Mortgage Loan Process

Mortgage Loan PROCESS


Pre-Approval

Pre-qualification starts the loan process. Once we have gathered your income and debt information, a determination can be made as to how much your monthly payment could be and your loan amount. Since different loan programs have different qualifications a borrower should get pre-qualified for each loan type the borrower may want to qualify for.

In attempting to approve homebuyers for the type and amount of mortgage they want, we look at two key factors. First, your ability to repay the loan and, second, your willingness to repay the loan.

Ability to repay your Utah mortgage is verified by your current employment and gross income. Generally speaking, mortgage companies in Salt Lake City prefer for you to have been employed at the same place for at least two years, or at least be in the same line of work for a few years. Remember, there are always exceptions.

Your willingness to repay is determined by examining how the property will be used. For instance, will you be living there or just renting it out? Willingness is also closely related to how you have fulfilled previous financial commitments, thus the emphasis on the credit report, credit scores, and/or your rental payment history.

It is important to remember that there are no rules carved in stone. Each applicant is handled on a case-by-case basis. So even if you come up a little short in one area, stronger points can make up for the weak ones. Mortgage companies in Utah could not stay in business if they did not generate loan business, so it is in everyone's best interest to see that you qualify.

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Utah Mortgages and Mortgage Rates

To properly analyze a mortgage program, you need to think about how long you plan to keep the loan. If you plan to sell the house in a few years, an adjustable rate mortgage or ARM may make more sense. If you plan to keep the house for a longer period, a fixed rate mortgage may be more suitable.

With so many programs from which to choose, each with different mortgage rates, discount points, and fees, shopping for a loan can be time-consuming and frustrating. An experienced Utah mortgage broker can evaluate your situation and recommend the most suitable mortgage program, thus allowing you to make an informed decision as well as discuss the appropriate time to lock in your mortgage rate.

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Application

The application is the true start of the mortgage loan process and usually occurs between days one and five of the start of the loan process. With the aid of one of our mortgage professional, you'll complete the application and provide all required documentation.

The various fees and closing cost estimates will have been discussed while examining the many mortgage programs and these costs will be verified by the Loan Estimate which you'll receive within three days of the submission of the application to us.

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Processing

Once your application has been submitted, the processing of your mortgage begins. The processor orders the credit report, appraisal and title report. The information on the application, such as bank accounts and payment histories, are then verified. Any credit derogatories, such as late payments, collections and/or judgments require a written explanation. The processor examines the appraisal and title report checking for property issues that may require further investigation. The entire mortgage package is then put together for submission to the underwriter.

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Required Documents

If you are purchasing or refinancing your home, and you are salaried, you will need to provide the past two-years W-2s and one month of pay-stubs: OR, if you are self-employed you will need to provide the past two years tax returns. If you own rental property you will need to provide rental agreements and the past two years tax returns. If you wish to speed up the approval process, you should also provide the past two months' bank, stock, and/or mutual fund account statements. Provide the most recent copies of any stock brokerage or IRA/401k accounts that you might have.

If you are requesting cash-out, you may need a "Use of Proceeds" letter of explanation. Provide a copy of the divorce decree, if applicable. If you are not a US citizen, provide a copy of your green card (front and back), or if you are NOT a permanent resident provide your H-1 or L-1 visa.

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Credit Reports and Credit Scores

Most people applying for a Salt Lake City mortgage need not worry about the effects of their credit history during the mortgage process. However, you can be better prepared if you get a copy of your credit report before you apply for your mortgage. That way, you can take steps to correct any derogatory items before making your application.

A credit profile refers to a consumer credit file, which is made up of various consumer credit reporting agencies. It is a picture of how you paid back the companies you have borrowed money from, or how you have met other financial obligations. There are five categories of information on a credit profile:

  • Identifying Information

  • Employment Information

  • Credit Information

  • Public Record Information

  • Inquiries
     

NOT included on your credit profile is race, religion, health, driving record, criminal record, political preference, or income.

If you have had credit problems, be prepared to discuss them honestly with your mortgage broker who will assist you in writing a "Letter of Explanation." Knowledgeable mortgage professionals know there can be legitimate reasons for credit problems, such as unemployment, illness, or other financial difficulties. If you have had problems that have been corrected (re-establishment of credit), and your payments have been on time for a year or more, your credit may be considered satisfactory.

By now, most people have heard of credit scoring. The most common score (now the most common terminology for credit scoring) is called the FICO score. This score was developed by Fair, Isaac & Company, Inc. for the three main credit Bureaus; Equifax, Experian, and TransUnion.

