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Expat FinanceIndependent guide

Checked 7 October 2026

Questions to ask a mortgage broker when you live overseas

A broker who knows overseas borrowers will answer these quickly. One who does not will tell you something. Take them to your first call.

  1. Are you licensed, and what is your licence number?

    A broker should hold an Australian credit licence or act as a credit representative of a licensee. You can check either on the ASIC professional registers.

  2. How are you paid, and by which lenders?

    Brokers are paid by lenders. One guide puts the usual upfront commission at around 0.65% of the loan and the ongoing trail at around 0.15% a year, free to you and disclosed in writing. Ask which lenders pay more and how that affects what you recommend.

  3. How do you apply the best interests duty?

    Brokers have had to act in the borrower’s best interests since 1 January 2021: consider multiple options, compare them on what matters to you, recommend the one that best meets your needs and document why. Ask them to explain it in their own words.

  4. Which lenders on your panel lend to someone in my situation?

    And what is the highest loan-to-value each allows? The answer for a foreign national is very different from the answer for an Australian expat.

  5. How much of my income will each lender count?

    Ask for the percentage for your currency at each lender, and the exchange rate it uses.

  6. What deposit does each lender want, and where must it be held?

    Some lenders want funds held in Australia before settlement. Ask early, especially if you are moving money out of a country with capital controls.

  7. Do I need an Australian address, bank account or authorised contact?

    A lender guide says some lenders require an Australian address, and you may need an Australian bank account to pay repayments.

  8. Who can witness my documents where I live?

    Ask which witnesses and identity checks the lender will accept from your country, and how long it takes.

  9. What are all the costs?

    Rate loading, lender fees, insurance and the exchange-rate cost of repayments. Brokers say non-residents pay about 0.5% to 1% more in rate than resident borrowers.

  10. How do you handle a contract conditional on FIRB approval?

    For foreign persons. Ask what the lender needs to see before settlement.

  11. If I am buying off the plan, how does approval work when settlement is far off?

    Ask whether the lender checks your income and the exchange rate again nearer settlement, and what happens if the valuation comes in low.

  12. What happens if the exchange rate moves between approval and settlement?

    Ask how that could change the loan and the cash you need to bring.

If you want an introduction

We are not a broker. If you ask, we can introduce you to a licensed Australian mortgage broker who works with overseas buyers. We pass only your name, contact details and the loan purpose, we may receive a fee or commission from the broker or lender, and you pay us nothing. Ask for an introduction.

Frequently asked questions

Do I pay a broker?

One guide says brokers are paid by the lender, usually an upfront commission and an ongoing trail, at no direct cost to you, and that it must be disclosed in writing. Ask your broker to confirm.

How do I check a broker is licensed?

Search the ASIC professional registers for the credit licensee or credit representative.

Sources

Checked 7 October 2026.

Expat Finance is an independent guide. It is not a lender, mortgage broker or credit provider, it does not hold an Australian credit licence, and it does not give credit, legal, tax or migration advice. It is not affiliated with any bank, the ATO or the Foreign Investment Review Board. General information only, not legal, tax, migration or financial advice.