James Florance

Your Local Mortgage Broker & Financial Services Experts in North Lakes and Redcliffe

Call: 07 3886 3881

Talk to James Florance, your local Mortgage Choice broker from North Lakes and Redcliffe. Let us research and compare over 20 lenders for you.

Call Us Mortgage Choice North Lakes
Office - 07 3886 3881

Open Hours Mortgage Choice North Lakes
Monday - Friday: 9:00am - 5:00pm
After hours by appointment
Free Appointment

Address

Suite 10 Norwinn Centre, Cnr Endeavour Blvd & Winn St NORTH LAKES, QLD 4509

Multi Award winning Team at Mortgage Choice North Lakes

Winner of the Mortgage Choice Business Excellence Award QLD in 2020, 2019, 2018, 2017, 2016, 2015, 2014, 2013, 2011/2012 & 2009.
2020 QLD Broker of the Year ALI Group.
2018 National Broker of the Year ALI Group.
2017 QLD Broker of the Year ALI Group.
2017 Australian Mortgage Awards Finalist - Broker of the Year.
2017 Mortgage Choice National Growth Award.
Winner of the Mortgage Choice Gold Broker Award 2016, 2015.
Winner of the Mortgage Choice Business Driver Award 2011/2012.
Mortgage Choice CEO Award Finalist 2011/2012.

Whether you're buying for the first time, onto your second home or developing your investment property portfolio, purchasing property can be a confusing process, so it helps to have someone there to guide you along the way. Calling Mortgage Choice is the first step to minimizing the fuss and turning your property dreams into reality.

In my Twenty Five years in the mortgage and finance industry, there are few scenarios I haven't dealt with. Whether you're after a pre-approval, you've found your dream home already or need to get things happening quickly - our dedicated team are here to help you along every step of the way and best of all, we don't charge you for our expertise and service.

We have access to a large panel of Australia's leading lenders, so you have genuine choice from many hundreds of loan possibilities.

Let my Team at Mortgage Choice North Lakes help you

Purchase your First Home, we will also assist you with the First Home Owner Good Start Grant.
Purchase an Investment Property or fund other investments.
Refinance your existing home loan showing you how to pay off your mortgage years sooner.
Restructure your current mortgage to ensure that it is helping you to achieve your goals.
Consolidate your mortgage, credit cards and personal loans into one low rate.
If you are Self Employed or require a Lo Doc Home Loan.

We have a specialised team that can also help you with

Car Loans
Commercial Loans
Asset & Equipment Finance
Professional packages
Your General and Personal Insurance needs.

Our office is open by appointment between 9am to late Monday to Friday.

Call (07) 3886 3881 to make an appointment today.

The right home loan for your needs

Our mission is to find the right home loan for your individual needs and to always have your best interests at heart. Plain and simple. Which is why we have such a wide range of lenders to choose from. We can search through hundreds of products to find something tailored to your situation. ~

Google Reviews

See all Google reviews

Hi James and Tammy, thank you for all your help and advice in the process of choosing a mortgage for our first home. We really appreciated the great communication throughout and would definitely recommend your services to anyone.
Ben & Jacqui, Burpengary, QLD
- First Home Buyer

I would be pleased to recommend James and his team from Mortgage Choice North Lakes to anyone considering their first home through to experienced real estate investors. James explained important processes in clear, simple language, took interest in my objectives and worked hard to ensure I received the product that was right for my situation. His support team went above and beyond in their role, which was certainly much appreciated and ensured a smooth, stress-free real estate experience.
Angus McDonald, Bracken Ridge, QLD
- Property Investor

I've used mortgage brokers previously and found them to be diligent and effective in sorting through the various products and corresponding with the banks. James at Mortgage Choice North Lakes is one step ahead of the rest. We found him not only responsive and knowledgeable about the various products, but also accessible at all times and willing to go the extra mile for complex arrangements. Thank you for your efforts and we will be referring to you in the future.
Tony and Tash Madden, Eatons Hill, QLD
- Property Investor

James & Tammy provided exceptional service throughout the whole engagement and made the financial aspect a very smooth process in what is normally a very stressful time, I would highly recommend James to anyone I know, confident in the fact that they will receive the same high level of service.
Steven & Hope Pinnoy, Murrumba Downs, QLD
- First Home Buyer

James Florance's service is extremely professional, courteous and prompt. He always returns calls in a timely fashion and was in regular contact via email. The home loan offered was a great flexible product and the loan application process was straight-forward and efficient. Thanks James!
Melinda Mitchell, North Lakes, QLD
- Upgrader

I couldn't be more happy and impressed with the service I received from both James and Tammy. From start to finish they were very informative and both went out of their way the entire journey. Knowing you are in good hands during a very stressful time is very comforting. James's local knowledge of the property market was also a big bonus for me. I have already recommended James to both family and friends and will continue to spread the word. Thank you for everything.
Y. Cochrane, North Lakes, QLD
- Upgrader

