A mortgage company is a specialized financial firm that originates and/or funds mortgages for residential or commercial property. They underwrite and issue their own mortgages to homebuyers, using their own capital to issue the loans. Mortgage companies are often just the originator of a loan; they market themselves to potential borrowers and seek funding from one of several client financial institutions that provide the capital for the mortgage itself. Mortgage lenders can be banks, credit unions, or mortgage companies, and they offer funding towards the purchase, construction, or improvement of land and property. Some mortgage lenders offer creative and out-of-the-box loan offerings, such as no origination fees or offering loans to those with less than stellar credit. The factors that differentiate one mortgage company from another include relationships with funding banks, products offered, and internal underwriting standards. Mortgage companies may be regulated through the federal government if they are federal financial institutions or may be regulated by province if they are provincial institutions. The large number of mortgage companies means more choices for consumers, and borrowers now have the ability to find the right fit for them from a wide variety of mortgage companies, each offering a selection of unique mortgage products and services.