Renewing a mortgage in London? Don’t sign the first offer.

Middlesex & Elgin average residential price, London and St. Thomas Association of REALTORS® (via CREA) put the London average at <strong>$590,550</strong> for August 2026. For a mortgage renewal that makes the monthly gap, first offer vs shopped about <strong>$96/mo</strong> (on a 65% balance, 4.64% vs 4.19%). The same board counted 526 London sales in August 2026. Your own property and balance replace these numbers on the file.

On each market's own cited figure, the monthly gap, first offer vs shopped is $96/mo in London against Brantford $112/mo (average $692,096); Windsor $88/mo (average $541,019); Sarnia $87/mo (average $535,819). The comparison is the same arithmetic on a different price, which is why moving the search one municipality over changes the file before it changes the rate — lenders price the same product the same way across Ontario.

Most London renewals we handle sit around the $590,550 average home with a balance near $383,858 (roughly 65% of value). We benchmark that balance against 100+ lenders — beating the bank's first offer is worth about $5,760 over a 5-year term on a file this size.

Staying with your lender costs $0, and switching is often $0 too — new lenders typically cover the discharge (~$300) and appraisal (~$300) on a clean transfer. The real "cost" is the rate you accept: on a $383,858 London balance, moving from a 4.64% first offer to a shopped 4.19% is about $96/mo — roughly $5,760 over a 5-year term. Collateral-charge mortgages can add ~$1,000 in legal fees to switch; we check that first.

A local broker knows Southwest ON's property types and which of our 100+ lenders price renewal files best in London — from Old North and Westmount condos to detached stock — and there's no fee to you on A-lender files. The regional lenders on that panel are listed under the neighbourhood table above.

Usually $0 to you on a standard-charge mortgage. The incoming lender typically covers the outgoing lender's discharge fee (roughly $300) and the appraisal (roughly $300) as a transfer incentive, because it is acquiring a performing $383,858 mortgage without origination cost. Two things change that. If your mortgage is registered as a <strong>collateral charge</strong> — standard at TD and Tangerine and on most HELOC-bundled mortgages — it cannot be assigned, so switching needs a new registration and roughly $1,000 in legal fees that the standard incentive does not cover. And if you increase the balance or change the amortization, it is a refinance rather than a transfer, which carries its own legal and appraisal costs. On the $96/mo saving a shopped London renewal typically produces, even the $1,000 collateral case pays for itself well inside the term — but the number should be computed, not assumed. Every fee is disclosed in writing before you commit.

A <strong>switch</strong> is largely unaffected. You are moving the same balance to a new lender with no new money, so as long as the loan-to-value still qualifies the transaction is about your income and credit, not your appreciation. A <strong>refinance</strong> is a different matter, because it is sized off current value: an uninsured refinance is capped at 80% of appraised value, which on a London home at the $590,550 average is $472,440 — roughly $88,582 of headroom above a typical $383,858 balance, and less if your value has slipped. A borrower who bought with a minimum down payment near a market peak can find that most of the equity on their statement is scheduled principal rather than appreciation, and that refinancing is temporarily off the table while switching is not. There is also no such thing as being "called" on a residential mortgage in Canada for a valuation change alone — as long as you pay, the contract runs to maturity. The time to establish which options are open is 120 days out.

Mortgage Squad Advisors is a licensed Ontario mortgage brokerage — FSRA (Financial Services Regulatory Authority of Ontario) Brokerage Licence #13737. All advisors are licensed and FINTRAC-trained, and every recommendation follows FSRA's conduct and disclosure rules.