FICO scores are simply repository scores meaning they ONLY consider the information contained in a person's credit file. They DO NOT consider a person's income, savings or down payment amount. Credit scores are based on five factors: 35% of the score is based on payment history, 30% on the amount owed, 15% on how long you have had credit, 10% percent on new credit being sought, and 10% on the types of credit you have. The scores are useful in directing applications to specific loan programs. However, they are not the final word regarding the type of program you will qualify for or your interest rate.

The following items are some of the ways that you can improve your credit score:

  • Pay your bills on time.

  • Keep Balances low on credit cards.

  • Limit your credit accounts to what you really need.

  • Check that your credit report information is accurate.

  • Be conservative in applying for credit and make sure that your credit is only checked when necessary.
     

All things being equal, when you have derogatory credit, all of the other aspects of the loan need to be in order. Equity, stability, income, documentation, assets, etc. play a larger role in the approval decision. Various combinations are allowed when determining your loan program. Late mortgage payments and bankruptcies/foreclosures are the most important. Credit patterns, such as a high number of recent inquiries or more than a few outstanding loans, may signal a problem.

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Appraisal Basics

An appraisal of real estate is the valuation of the rights of ownership. The appraiser must define the rights to be appraised. The appraiser does not create value, the appraiser interprets the market to arrive at a value estimate. As the appraiser compiles data pertinent to a report, consideration must be given to the site and amenities as well as the physical condition of the property. Considerable research and collection of data must be completed prior to the appraiser arriving at a final opinion of value.

Using three common approaches, which are all derived from the market, derives the opinion, or estimate of value. The first approach to value is the COST APPROACH. This method derives what it would cost to replace the existing improvements as of the date of the appraisal, less any physical deterioration, functional obsolescence, and economic obsolescence. The second method is the COMPARISON APPROACH, which uses other "benchmark" properties (comparables/comps) of similar size, quality, and location that have recently sold to determine value. The INCOME APPROACH is used in the appraisal of rental properties. This approach provides an objective estimate of what a prudent investor would pay based on the net income the property produces.

Visit our blog for more information about appraisals.

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Underwriting

Once the processor has put together a complete package with all verifications and documentation, the file is sent to the mortgage lender. The underwriter is responsible for determining whether the package is deemed an acceptable loan. If more information is needed, the loan is put into "suspense" and the borrower is contacted to supply more information and/or documentation. If the loan is acceptable as submitted, the loan is put into an "approved" status.

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Closing

Once the loan is approved, the file is transferred to the closing and funding department. The funding department notifies us, the mortgage broker, and verifies closing costs and mortgage rate. The title company then schedules a time for the borrower to sign the loan documentation.

At the closing the borrower should:

  • A bank wire to the title company is preferred for your down payment and closing costs if required. Personal checks are normally not accepted and if they are they will delay the closing until the check clears your bank. It is often better to wire funds if possible.

  • Review the final loan documents. Make sure that the interest rate and loan terms are what you agreed upon. Also, verify that the names and address on the loan documents are accurate.

  • Sign the loan documents.

  • Bring two forms of identification.
     

After the documents are signed, the title company returns the documents to the lender who examines them and, if everything is in order, arranges for the funding of the loan. Once the loan has funded, the title company arranges for the mortgage note and deed of trust to be recorded at the county recorders office. Once the mortgage has been recorded, final disbursements are then made.

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Summation

A typical mortgage transaction takes between 14-21 business days to complete. With newer technologies, this process speeds up greatly. Contact one of our experienced loan officers today to discuss your particular mortgage needs or apply online and a loan officer will promptly get back to you.

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Your Mortgage Broker

As a mortgage broker in Utah, we work with several mortgage lenders, enabling us to offer you a variety of Utah mortgages and refinance home loans at the best mortgage rates and lowest fees available. Working with several lenders allows us to offer more home loan options to help you achieve your goals. Whether you're buying a home or refinancing, Advanced Funding is here to help. Our mortgage loan officers are available to help you during regular business hours or a time that is more suitable to your needs. Call today for more information, 801-272-0600.

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As one of the most trusted and respected mortgage companies in Utah, Advanced Funding Home Mortgage Loans offers a variety of purchase mortgage and refinance products. Our licensed mortgage brokers are both knowledgeable and experienced to ensure you a pleasant home loan experience at the best interest rates available. We combine the use of technology, impeccable service, a dynamic management team, along with a well-trained, and experienced staff to produce results, such as great mortgage rates, low fees, and most importantly, a fast and pleasant loan experience.

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6589 South 1300 East, Suite 200
Salt Lake City, UT 84121

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