From the first meet and greet and pre-approval through to settlement, the service we have received has been second to none. We would encourage and recommend any first home buyer to enlist the services you offer. Our requirements were met, great financial advice was provided and we received thorough communication along the way. Thank you for your patience, your honesty and guidance which resulted in us achieving our dream of home ownership.
Jason & Heidi Medok, North Lakes, QLD
- First Home Buyer

Returned phone calls and emails in a timely manner. Was happy to explain things to me all the time (which was great as I was new to the whole process!) You were very organised and did exactly what you said you were going to do. Tammy was very helpful also and great at providing updates (without having to be asked) to let me know where things were at. So nice not to have to chase. Thanks for the great service
Janelle Murray, Paddington, QLD
- First Home Buyer

We were very happy with James Florance from Mortgage Choice North Lakes. His service was exceptional. He was easy to get in touch with and always returned calls very promptly. Between James and Tammy we were always kept up to date with everything and they were also lovely to deal with not to mention the great mortgage products they offer. We wouldn't hesitate to recommend James at Mortgage Choice.
M & J Livingston, Narangba, QLD
- Refinancer

We found James & Tam to be the most efficient & helpful professionals in relation to our financial requirements that we have ever dealt with & we certainly had faith after our initial visit (& then emails) that all would go smoothly. We have already been recommending you to our friends & family. Thank you for such a smooth process in the changes you helped us make with our home loan.
Robert and Karen, Narangba, QLD
- Refinancer

Hi James, your professionalism in our first telephone conversation and advice given over the phone at that point in time provided us with a high level of confidence and comfort to continue the conversation and action with yourself 6 months later. Your assistance with both the home mortgage and car finance enabled us to review our financial situation and set ourselves up for meeting our goals in the future. We look forward to a long association with yourself and your team. Thanks again!
R Hine & F Brown, Brighton, QLD
- Refinancer

Your service was fantastic. The whole process was made so much easier by having you as our Mortgage Broker. Your very approachable, and you clearly explain everything in easy to understand terms. We would certainly come back to you and highly recommend you to others.
S Rees & K Vowels, Mooloolah Valley, QLD
- Upgrader

Excellent service from the first phone call. Everything you had control of happened quicker than I expected. I now have loans with more flexibility than I expected & ticked all my requirements. The perseverance by Tammy with issues created by my old bank not paying attention to detail ensured everything progressed a lot quicker than I could have ever achieved. You have done a great job. Thank you.
Sue Smith, Sandgate, QLD
- Refinancer

Thanks James for everything you have done, you have made our dreams of owing an investment property come true! I would never go into a bank to apply for a loan James makes everything so easy!!!!
D. O'brien, Burpengary, QLD
- Property Investor

It was a pleasure to discuss in 'plain english' such an important part of our lives - the home loan. I asked a lot of questions which I'm sure was annoying but I was made to feel that it was totally fine. Hassle Free!
Donna Cooke, Deagon, QLD
- Refinancer

Refinancing guide

Considering refinancing? Our guide explains the reasons, costs and steps involved in refinancing your home loan.

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Extra Information

Home Buyer Concession Scheme

From 1 July 2019, the FHOG ACT has been replaced with exemptions on stamp duty. The stamp duty exemption is applicable to all properties in ACT, including vacant residential land and both new and established homes at any price. As this is still to aid first home buyers, to be eligible at least one buyer must live in the home for at least 12 months, starting within 12 months of settlement or completion of construction.

To be eligible, first homeowners in the ACT must have a household income below $160,000. This number increases up to $176,650 depending on the number of children you may have.

Click here for more information on the ACT First home Owner Grant.

Stamp duty concessions in NSW

From 1 August 2020, the NSW government has announced that stamp duty will not be applicable to first home buyers for properties valued up to $800,000 and vacant land valued up to $400,000. This stamp duty exemption will be in place for 12 months to 31 July 2021, in which the stamp duty exemptions will revert back to $650,000 for homes and $350,000 for land.

Additionally, a concessional rate of duty will apply to homes valued more than $800,000 but less than $1,000,000 and vacant blocks of land valued more than $400,000 and less than $500,000

How much is the First Home Owners Grant NSW?

The FHOG in NSW is worth $10,000 however conditions apply. To be eligible, your first home must have a total value below $600,000, and be either newly constructed or ‘substantially renovated’. A home is substantially renovated when most or all of the original house was removed or replaced, and it’s the first time the place has been sold, and lived in, after the renovations were completed.

If you plan to build a new home from scratch, you can still be eligible for the FHOG in NSW as long as your land plus the home you build have a combined value of less than $750,000.

Click here for more information on the NSW First Home Owner Grant.

How much is the First Home Owners Grant in the NT?

The First Home Owner Grant in NT is $10,000. Your income and the price of your home don’t affect the FHOG NT, and the grant is available if you buy or build a new house, apartment, duplex or townhouse.

