How long does a home loan process take?

This depends on lender to lender. Some lenders are incredibly fast and some are much slower. If you have a time sensitive settlement, we take this into consideration when choosing a lender and prioritising application. The single biggest factor that you can control in this process is providing all your documentation in a timely manner, and providing it as accurately as you can. Lenders love a quality application and that doesn't always mean the highest quality applicant, it means how well we put together your loan application and present it to the bank. As local mortgage brokers, located in Noosaville, Palm Beach, Marcus Beach, Yeppoon and Springwood, we know our surrounds like the back of our hands, but we need to get to know you. Telling us everything we need to know gets your application through faster and without surprises.

Do you get paid more by some banks than others?

Generally, no. Commission rates across most lenders are broadly similar. Where small differences exist, they are irrelevant to our recommendation. We are legally obligated to act in your best interests, regardless of what any lender pays us. At The Broker Society we take a broad approach to commissions. We do not pay commissions to people who refer you to us, and we do not accept payment for referrals we make to other businesses like accountants or financial planners. It is just how we choose to do business. We love connecting our clients with other great people we trust. Business owners we know personally who will take care of you. We do it because we genuinely want you to be looked after. Not for cash.

What do you do with our information?

Your information is handled with complete care and in accordance with our Privacy Policy, which you can read in full on our website. We only collect what is necessary to assess your situation and submit your application, and your data is never shared beyond what is required to progress your loan.

Why do you offer some lenders that we have never heard of?

This is one of the real advantages of working with a broker. The Australian lending market goes well beyond the Big 4 banks, and access to the full market is something you simply cannot get by walking into a branch. There are four main categories of lenders we work across: Big 4 (or the Big 5 now) — NAB, CBA, ANZ, Westpac, Macquarie. Second Tier — well known but smaller lenders such as ING, Suncorp and Bankwest. Non Conforming — lenders who specialise in unique situations such as low doc or alt doc loans, including Bluestone, Pepper Money and Resimac. White Label — lenders who source funds from major institutions and offer them under their own brand, often at more competitive rates because they have no branch network overhead.

How much deposit do I need to buy a home?

The standard deposit requirement is 20% of the purchase price, which avoids the need for Lenders Mortgage Insurance. However, there are pathways to purchase with as little as 5% deposit — including the Federal Government's Home Guarantee Scheme, which allows eligible buyers to purchase with a 5% deposit without paying LMI. We can assess which options you qualify for during your initial consultation. There are also other options for no LMI or lower deposits such as non conforming lenders which charge a Risk Fee, or LMI waivers for specialist industries like Dentists, Lawyers and Doctors.

What is the difference between pre-approval and full approval?

Pre-approval is a conditional assessment from a lender indicating how much they are willing to lend you, based on your financial position at a point in time. It gives you confidence to make offers on properties within your budget but is not yet formally approved. Full approval is issued once a specific property has been valued and all conditions have been satisfied — this is when the lender formally commits to funding your loan.

Can I get a home loan if I am self-employed?

Yes. Self-employed borrowers have strong options across our lender panel. Requirements differ from standard PAYG applications. Most lenders want to see two years of tax returns and financial statements, though we have access to many lenders that offer alternative documentation options for those whose financials don't reflect their true income position. We work with self-employed clients regularly and know which lenders assess this type of income most favourably. Truth be told, self-employed clients are where our speciality lays.

What is refinancing and when should I consider it?

Refinancing means replacing your existing home loan with a new one. Either with your current lender or a different one. People refinance for a range of reasons: to access a more competitive interest rate, release equity for renovations or investment, consolidate debt, or restructure a loan that no longer fits their circumstances. A good time to review your loan is every two to three years, or any time your situation changes significantly.

How many lenders do you have access to?

We work with a panel of over 40 lenders including major banks, second tier lenders, non-conforming specialists and white label products. This breadth of access means we can find solutions for a wide range of financial situations, not just straightforward applications.

What happens after my loan settles?

