Your lender now verifies all information submitted during your pre-approval. This includes:

• Income and employment
• Credit profile
• Bank statements
• Assets needed for closing
• Purchase contract and property details

Your file goes to an underwriter, whose job is to confirm you meet the requirements for your loan program.

You may be asked for:

• Updated pay stubs
• Additional bank statements
• Letters of explanation
• Documentation of deposits
• Clarifications on credit items

This is normal—every loan has “conditions” before it can be finalized.

This is the part most buyers don’t realize…

Your loan is not “final” until you close.

Lenders will often check your credit and financials again right before closing. That means even small changes can put your approval at risk. Avoid these common mistakes:

1. Don’t make large purchases

• No new furniture
• No car loans
• No big credit card charges
• This can increase your debt-to-income ratio and impact approval.

2. Don’t open or close credit accounts

• No new credit cards
• No closing existing accounts
• Both can affect your credit score and loan qualification.

3. Don’t miss or be late on payments

• Keep everything current (credit cards, car loans, etc.)
• Even one late payment can create issues at the worst possible time.

4. Don’t change jobs (if possible)

• Especially avoid switching from salaried to commission/1099
• Income stability is a major part of your approval.

5. Don’t move large amounts of money around

• Avoid unexplained deposits or transfers
• Always talk to your lender first
• Underwriting may require documentation—and delays can happen fast.

The Golden Rule

Keep everything the same from application to closing. Because at this stage, the goal isn’t to “improve” anything—it’s to protect the deal you already won.

Because we work as a team, we stay in constant communication with your lender and title company to keep your file moving. No delays, no dropped tasks—just a coordinated path to closing.

If you’re financing your home, homeowners insurance isn’t optional—it’s required.

Your lender needs proof that the property is insured before they will fund your loan.

When should you get it?

• Start shopping 2–4 weeks before closing
• Finalize your policy at least 1–2 weeks before closing
• Provide proof (called a binder) to your lender before closing

Most lenders won’t let you close without it—and waiting too long can delay your entire transaction.

Pro tip: Your policy should be set to start on your closing date, not before.

Your lender orders an appraisal to confirm the home’s value. The appraiser:

• Reviews comparable sales
• Assesses condition
• Verifies features and updates
• Produces a written valuation report

If the appraisal matches or exceeds the purchase price:

You’re all set to proceed.

If the appraisal comes in low:

We will explore your options, which may include:

• Renegotiating price
• Requesting concessions
• Covering a portion of the shortfall
• Adjusting loan terms
• Cancelling the contract (if protected by contingency)

We guide you through each scenario.

Because we work as a team, we stay in constant communication with your lender and title company to keep your file moving. No delays, no dropped tasks—just a coordinated path to closing.

Your title company performs a detailed search to confirm:

• Clear ownership
• No outstanding liens
• No unpaid taxes
• No legal claims against the property

You’ll also receive title insurance, which protects you (and your lender) from future claims.

This step ensures you receive the home with clean, insurable title.

At least 3 days before closing, your lender provides the Closing Disclosure, a document outlining:

• Loan terms
• Final interest rate
• Closing costs
• Taxes & escrow setup
• Total cash to close

This is your chance to review everything before funds are wired.

Always compare your Closing Disclosure to your earlier Loan Estimate—they should be similar. If something feels off, we’ll help you identify and resolve it immediately.

Wire fraud is a real concern in real estate. To stay safe:

• Only use wire instructions provided directly by the title company
• Never rely on emailed instructions without verbal confirmation
• Always call the title company using a verified phone number
• Never click links or attachments from unknown senders

If anything about wiring instructions seems uncertain—call us first.

Typically scheduled within 24 hours of closing, your final walk-through ensures:

• The home is in the same condition as when you made the offer
• Any agreed repairs are completed
• No new damage has occurred
• Utilities are functioning (when possible)
• Personal property included in the sale remains
• The seller has moved out (unless otherwise negotiated)

This is not a second inspection—it’s a final verification before signing.

We coordinate every detail leading up to closing—reviewing documents, confirming wire instructions, scheduling your walk-through, and ensuring no step is missed. You always know what’s coming next.

On closing day, you’ll meet at the title company (or sign remotely, if applicable) to finalize the purchase.
You’ll need:

• Government-issued ID
• Proof of homeowner’s insurance
• Wire confirmation or certified funds (depending on title company policy)

You’ll sign:

• Mortgage documents
• Title documents
• Tax and escrow disclosures
• Final settlement statements

Once everything is signed and funds are received, you officially become the homeowner.

Most closings stay on track, but delays can occur if:

• Documents are submitted late
• Employment changes mid-process
• Appraisal timing shifts
• Repairs aren’t completed
• Wire transfers are delayed
• Title clearance takes longer than expected

We anticipate and resolve issues early to keep your timeline intact.