimes insurance, both of which factor into the lender's debt ratio calculations. Ajay uses the correct numbers for your exact address so the pre-approval holds up when the underwriter reviews the file.
In addition to Langley, Ajay serves clients in Surrey, Abbotsford, Chilliwack, and Mission, so if your search crosses municipal boundaries you can stick with the same broker throughout. One application, one point of contact, and a clear side-by-side of what different lenders will actually offer.
Resale and new-construction financing across Langley Township and City.
Rate holds and extended commitments for Willoughby new builds.
Upsizing in Langley? Ajay reviews porting vs breaking your current mortgage.
Pull equity out of your Walnut Grove or Murrayville home for renovations or investments.
Rental financing for townhomes, suited detached, and small-multi in Langley.
Don't auto-renew — shop the market against 30+ lenders.
What shapes the Langley mortgage market and where a broker's lender access matters most.
Langley — especially Willoughby and Yorkson — has become one of the most active new-build markets in the Fraser Valley. Pre-construction townhomes and single-family subdivisions sell off blueprint and can take 12 to 24 months to complete. Lenders issue long rate-hold commitments for these purchases, and the right one can protect you from rate increases during construction. This is an area where a broker's lender relationships matter most.
Langley draws a steady stream of move-up buyers from Surrey, Delta, and the City of Vancouver looking for more square footage, better schools, and a yard. Many are trading a condo or townhouse for a detached home in Walnut Grove, Brookswood, or Murrayville. Porting or blending the existing mortgage into the new property is a frequent question, and Ajay will model both options before you commit.
Langley is unusual in offering everything from dense new-build townhome communities to historic streets in Fort Langley and semi-rural acreage in south Langley. Each property type is underwritten slightly differently — heritage homes may need extra appraisal work, acreage comes with rural lending rules, and strata townhomes require review of the depreciation report and strata fees. Ajay navigates these nuances so your closing stays on track.
Coverage across Langley, the Fraser Valley, and Metro Vancouver.
Buying pre-construction or new-build in areas like Willoughby, Yorkson, or Routley is different from resale. Lenders issue a fixed rate commitment — sometimes held for 12, 18, or even 24 months — and most require updated income and credit at completion. Some lenders offer extended rate holds specifically for new construction, which can save you thousands if rates rise before your home is finished. Ajay knows which lenders offer the longest commitments and which builders they are comfortable funding.
They are two separate municipalities that share a name. The City of Langley is a small urban core around downtown, while the Township of Langley is much larger and includes Walnut Grove, Willoughby, Murrayville, Brookswood, Fort Langley, Aldergrove, and rural areas. Property taxes, zoning, and development pace differ between the two, but from a lending standpoint, mortgages work the same way in both. Ajay serves buyers across both municipalities.
On a $1.2 million Langley home, you'll need 5% on the first $500,000 ($25,000) plus 10% on the next $700,000 ($70,000), for a minimum of $95,000. This is still an insured mortgage, assuming the property qualifies. If you want to put 20% down to avoid CMHC insurance and unlock a 30-year amortization, that would be $240,000. Over $1.5 million, a full 20% down payment is mandatory.
Possibly. Porting lets you move your current mortgage — including its interest rate — to a new property without breaking the contract and paying a prepayment penalty. Most lenders allow porting, but each has its own rules about timing, qualifying, and whether you can blend-and-extend at a new rate. Before you sell your current home, Ajay will review your existing mortgage documents to see if porting is a good option or whether breaking and re-writing at today's rates makes more sense.
From accepted offer to funding, a typical Langley purchase closes in 2 to 6 weeks. Pre-approval itself takes 24 to 48 hours once Ajay has your documents. Full lender approval after an accepted offer is usually 3 to 5 business days, and the remaining time is used for appraisal, insurance confirmation, and lawyer instructions. New construction can stretch much longer depending on the builder's completion timeline.
Call 604-500-0088 or send Ajay a message. Local broker, 30+ lenders, new-construction specialists.