Background image for Advanced Funding Home Mortgage Loans 13287


Mortgage Loan PROCESS


A preapproval 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 preapproval 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.

Back to Top

Mortgage Programs 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.

Back to Top


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.

Back to Top

Loan Estimate

The Loan Estimate is a three-page form that you receive after applying for a mortgage. The Loan Estimate tells you important details about the loan you have requested. We will deliver this to you with in 3 days of your fully completed loan application. The Loan Estimate provides you with important information, including the estimated interest rate, monthly payment, and total closing costs for the loan. The Loan Estimate also gives you information about the estimated costs of taxes and insurance, and how the interest rate and payments may change in the future. In addition, the Loan Estimate will also indicate if the loan has special features that you will want to be aware of, like penalties for paying off the loan early (a prepayment penalty) or increases to the mortgage loan balance even if payments are made on time (negative amortization). The form uses clear language and is designed to help you better understand the terms of the mortgage loan you’ve applied for. All lenders are required to use the same standard Loan Estimate form. This makes it easier for you to compare mortgage loans so that you can choose the one that is right for you. When you receive a Loan Estimate it does not mean that your loan has been approved or denied. The Loan Estimate shows you what loan terms we can offer you if you decide to move forward.

Back to Top

Intent to Proceed

After you receive your Loan Estimate, it is up to you to decide whether to move forward or not. If you decide not to proceed with an application for a particular loan, you don’t need to do anything further. If you do intend to proceed with us, you must take the next step and tell us in writing or by phone that you want to move forward with the application for that loan. All mortgage lenders and mortgage brokers are required to honor the terms of the Loan Estimate for 10 business days. So if you decide to move forward more than 10 business days after you receive a Loan Estimate, please realize that market conditions may make it necessary to revise the terms and estimated costs and provide you with a revised Loan Estimate.

Back to Top


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.

Back to Top

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.

Back to Top

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:

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:

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.

Back to Top

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.

Back to Top


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.

Back to Top

Closing Disclosure

The Closing Disclosure is a five-page form that provides final details about the mortgage loan you have selected. It includes the loan terms, your projected monthly payments, and how much you will pay in fees and other costs to get your mortgage (closing costs).

We are required by law to give you the Closing Disclosure at least three business days before you close on your mortgage loan. This three-day window allows you time to compare your final terms and costs to those estimated in the Loan Estimate that you previously received from us. The three days also gives you time to ask us any questions before you go to the closing table.

Back to Top


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:

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.

For more information regarding closing, please check out this article on Closing Costs Explained.

Back to Top


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.

Back to Top

Start Your Loan Application

Apply Now