Loan Process

Loan Process

  1. Pre-Qualification
  2. Mortgage Programs and Rates
  3. The Application
  4. The Loan Estimate
  5. The Intent to Proceed
  6. Processing
  7. Required Documents
  8. Credit Reports
  9. Appraisal Basics
  10. Underwriting
  11. Closing
  12. Summation

Pre-Qualification

Pre-qualification starts the loan process. Once a lender has gathered information about a borrower's income and debts, a determination can be made as to how much the borrower can pay for a house. Since different loan programs can cause different valuations a borrower should get pre-qualified for each loan type the borrower may qualify for.

In attempting to approve homebuyers for the type and amount of mortgage they want, mortgage companies look at two key factors. First, the borrower's ability to repay the loan and, second, the borrower's willingness to repay the loan.

Ability to repay the mortgage is verified by your current employment and total income. Generally speaking, mortgage companies 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.

The borrower's 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 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, your stronger point could make up for the weak one. Mortgage companies 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.

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Mortgage Programs and Rates

To properly analyze a mortgage program, the borrower needs to think about how long he plans to keep the loan. If you plan to sell the house in a few years, an adjustable or balloon loan may make more sense. If you plan to keep the house for a longer period, a fixed loan may be more suitable.

With so many programs from which to choose, each with different rates, points and fees, shopping for a loan can be time consuming and frustrating. An experienced mortgage professional can evaluate a borrower's situation and recommend the most suitable mortgage program, thus allowing the borrower to make an informed decision.

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The Application

The application is the next step of the loan process. With the aid of a mortgage professional, the borrower completes the application and provides all Requested Documentation.

A loan application is not considered complete until you have given us at least the following information: (1) Your name, (2) Your income, (3) Your Social Security number (and authorization to check your credit), (4) The address of the home you plan to purchase or refinance, (5) An estimate of the home's value and (6) The loan amount you want to borrow.

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The Loan Estimate

A 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.

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The Intent to Proceed

After you receive your Loan Estimate, it is up to you to decide whether to move forward with us 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 lenders 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.

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Processing

Once the application has been submitted, the processing of the mortgage begins. The Processor orders the Credit Report, Appraisal and Title Report. The information on the application, such as bank deposits 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 lender.

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Required Documents

Once you have completed the loan application, accepted the loan estimate and indicated your intent to proceed we will request documents from you in order to obtain your loan approval. The following statements are not a complete list of what will be needed but are intended to give you some idea of what we will need from you. Once you get to this stage of the loan process, we will give you a specific set of documents that we will need for your particular loan. 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 three months' bank, stock and 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 will 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.

If you are applying for a Home Equity Loan you will need, in addition to the above documents, to provide a copy of your first mortgage note and deed of trust. These items will normally be found in your mortgage closing documents.

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Credit Reports

Most people applying for a home 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 negatives 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:

  • Identifying Information
  • Employment Information
  • Credit Information
  • Public Record Information
  • Inquiries

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 a mortgage professional who will assist you in writing your "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 had problems that have been corrected (reestablishment of credit), and your payments have been on time for a year or more, your credit may be considered satisfactory.

The mortgage industry tends to create its own language, and credit rating is no different. BC mortgage lending gets its name from the grading of one's credit based on such things as payment history, amount of debt payments, bankruptcies, equity position, credit scores, etc. Credit scoring is a statistical method of assessing the credit risk of a mortgage application. The score looks at the following items: past delinquencies, derogatory payment behavior, current debt levels, length of credit history, types of credit and number of inquires.

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 (Beacon), Experian (formerly TRW), and Empirica (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 and to set levels of underwriting such as Streamline, Traditional or Second Review. However, they are not the final word regarding the type of program you will qualify for or your interest rate.

Many people in the mortgage business are skeptical about the accuracy of FICO scores. Scoring has only been an integral part of the mortgage process for the past few years (since 1999); however, the FICO scores have been used since the late 1950's by retail merchants, credit card companies, insurance companies and banks for consumer lending. The data from large scoring projects, such as large mortgage portfolios, demonstrate their predictive quality and that the scores do work.

The following items are some of the ways that you can improve your credit score:

  • Pay your bills on time.
  • Keep Balances low on credit cards.
  • Limit your credit accounts to what you really need. Accounts that are no longer needed should be formally cancelled since zero balance accounts can still count against you.
  • Check that your credit report information is accurate.
  • Be conservative in applying for credit and make sure that your credit is only checked when necessary.

