First you know your number.
Then you go and negotiate the house

It is the bank's answer on your situation before you make an offer on a property. We look at your income, your contract and your existing commitments, take the case to the right lenders and tell you how much you can borrow and at what instalment. From that moment you negotiate with the estate agent knowing exactly how far you can go, instead of hoping. It costs nothing and commits you to nothing: if you then choose another route, so be it. The final approval still comes after the property valuation, and the bank always has the last word.

It is the document we hand you at the end of the pre-approval: it sets out in writing the amount the bank is prepared to consider for your profile. It helps you avoid falling for a home you cannot afford, and it tells the seller or the estate agent that your offer is solid. When several buyers are competing it is often what tips the choice your way. This is free too.

In 2025 our applications averaged 35 days from submission to approval, with complete documents. That is not a showroom record: it follows from taking files to the bank already in order and from talking to the same credit desks every day. If your case will take longer — self-employed income, a property with building irregularities, an open inheritance — we tell you on the first call rather than discovering it together in June.

Because at the counter you are offered one product: theirs. We compare more than thirty and, above all, we do not simply submit the file and wait. We take the banks a volume of applications a small brokerage does not have: that makes us credible to branch managers and lets us negotiate terms that are often not even advertised. There are no hidden costs for you: any brokerage fee is set out in writing before we start.

Not necessarily. Every lender assesses by its own criteria, and one bank often reads the same situation differently from another: fixed-term contracts, young self-employed businesses, mixed incomes, years of registered residence. We cannot guarantee the outcome and we never promise it, but we know which profile to take to which lender. The exception is an active adverse listing at the central credit register: no bank will take those on, and we tell you straight away.

Yes, and it is an important part of our work: in the province of Cremona a substantial share of our applications comes from foreign families who have lived and worked here for years. Banks assess the stability of your income and the validity of your residence status, not your nationality: many ask for a long-term permit or a minimum number of years of registered residence. We explain which documents are needed and how the bank thinks, in plain words and in several languages. The contractual paperwork stays in Italian, as the law requires, but we read it together.

The city of Cremona and the whole province: the Cremasco with Crema, Pandino, Rivolta d'Adda, Soncino and Castelleone; the Casalasco with Casalmaggiore, Piadena Drizzona and Gussola; and the central belt from Soresina to Pizzighettone, Casalbuttano, Sospiro and Vescovato. We also cover Castiglione delle Stiviere and the provinces of Mantua, Brescia and Parma. The office is at Via Trento e Trieste 71, Cremona.

No, and when it is not we say so. A surroga moves your mortgage to another bank on better terms and is free of charge for the borrower by law (Decree-Law 7/2007): no penalties, no notary fees on your side. But if your mortgage is nearly paid off, or your current rate is already competitive, the saving can be negligible. Give us three numbers — outstanding balance, rate, remaining term — and we will show you the maths.