Make the numbers work first.
Run the quick check, or scroll for the full picture.
Can we buy before we sell?
Found the next home before selling this one? This shows the rough money gap that needs a plan.
Guide only. Not loan approval or advice.
- $340Msettled
- 13+ yearsbroking
- 80+lender panel
Danny walks Bulimba buyers through deposit structure, serviceability (whether the lender thinks you can afford the repayments), lender fit, and how to sequence a purchase — bridging, sale-then-buy, subject-to clauses. The first coffee is a 30-minute read of where the file actually stands.
First-home buyers
Six legitimate paths to a deposit when you don't have the full 20% — family pledge, Bank of Mum and Dad, government schemes, LMI-friendly lenders, guarantor loans (where a parent pledges their property as additional security), and the one most brokers skip because the paperwork is ugly.
Danny runs the numbers before the first application goes out. What a Bulimba purchase actually costs — stamp duty (the state government purchase tax), LMI, solicitor, building and pest, and the buffer you need to not get caught short on settlement day.
Upgraders
Bridging finance and the trade-offs most people aren't told about — daily interest on two properties, serviceability assessed at double exposure, and the clock that starts the moment the old place settles. Danny works through whether bridging actually makes sense for the sequence, or whether a sale-then-buy with a three-month rental saves thousands.
Subject-to-sale clauses, simultaneous settlements, and the lender conditions that can collapse a deal the week before settlement.
Complicated structures
Self-employed, trust-held, discretionary-trust, PAYG plus dividends, overseas income — lenders look at these differently, and the broker matters more than the rate. Danny has settled loans for every combination of income-proving documents the majors throw at a borrower.
Lenders who look favourably on Bulimba Queenslanders and flood-mapped streets. Parental guarantor and Bank of Mum and Dad, structured so everyone keeps their retirement.
Thank you for looking after our loan and providing such a great product. You guys were great. I was very happy with the service and have already recommended MHL to lots of my friends.
Frequently asked questions
Direct answers to questions Danny hears most often from Bulimba buyers. General information only — nothing here is personal credit advice.
What deposit is typically needed to buy a home in Brisbane?
Most lenders price their best rates at 80% loan-to-value, which means a 20% deposit plus enough to cover stamp duty and settlement costs. Buying with less is possible — Lenders Mortgage Insurance, family-pledge guarantor structures, and government schemes such as the First Home Guarantee may bring the threshold down to around 5%. Danny can walk through which paths fit a given file.
Do first-home buyers in Queensland still get stamp-duty concessions?
Eligible Queensland first-home buyers may access full or partial transfer-duty concessions on owner-occupied purchases under the value thresholds set by Queensland Revenue Office. The thresholds and eligibility rules change from time to time and depend on individual circumstances — confirm current settings with the Queensland Revenue Office, and structure the contract with input from a licensed conveyancer.
How long does pre-approval take, and how long is it valid?
Most lenders return a formal pre-approval within five to ten business days once the full file (income, liabilities, identification, and a credit check) is submitted. Pre-approvals usually remain valid for ninety days, though some lenders extend on request. A pre-approval is a conditional indication, not an unconditional commitment to lend.
Can self-employed buyers borrow with only one year of financials?
Some lenders accept one year of business financials when supported by an accountant's letter, recent BAS statements, and a clear trading history. Others require two full years. Income-assessment policy varies materially across the panel — for a self-employed buyer in Bulimba, lender selection often matters more than rate. Danny runs through which lenders fit which file structure.
Is bridging finance the right way to buy before selling?
Bridging is one of three structures for buying before the existing home sells — alongside subject-to-sale clauses and sale-then-buy with an interim rental. Each carries different cost, timing risk, and serviceability impact. Bridging interest accrues daily on two properties at once, so it suits short, well-defined gaps. The Buy Before Sell tool above gives a rough order-of-magnitude read before a longer conversation.
What's the difference between a mortgage broker and a bank?
A bank can only offer its own products. A mortgage broker holds accreditation across multiple lenders — for Danny, an aggregator panel of more than eighty banks and non-banks — and matches a borrower's situation to lender policy and pricing. Brokers are paid by the lender on settlement, so the conversation is no-cost to the borrower.
Should the loan be in one name or both names?
The right structure depends on income mix, asset protection, and tax treatment, and is a question for an accountant or solicitor more than a broker. Joint applications can lift borrowing capacity; sole applications can simplify future restructuring. Danny can describe how lenders assess each option, but the structuring decision should sit with a qualified adviser.
Prefer to talk it through?
Or book a coffee with Danny instead.
Thirty minutes on Oxford Street, Bulimba — or by video. No pressure, no spreadsheet homework before you arrive.