Mortgage pre-approval in Nova Scotia.

Halifax has been the hot market; rural NS sees thin comparables, which trips appraisals.

Deed Transfer Tax (set municipally — typically 1.0–1.5%) plus a Non-Resident Deed Transfer Tax of 5% on certain buyers.

• FHSA
• Home Buyers' Plan
• First-Time Home Buyers Rebate (provincial, on new builds)

• Coastal properties trigger flood and erosion overlays on insurance.
• Older homes commonly need wiring, oil-tank, or roof remediation before insurance binds.
• Non-resident buyer status changes the closing math materially.

Self-employed fish-and-tourism income is averaged over 3 years; one strong season won't qualify.

For reference: brokers in Nova Scotia are licensed and supervised by the Nova Scotia Office of the Superintendent of Insurance, which maintains a public licence registry and handles formal complaints. Before signing, it's worth confirming your broker's licence is active on the NS regulator's public search — a clean licence is the baseline, not a guarantee of a strong file.