The homepage outlines four stages briefly. This page takes them apart: what each stage involves, what you bring to it, what we do, and what to expect.
Every loan moves through five named milestones. You hear from the studio at each one. Not an automated status email. A real note from a person who has read your file.
Your file enters the studio. Initial review, document checklist, credit pull.
Income, assets, credit verified. You can shop with confidence and write offers.
Property identified, file updated with subject property. Appraisal ordered.
Underwriting cleared with remaining conditions. We work the list down.
All conditions met. Final docs prepared, closing scheduled, funds released.
The homepage outlines the four stages briefly. This page goes deeper into what each stage actually involves, what you will bring to it, and what to expect from us.
The questions almost every borrower asks. Useful to read before the first conversation so we can spend that time on your specific situation.
Not the right first question. The right first question is: what monthly payment fits your life with reasonable margin? Once we know that, we work backward to the loan amount, then forward to the purchase price you can target. The pre-approval letter reflects what you can afford structurally, not necessarily what you should spend.
It depends. 20% avoids PMI and lowers your monthly payment. Less than 20% lets you keep more cash for reserves and emergencies. We run the math on multiple scenarios so you choose based on your actual situation, not a rule of thumb.
Prequalification is "based on what you told me, you might qualify for X." Pre-approval is "I have verified your income with documents, your assets with statements, pulled your credit, and run you against the program guidelines. You qualify for X." The first is a guess. The second is work.
Generally after a contract is ratified, sometimes earlier if you want to lock before finding a property. Lock periods range from 30 to 60 days typically. Float-down options are sometimes available. We tell you what is available and the trade-offs at the time.
Private Mortgage Insurance, required when down payment is below 20% on conventional loans. Cost varies by credit, loan-to-value ratio, and loan size. Can be removed when LTV reaches 78% based on original value, or 80% based on appraised value with a formal request. For FHA, mortgage insurance often stays for the life of the loan, which makes refinancing later sometimes attractive.
Let us know within 24 hours. We send you the disclosure package (Loan Estimate, intent to proceed, fees), update the file with the property, order the appraisal, and lock the rate per your instructions. You sign the disclosures within 10 days. The clock to closing starts.
Working with the studio means working with Geoffrey. Same loan officer from application to closing. Direct phone, direct email, milestone updates without you having to ask.
