Rates are still low, we’ve definitely seen an increase in borrows purchasing homes. There continue to be motivated sellers, and good buys to be had, in spite of us being in a traditional “slow down season” for purchases. And with home buyers comes the need for borrowers to be “pre-approved” by lenders in order, in some cases, to compete with other potential buyers.
For clients having a hard time finding a new home, the first adjustment they make is to get pre-approved – which some lenders and real estate agents believe is of critical importance. There are three main factors that determine a home buyer’s purchase price, loan amount, and type of loan: income, credit, and cash. Typically one of the three areas is the limiting factor for loan qualifying, and therefore purchase price, so borrowers being pre-qualified, and more importantly pre-approved, before writing that offer will avoid a lot of headaches, heartaches and disappointments.
To be pre-approved, a borrower first needs to contact a solid lender. Second, be prepared to provide all the information and documentation needed to properly evaluate the current financial status and be able to accurately provide mortgage amounts and options for a maximum purchase price based on capability. Here are the items usually needed: most recent paystubs, prior years federal tax returns and W2s, most recent statements for all asset accounts (checking, savings, investments, retirement accounts), residence address(es) for prior two years, employment information prior two years for all jobs (name, address, dates of employment, position, salary/commission/bonus), and birth dates.
With this information a credit report is run that includes all three credit agencies (Experian, Trans Union, Equifax) to obtain not only current credit scores but also to have what debt is currently listed. The information is put through the Automated Underwriting System for either Freddie Mac or Fannie Mae (the preferred AUS for government and most jumbo loan programs as well). The AUS will let us know if we have official credit approval or not.
At that point borrowers and lenders will discuss purchase prices, loan program, loan amount & down payment combinations, future plans & possible changes during the next 3-5 years. The lender stands by to write a letter of pre-approval to the real estate agent and the one representing the seller. But as noted, start with a discussion with your lender.
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