The mortgage process, in six moves

Most stress in a home purchase comes from not knowing what happens next. Here is the whole sequence, what each step asks of you, and roughly how long it takes when the file is clean.

A purchase mortgage typically runs 21 to 30 days from contract to keys when documents arrive complete and nothing changes mid-file. Pre-approval takes one to three days before that. The two things that most often add weeks are incomplete documents at the start and new debt or moved money in the middle.

1Day 1

Conversation

20 minutes, phone or video

We talk about the house you want, the money you have, and the timeline you're on. If you're military, we cover BAH, entitlement and PCS dates. If you're self-employed, we talk about how your income actually shows up on paper.

2Days 1–3

Pre-approval

Documents in, letter out

I review income, assets and credit, run the file through automated underwriting, and issue a pre-approval letter agents take seriously because it reflects a real underwriting read, not a form.

  • Photo ID and Social Security card
  • 30 days of pay stubs, two months of bank statements
  • Two years of tax returns with W-2s or 1099s
  • Certificate of Eligibility for VA (I can pull it)
  • Full checklist, and how to send it
3Shopping

Offer and contract

Your pace

While you shop, I model each house you like: payment, cash to close, and whether a seller credit or builder incentive changes the math. When you're under contract, the clock starts.

  • Payment scenarios for every serious property
  • Seller-concession and rate-buydown analysis
  • Builder incentive review on new construction
4Days 1–7 of contract

Lock, disclose, order

First week under contract

We decide together whether to lock or float based on where mortgage bonds are trading. You receive your Loan Estimate within three business days, and the appraisal and title work are ordered.

  • Lock-or-float call using Market Intelligence
  • Loan Estimate and disclosures signed electronically
  • Appraisal ordered, title opened
5Days 7–21

Underwriting and conditions

The quiet middle

An underwriter verifies everything. Conditions come back; we clear them fast. You'll hear from me at every milestone, whether or not anything changed, so silence never means trouble.

  • Conditional approval, then clear to close
  • Do not open new credit or move money without asking
  • Appraisal reviewed and explained to you
6Days 21–30

Closing

Keys

Your Closing Disclosure arrives at least three business days before signing, matching the numbers we discussed. You sign, the loan funds, and you get the keys. Then I stay on your file for life: refinance, IRRRL, second home, investment.

  • Closing Disclosure reviewed line by line together
  • Wire-fraud safeguards: verify by phone, always
  • Texas closes at a title company; Nevada through escrow

Where files get stuck, and how to avoid it

  • Photos of documents. Underwriting rejects screenshots and cropped images. Complete PDFs from the source, every page. Why, and how.
  • New credit. A furniture financing offer or a new car between pre-approval and closing can move the debt ratio past the line.
  • Moved money. Every large deposit needs a paper trail. Move funds before the pre-approval or ask first.
  • Job changes. Same field is usually fine; a switch to commission or self-employment restarts the clock.
  • Appraisal surprises. Repair conditions on older homes for FHA and VA, and value gaps in a soft market, both have playbooks, but they cost days.
Written and reviewed by Dave Bazan, NMLS #2063296 Mortgage Loan Officer with Note Mortgage · English and Spanish · Las Vegas and San Antonio

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Fifteen minutes by phone or Zoom, in whichever language you're most comfortable in.

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