Our relationship does not end at settlement. We stay in touch with all of our clients to ensure your loan continues to work for you as your circumstances evolve. We conduct regular loan reviews, let you know when the market shifts in a way that may benefit you, and are always available when your situation changes and you need guidance.

What areas do you service?

We are an independent mortgage brokerage based in Noosaville with brokers across Queensland — meaning we have a genuine local presence in every market we serve. Kate Sadler is based in Noosaville and services clients across the Noosa region including Noosa, Noosaville, Tewantin, Noosa Heads, Sunshine Beach, Cooroibah, Weyba Downs, Noosa North Shore and the wider Noosa Shire. Kate and Jeane also cover the Noosa Hinterland including Cooroy, Cooroy Mountain, Doonan, Eumundi, Lake Macdonald, Pomona, Tinbeerwah and Verrierdale. Jeane Hofmeyr is based in Marcus Beach and services clients across Marcus Beach, Peregian Beach, Peregian Springs, Coolum Beach, Castaways Beach, Sunrise Beach and surrounding suburbs. Belinda Gough is based in Palm Beach and services clients across the Gold Coast including Palm Beach, Burleigh Heads, Nerang, Southport, Currumbin, Elanora, Miami, Mermaid Beach, Broadbeach, Robina and surrounds. Tyler Auld is based in Loganholme and services Brisbane Southside including Springwood, Daisy Hill, Underwood, Rochedale, Calamvale and surrounding suburbs. Talia Ryan services Yeppoon, Rockhampton and the wider Central Queensland region. The Broker Society also helps clients right across Queensland and Australia, working remotely with clients in every state and territory.

What We Do

Independent mortgage broking across Queensland and Australia wide, built around your situation, not a bank's product list.

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Whatever stage you're at, buying your first home, moving into your next one, growing an investment portfolio, refinancing, running your own business, or investing through your self managed super fund, The Broker Society has a broker and a lending strategy for it. We work across a panel of 50+ lenders, so the advice you get is built around your circumstances rather than whatever a single bank happens to be pushing that month.

200+ Five star Google reviews

Hundreds Of customers helped into homes

Award winning Recognised brokerage and brokers

100% On your side, not the bank's

Nice numbers aside, the bit we're actually proud of is simpler than all that. We work for you, not for a bank, and we like it that way.

Everything we help with

First Home Buyers

Getting out of renting and into your own place for the first time is a big step. We walk you through pre-approval, borrowing capacity, government schemes and lender options, so you understand exactly where you stand before you start looking.

First home buyer home loans

Buying Your Next Home

Upgrading, downsizing, or moving somewhere that actually fits your life now. We help you structure your next purchase around your existing loan, your equity, and where you want to end up.

Buying your next home

Investment Loans

Building a property portfolio takes the right structure from day one, not just the first available rate. We work through loan structure, interest rate type and long term strategy alongside your accountant, so your lending and your tax position are considered together.

Investment property loans

Refinancing

Already have a loan? We review where you currently sit, whether that's a straightforward rate review, funding renovations, consolidating debt, or freeing up equity, and take the market to work for you.

Refinancing your home loan

Low Doc Home Loans

Self employed income rarely tells the full story on a single tax return. From sole traders and tradies to business owners and consultants, we know how to find a lending pathway that reflects how you actually earn.

Low doc home loans

Commercial Lending

Commercial property, business acquisitions and development finance all come with their own complexities. We work through the detail with you and find a structure suited to your business.

Commercial lending

SMSF Lending

Buying property through your self managed super fund is one of Australia's most powerful long term wealth strategies, and one of the most complex areas of lending. We work closely with your accountant and financial adviser to make sure everything is set up correctly from day one.

SMSF lending

Vehicle and Asset Finance

New wheels, new equipment, new possibilities. We help individuals and businesses across Queensland explore vehicle and asset finance options, from cars and utes through to specialist business machinery. A dedicated page for this service is coming soon.

