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Alternative LendingSouthwestern Ontario · Ontario

Private Mortgage Lenders in London

A bank decline is a statement about one lender's rulebook, not about whether you can borrow. London homeowners reach alternative lenders for three reasons: credit that needs time, income that doesn't fit a T4 box, or a deadline the banks can't meet.

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The short answer

On a $590,000 London home with a mortgage at about 65% of value, a private second mortgage typically reaches $118,000 of accessible equity — an 85% combined loan-to-value ceiling. Expect interest-only payments of roughly $777–$1,269 per month at prevailing private rates of 7.9%–12.9%, plus a lender fee of about $2,360–$5,900 deducted from the advance. Those are ranges, not quotes: private pricing is set file by file on the property and the exit plan.

How much equity can you access in London?

The ceiling is set by loan-to-value, not by your credit score. A conventional refinance stops at 80% of the property's value. A private second mortgage usually reaches 85% combined. Below is that math on London's $590,000 average home — replace the value with your own appraisal to get your real number.

Accessible equity on a $590,000 London home by amount owed
If you oweRefinance room (80%)Private second (85%)
$295,00050% of value$177,000$206,500
$383,50065% of value$88,500$118,000
$442,50075% of value$29,500$59,000

Illustrative, based on London's average home price of $590,000. Your limit depends on a lender-ordered appraisal of your specific property, the condition of title, and the lender's own LTV policy. Not an offer of credit.

What the London market means for your file

London sits in the middle of the Ontario price range, which in practice is the widest part of the alternative-lending market: the 80% conventional ceiling on an average home is around $472,000, large enough for B lenders and private lenders to compete for the same file. When both tiers will fund a deal, the difference in total cost over a two-year hold is usually thousands of dollars, so it is worth having both priced before committing. Lender appetite outside the GTA is thinner, so London files benefit from an agent who knows which lenders actually fund in this region rather than only quoting the ones that advertise.

Which lender tier fits — and what each costs

A lenders (banks)

Credit roughly 650+, provable income, debt ratios inside guideline.

Best available rates, no lender fee.

Compare bank rates

B lenders

Credit from roughly 550, self-employed or bruised files, 20% down or equity.

About 1–2% over bank rates plus a ~1% lender fee.

How B lenders work

Private lenders

Arrears, power of sale, very short timelines, or property no institution will take.

7.9–12.9% interest-only plus a 2–5% lender fee.

Private lending explained

The order matters. Most London borrowers who arrive expecting a private mortgage actually qualify at the B tier, which is materially cheaper. Ask for both to be priced before you sign anything.

If you're behind on payments in London

Ontario's Mortgages Act sets the clock, and it is the same in London as anywhere in the province: a lender must wait 15 days after default before issuing a Notice of Sale, and that notice gives you a 35-day redemption period. Acting in the first two weeks gives you options; acting in the last week usually leaves only the expensive ones.

The four ways to stop a power of sale

London alternative lending — frequently asked questions

How much equity can I access on a London home?
On the $590,000 London average, a conventional refinance stops at 80% of value. If you owe about $383,500, that leaves roughly $88,500 of conventional room. A private second mortgage typically reaches an 85% combined loan-to-value, which is about $118,000 on the same file. Your actual limit depends on an appraisal of your specific property, not the city average.
What does a private mortgage cost in London?
Private mortgages in London are priced as a range, not a posted rate: currently about 7.9%–12.9% interest, almost always interest-only, plus a lender fee of 2–5% of the amount advanced and, on some files, a brokerage fee. On the illustrative amount above that is roughly $777–$1,269 per month in interest. Every fee must be disclosed to you in writing before you commit.
Can I get a mortgage in London with bad credit?
Yes — credit affects which lender tier fits your file, not whether you qualify at all. B lenders are regulated institutions that generally work from roughly a 550 credit score at about 1–2% over bank rates plus a 1% lender fee. Private lenders look primarily at the property and your equity rather than the score. In London, the practical question is usually which of those two tiers you qualify for, and what the plan is to get back to bank rates within one to three years.
How fast can a private mortgage close in London?
Private files commonly fund in one to two weeks, and urgent files faster, because the lender is underwriting the property rather than running full income verification. The gating items are the appraisal and your lawyer, not the lender's credit department. That speed is the main reason private lending is used to stop a power of sale, where Ontario's Mortgages Act timelines leave a narrow window to act.
Is a private mortgage safe?
Private mortgages are legal and regulated in Ontario. Private mortgages may only be dealt by mortgage agents holding a Level 2 licence, or by mortgage brokers, under the Mortgage Brokerages, Lenders and Administrators Act. You must receive written disclosure of every rate, fee and term before you commit, and you should have an independent lawyer review the commitment. The real risk is not the product — it is taking one without a written exit plan.
Should I use a B lender instead of a private lender?
Almost always, if you qualify. B lenders are regulated institutions and price far closer to the banks. A private mortgage makes sense when speed matters, when the property or income will not fit any institutional box, or when arrears rule out the B tier. A licensed agent should price both before you decide.
How do I get back to a bank mortgage afterwards?
That plan should exist on day one, not at renewal. Most alternative files run one to three years while the borrower rebuilds credit, seasons self-employment income, or clears the debt that caused the decline. The file is then re-shopped to A lenders. If nobody has explained your exit before you sign, that is the question to ask.
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RATECORE is a mortgage rate-comparison platform, not a brokerage or a lender. Applications are handled by licensed Ontario mortgage agents; private mortgages are dealt only by agents holding a Level 2 licence or by mortgage brokers. Rates and fees shown are ranges for illustration and are not an offer of credit.