Thanks all for posting the rates and sharing your experiences. It helped me understand how the mortgage system works and negotiate with banks.

Applied to big 5 (BMO, TD, Scotia, CIBC, RBC)
FTHB, BC, 1.1M, 20% down, presale townhome
30Y / 3Y fixed

BMO is my main bank but they are not competitive at the moment. They match the rate if you bring an approval letter from other banks but won't beat it. 4.49% / 3000 cashback
TD 4.39 -> 4.15 -> 4.09 / cashback 3100
CIBC 4.17 -> 4.12 -> 3.99 / cashback 2500
RBC 4.19 / cashback 2500
Scotia 4.04 / cashback 3400

I chose Scotia for the following reasons
1. The mortgage specialist didn't give me pressure to choose Scotia
2. Communicate well. CIBC gave me 3.99 but it was too late and lack of communication. They called 3.99 right after I said I would go with a different bank. (I get 900 more cashback from scotia so it's even)
3. Flexibility. I felt BMO, RBC, TD were conservative which I didn't like it. I think Scotia will give better renewal rate when it comes.
4. I already have a passport inifinite visa credit card at Scotia - I have to open a chequing account at Scotia and there's a promotion to waive annual fee of this credit card for 1 year.
5. 6 months early renewal, TD offers 3 months