Are you a licensed mortgage broker?
Daniel D’Mello is a credit representative (No. 448067) of BLSSA Pty Ltd (ACL 391237). We operate under Australian credit laws and Best Interests Duty (BID).
Do you charge clients?
For most scenarios our service is paid for by the lender via a standard broker commission. If a client‑paid fee is ever appropriate (e.g., unusually complex work), we’ll explain it upfront and get your consent before we proceed.
How many lenders do you compare?
We’re accredited with 30+ lenders, giving you a broad, up‑to‑date view of policy and price.
How long does an approval take?
Timeframes vary by lender and by how quickly documents are provided. We’ll advise current turnaround times when we start and keep you posted.
What’s your process?
1) Discovery call → 2) Document collection → 3) Strategy → 4) Lender shortlist → 5) Submission → 6) Conditional approval → 7) Unconditional approval → 8) Mortgage documents → 9) Settlement → 10) Post‑settlement care.
When are you available?
Office hours are 9am–5pm (AEST/AEDT) with after‑hours by request. You can book a time anytime; we aim to reply within 3 business hours.
How do I make a complaint if something goes wrong?
Email [email protected] with the subject “Complaint”. We’ll acknowledge, review and respond in writing. If you’re not satisfied, we’ll explain how to escalate to AFCA.
Do you offer SMSF loans?
Yes — we arrange limited‑recourse borrowing within superannuation through some of our 30+ lenders (specialist advice is recommended).
Do you offer car, personal or business asset finance?
Yes — alongside home lending we have an arm that specialises in asset‑finance options.
Do you have your own ‘white‑label’ home loans?
No — we remain lender‑agnostic and recommend products that fit your strategy.
What support do I get once the loan is in place?
We check in after settlement, follow up after your first repayment, and conduct annual reviews. You can book a chat with us at any time if your situation changes.
Fixed or variable — what’s better for a first home?
It depends on cash‑flow needs, flexibility and risk tolerance. We can model splits (part fixed, part variable) and explain pros/cons in plain English.
How much can I borrow on my income?
Your borrowing power depends on income, debts, living costs and policy. We run servicing across multiple lenders, not just one calculator.
What counts as ‘genuine savings’?
Regular contributions over time usually qualify; gifted funds and tax refunds can help overall funds to complete. We’ll show you how lenders assess it.
Should I get pre‑approval before I start house‑hunting?
Yes. It clarifies your budget and strengthens offers. We’ll package your application so it’s “lender‑ready”.
What grants or concessions might I be eligible for?
Victoria offers several programs. We’ll confirm eligibility for your situation and keep you across any changes. Useful official links:
1. First Home Owner Grant (VIC) — State Revenue Office
2. First home buyer duty exemption/concession (VIC)
3. Off‑the‑plan duty concession (VIC) — plus a temporary off‑the‑plan concession extension (to 20 Oct 2026)
4. Home Guarantee Scheme — Housing Australia (First Home Guarantee, Regional First Home Buyer Guarantee, Family Home Guarantee) — try the Eligibility Tool
What deposit do I need?
There are pathways with less than 20% deposit (e.g., LMI‑backed loans or guarantor structures). We’ll map your options and trade‑offs.
What if my sale price ends up lower than expected?
We build buffers into the numbers and maintain a fallback plan before proceeding.
What documents do I need ready?
Recent payslips or financials, loan statements, rates notices and a realistic price guide for your sale. We’ll send a checklist specific to your scenario.
Can I port my existing loan to the new property?
Some lenders allow “loan portability” — policy‑dependent. We’ll compare portability vs refinance vs bridging.
Is bridging finance expensive?
It’s specialised, and interest can capitalise during the “bridge”. We’ll weigh this against alternatives like pricing the sale first or increasing deposit.
How do I buy before I sell?
Options include bridging loans, simultaneous settlements or negotiating longer settlements. We’ll sanity‑check risk, cash flow and timing.
Will rental income help my borrowing power?
Yes, subject to lender shading and expense assumptions. We run multi‑lender servicing to compare.
What about negative gearing?
We discuss cash‑flow impacts and serviceability, and recommend you obtain independent tax advice.
Can I buy in a SMSF, Trust or Company?
Yes — lending is possible with the right structure and documents. We’ll coordinate with your accountant.
How do I structure multiple loans and offsets?
We tailor splits and offset accounts to your goals (e.g., deductible vs non‑deductible debt management) and avoid unnecessary cross‑collateralisation.
Interest‑only or principal & interest?
IO can aid cash flow and flexibility; P&I pays debt down sooner. We’ll model both and consider your tax and portfolio plan (no tax advice given).
What if my structures are changing (e.g., sole trader to company)?
We’ll pre‑position the application to explain changes and choose a policy that can accommodate them.
Can I borrow if my latest year income dipped?
Some lenders average 2 years; others use the lower/higher year with commentary. Others require just 1 year of financials. We package your story clearly for credit.
How long do I need to have been in business?
Many lenders want 2 years; some consider new business with strong evidence. Policy varies.
My taxable income is low due to deductions — can I still borrow?
Potentially. Lenders assess verified income, but some allow add‑backs or alternate verification. We’ll find the best fit.
What if I haven’t done my tax returns?
Alternative‑doc pathways exist. Some of our 30+ lenders specialise in what the ‘majors’ don’t touch.
What income evidence do I need?
Commonly: last 2 years’ tax returns/NOAs and sometimes BAS or financials.
Do lenders still offer cashbacks?
These change frequently. We focus first on long‑term value (rate, policy, fees, features) and only then consider any incentives on offer.
Can I access equity for renovations, a car or other needs?
Subject to policy and valuation, yes. We’ll confirm acceptable purposes and any documentation required.
Will consolidating debts into my home loan cost more interest?
You’ll likely lower monthly repayments, but the longer term can increase total interest without a plan. We’ll model options and set a pay‑down strategy.
What costs are involved in switching?
Possible discharge, settlement and government fees, plus any break costs if you’re fixed. We’ll tally the numbers before you decide.
When does refinancing make sense?
When pricing, product features or structure no longer suit your goals — or when your fixed term expires. We benchmark your loan against current market options.
Can I borrow to renovate?
Basic home improvements are different from adding another room. Both are possible but require a different strategy.
When do I switch to principal & interest?
Most loans revert from interest‑only during construction to your standard repayments on completion.
Can I act as an owner‑builder?
Specialist policy applies and LVRs are often lower. We’ll outline viable lenders and alternatives.
Do I need a bigger deposit for construction?
Often similar to standard lending, but lenders look closely at contingencies, builder credentials and valuations.
Fixed‑price vs cost‑plus contracts — which do lenders prefer?
Most lenders prefer fixed‑price contracts to reduce cost‑overrun risk. We’ll match lender policy to your build type.
How do progress‑payment (construction) loans work?
Funds are drawn in stages (slab, frame, lock‑up, etc.). You usually pay interest only on funds drawn during the build.