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Wherever you are, whatever you need

The Broker Society is an independent mortgage brokerage with brokers based across Queensland, and we work with clients Australia wide. Kate leads our Noosaville team, Jeane covers the Sunshine Coast and Gympie, Belinda is our Gold Coast broker, Tyler covers Brisbane Southside, and Talia covers Yeppoon, Rockhampton and the wider Capricorn Coast.

Whether you're buying your first home, growing an investment portfolio, refinancing, running your own business, or looking at SMSF or commercial lending, we have the right broker, the right lender panel, and the right advice for your situation, wherever in Australia that situation happens to be.

Ready to talk?

Book a chat with the right broker for your situation, in person or online.

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Frequently asked questions

Home Lending

Can I use a broker if I already have a lender in mind?

Absolutely. We can assess your preferred lender alongside the rest of our panel to make sure you are genuinely getting the most suitable option for your circumstances, not just the one you already know.

How many lenders do you work with for home loans?

We work across 50+ lenders including major banks, second tier lenders, non conforming specialists and white label products.

Vehicle and Asset Finance

Can you help with both personal and business vehicle finance?

Not right now. We assist businesses across Queensland with vehicle and asset finance. For personal car loans we work with a great car loan broker who can help. Specialist business machinery and equipment should be treated with special care, and we know the right people to help.

Is asset finance only for new equipment?

No. We can assist with finance for new and used equipment, vehicles, and business assets depending on your circumstances and the lender requirements.

Commercial Lending

What types of commercial lending do you assist with?

We work across commercial property purchase, business acquisition finance, development finance and equipment finance, across 50+ lenders Australia wide.

Do I need a large deposit for commercial lending?

Requirements vary significantly depending on the type of commercial loan, the lender, and your business circumstances. We assess each situation individually and work across lenders who have different appetite for commercial risk.

SMSF Lending

Can my SMSF borrow to buy both residential and commercial property?

Yes. SMSF loans are available for both residential and commercial property, though the lending criteria and lender options differ between the two. We work alongside your accountant and financial adviser to make sure the structure is set up correctly from day one.

Do I need an existing SMSF to get started?

No, some clients come to us before their fund is established. We can work alongside your accountant to help you understand the lending requirements while the fund is being set up.

Self Employed Home Loans

How long do I need to have been self employed to qualify for a home loan?

Most lenders require two years of self employed history, however we have access to lenders who can work with as little as one year or shorter, and in some cases, alternative documentation options for those whose tax returns don't reflect their updated income.

My income runs through a trust or company, can you still help?

Yes. We work with self employed borrowers across all business structures including sole traders, companies, trusts and partnerships. We know which lenders assess each structure most favourably, and who is best to work with and why.

Investment Home Loans

Can I use equity in my existing property as a deposit for an investment?

In many cases yes, accessing equity from your existing home is a common strategy for funding an investment property deposit. We assess your current position and work out what is available and appropriate for your circumstances.

Should I structure my investment loan differently to my home loan?

Generally yes. Investment lending has different considerations around interest rates, loan type, and structure that can have meaningful implications for your long term portfolio and tax position. We always recommend working alongside your accountant when structuring investment lending.

Wherever You Are. Whatever You Need. We've Got You.

The Broker Society is an independent mortgage brokerage with brokers based across Queensland — and we're proud to be genuinely local in every market we serve.

Our Noosaville team helps clients across Noosa, Tewantin, and Noosa Heads. Our Marcus Beach broker Jeane services Peregian Beach, Coolum Beach, Peregian Springs, Castaways Beach and Sunrise Beach. On the Gold Coast, Belinda is based in Palm Beach and looks after clients across Burleigh Heads, Nerang, Southport, Currumbin and Elanora. Tyler Auld looks after our Brisbane areas in Springwood and Rochedale and we have Talia Ryan in Yeppoon, Emerald, Gladstone, Moranbah and Rockhampton too — covering clients right across regional and metro Queensland.

Whether you need a home loan, investment property finance, help as a first home buyer, support with refinancing, SMSF lending, Commercial finance, asset finance or vehicle loans — The Broker Society has the right broker, the right lenders, and the right support for your situation.