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The Loan Process
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Prequalification
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"Prequalification" occurs before the loan process actually begins, and is usually
the first step after initial contact is made. In a prequalification, the lender gathers
information about the income and debts of the borrwer and makes a financial determination
about how much house the borrower may be able to afford. Different loan programs may lead
to different values, depending on whether you are qualified for them, so be sure to submit
accurate information.
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Application
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The "application" is actually the beginning of the loan process and usually
occurs between days one and five of the loan. The buyer, now referred to as a
"borrower", completes a mortgage application with the loan officer and supplies
all of the required documentation for processing. Various fees and down payments are
discussed at this time and the borrower will receive a Good Faith Estimate (GFE) and a
Truth-In-Lending statement (TIL) within three days which itemizes the rates and associated
costs for obtaining the loan.
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Opening The File
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This occurs between days 3 and 10. At this time the broker orders a property appraisal,
property survey and credit reports, mails out requests for verifications, if necessary,
for employment (VOE) and bank deposits (VOD) and any other documents needed for processing
of the loan. All information supplied by the borrower is reviewed at this time and a list
of items not yet received is compiled.
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Processing
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Processing occurs between days 5 and 25 of the loan. The "processor" reviews the
credit reports and verifies the borrower's debts and payment histories as the VODs and VOEs
are returned. If there are unacceptable late payments, collections for judgement, etc., a
written explanation is required from the borrower. The processor also reviews the appraisal
and survey and checks for property issues that may require further discernment. The processor's
job is to put together an entire package that may be underwritten by the lender.
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Underwriting
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"Lender underwriting" occurs between days 15 and 25. The underwriter is responsible
for determining whether the combined package passed over by the processor is deemed as an
acceptable loan. If more information is needed, the loan is put into "suspense" and
the borrower is contacted to supply more documentation. "Mortgage insurance underwriting"
occurs when the borrower has less than 20% of the loan amount to put towards a down payment. At this
time, the loan is submitted to a private mortgage guaranty insurer, who provides extra insurance to
the lender in case of default. As above, if more information is needed the loan goes into suspense.
Otherwise it is usually returned back to the mortgage company within 48 hours.
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Pre-Closing
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"Pre-Closing" occurs between days 20 and 30. During this time the title insurance is
ordered, all approval contingencies, if any, are met, and a closing time is scheduled for the loan.
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Closing
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Closing usually occurs between days 30 and 45 of the loan. At the closing, the lender "funds"
the loan with a cashier's check, draft or wire to the selling party in exchange for the title to the
property. This is the point at which the borrower finishes the loan process and closes the transaction.
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Closings occur at different places in different states. For instance, some states require that the
closing take place at a closing attorney's office while others use a title or escrow company.
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