As of 30 June 2021, there are currently no stamp duty concessions for first home buyers in NT.

Previously the Territory’s First Home Owner Discount was in place from 8 February 2019 to 30 June 2021. It let you save up to a maximum of $18,601 on the cost of stamp duty. The savings were available whether you purchased a new or established home as long as the home was valued under $650,000.

Click here for more information on the NT First home Owner Grant.

How much is the First Home Owners Grant QLD?

As a first home buyer in Queensland you could be entitled to the $15,000 First Home Owner Grant. To be eligible, you need to buy a brand new home or build a home from scratch with the total value (including the land) below $750,000. You may also be eligible if you buy off the plan or an established home that’s been substantially renovated.

As a guide, substantial renovations include replacing or altering foundations or replacing or altering floors. Cosmetic work such as painting the walls or sanding floors doesn’t add up to a substantial renovation when it comes to the FHOG in QLD.

Stamp duty concessions

If you’re buying vacant land to build your first home, you pay zero stamp duty as long as you pay $400,000 or less for your block. Whereas if your first home is valued up to $500,000, you pay zero stamp duty. That’s a saving of $7,175 which is the maximum stamp duty rebate available to first home buyers in QLD.

Additionally, savings on stamp duty may still be available if you pay between $500,000 and $550,000 for your first home. As a guide, if your first home is worth $530,000, you pay stamp duty of $6,300 a saving of $3,500. These savings cut out altogether if your first home costs $550,000 or more.

Click here for more information on the QLD First home Owner Grant.

How much is the First Home Owners Grant SA?

There are currently no specific stamp duty concessions available for first home buyers in SA.

The $15,000 FHOG in South Australia is only available to first home owners who buy or build a brand new home. You can choose from a house, apartment, townhouse or villa, but you will only be able to claim the FHOG SA if you pay below $575,000 for your home.

You can also claim the First Home Owner Grant in South Australia when you buy a block of vacant land to build your first home on. However, the end value of your building plus land must be no more than $575,000.

Click here for more information on the SA First home Owner Grant.

Stamp duty concessions in TAS

If you buy an established home, you are not eligible for the FHOG in Tasmania but you may be able to claim savings on stamp duty. If you’re home is valued at

$400,000 or less, you will receive a 50% discount on the property transfer duty (stamp duty).

How much is the First Home Owners Grant TAS?

The FHOG Tasmania is worth $30,000 until 30 June 2022 but only when you buy or build a new home. Off the plan purchases are also eligible. In Tasmania, there is no limit on the purchase price of the property, and the FHOG is not means tested.

Click here for more information on the TAS First home Owner Grant.

Stamp duty concessions in VIC

First home owners in Victoria don’t pay stamp duty at all on their first home as long as the property is valued below $600,000. You may still be eligible for savings on stamp duty if you pay between $600,000 and $750,000 for your first home. The stamp duty concessions available in Victoria apply to both established and new homes.

How much is the First Home Owners Grant VIC?

The FHOG Victoria is only available if you buy a newly built home or if you choose to build a home from scratch. The FHOG is worth $10,000 if you build/buy in Victoria.

Your first home can be a house, townhouse, apartment, or unit but it must be valued at $750,000 or less, and it must be a new home – being sold as a home for the first time, and less than five years old.

Click here for more information on the VIC First home Owner Grant.

Stamp duty concessions in WA

If you buy vacant land to build your first home, you’re exempt from paying stamp duty as long as you don’t pay more than $300,000. If you pay between $300,000 and $400,000 you will be entitled to a reduced rate of duty.

If you buy a home costing up to $430,000, no stamp duty is payable at all. If the value of your home is between $430,000 and $530,000, you’ll be entitled to a reduced rate of stamp duty. There are no additional concessions for homes valued above $530,000 and land valued above $400,000.

How much is the First Home Owners Grant WA?

The FHOG WA is worth $10,000 when you buy or build a brand new home. There are limits on what you can pay for your first home to be eligible for the FHOG in Western Australia.

If you’re located south of the 26th parallel, which basically covers all the Perth metropolitan area, you can claim the FHOG WA if your new home is worth up to $750,000 – this includes the value of the land plus buildings.

If you buy or build a home north of the 26th parallel, the property must be valued up to or below $1 million to be eligible for the FHOG WA.

The First Home Owner Grant in Western Australia is no longer available if you buy an established home however you may be able to claim stamp duty savings.

Click here for more information on the WA First home Owner Grant.

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Your Local Mortgage Broker & Financial Services Experts in North Lakes and Redcliffe

North Lakes

Multi Award winning Team at Mortgage Choice North Lakes

Let my Team at Mortgage Choice North Lakes help you

We have a specialised team that can also help you with

Our office is open by appointment between 9am to late Monday to Friday.

Call (07) 3886 3881 to make an appointment today.

The right home loan for your needs

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