A borrower with a score of 680 and above is considered an A+ borrower. A loan with this score will be put through an "automated basic computerized underwriting" system and be completed within minutes. Borrowers in this category qualify for the lowest interest rates and their loan can close in a couple of days.

A score below 680 but above 620 may indicate underwriters will take a closer look in determining potential risk. Supplemental documentation may be required before final approval. Borrowers with this credit score may still obtain "A" pricing, but the loan may take several days longer to close.

Borrowers with credit scores below 620 are not normally locked into the best rate and terms offered. This loan type usually goes to "sub-prime" lenders. The loan terms and conditions are less attractive with these loan types and more time is needed to find the borrower the best rates.

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 grade, but the worst-case scenario will push your grade to a lower credit grade. 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. Since an indication of a "willingness to pay" is important, several late payments in the same time period is better than random lates.

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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 "bench mark" properties (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 and has little use in the valuation of single family dwellings. This approach provides an objective estimate of what a prudent investor would pay based on the net income the property produces.

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Underwriting

Once the processor has put together a complete package with all verifications and documentation, the file is sent to the 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.

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Closing

Once the loan is approved, the file is transferred to the closing and funding department. The funding department notifies the broker and closing attorney of the approval and verifies broker and closing fees. The closing attorney then schedules a time for the borrower to sign the loan documentation.

At the closing the borrower should:

  • Bring a cashiers check for your down payment and closing costs if required. Personal checks are normally not accepted and if they are they will delay the closing until the check clears your bank.
  • Review the final loan documents. Make sure that the interest rate and loan terms are what you agreed upon. Also, verify that the names and address on the loan documents are accurate.
  • Sign the loan documents.
  • Bring identification and proof of insurance.

After the documents are signed, the closing attorney 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 closing attorney arranges for the mortgage note and deed of trust to be recorded at the county recorders office. Once the mortgage has been recorded, the closing attorney then prints the final settlement costs on the HUD-1 Settlement Form. Final disbursements are then made.

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Summation

A typical "A" mortgage transaction takes between 14-21 business days to complete. With new automated underwriting, 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.

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American Nationwide Mortgage Company

1054 Kings Ave
Jacksonville , Florida 32207
Phone: 877-219-4684
NMLS: 13392
Branch NMLS: 1626703
Click here to be directed to the NMLS Consumer Access Site

Privacy Policy

American Nationwide Mortgage Company, Inc. and Your Privacy
Thanks for visiting our internet site. We have a tendency to recognize that privacy is a vital issue for our guests and we want them to understand that we have a tendency to take privacy seriously. Please take a moment to review our privacy policy, which describes what types of personally and non-personally identifiable info we have a tendency to collect from visitors; the needs for that we use this data, and to whom and beneath what circumstances we have a tendency to disclose this information.

The Assortment of Info
When visitors access this website, we might automatically collect non-personally identifiable info concerning them, as well as, among alternative things, the links visitors use to arrive here, the domain and host from that visitors access the Internet, the kind of web browser that visitors use the kind of operating system in use, IP addresses, and the amount and frequency of visitors who visit various pages of our site.

We solely collect personally identifiable information concerning visitors once they voluntarily submit it to us. As an example, we tend to raise for information when a visitor registers for a service or event or applies for a loan at this website. We may also raise for a visitor's name and e-mail address if the visitor wants to submit a query to us via e-mail message, utilize e-mail features, or subscribe to a newsletter, e-mail alert, or different e-mail subscription service.

Use of Data
We tend to could use non-personally identifiable data collected from guests to American Nationwide Mortgage Company, Inc. to conduct reviews of our web site, to guide selections concerning the development of American Nationwide Mortgag Company e, Inc. and to supply an enhanced online expertise for our visitors. We have a tendency to may also use such information to spot, on an mixture basis, general trends that will, as an example, assist us in determining how to work with lenders to produce a wider array of products.

We tend to might use personally identifiable data collected from guests for any of the following functions: (one) to answer visitors' queries, (two) to produce services, newsletters, and other info that visitors specifically request or register for through our Web site, (3) to develop and improve American Nationwide Mortgage Company, Inc., (4) to protect the protection and integrity of American Nationwide Mortgage Company, Inc., or (5) for internal business purposes.

Disclosure of Information
American Nationwide Mortgage Company, Inc. might transfer or otherwise disclose the information it collects from its internet web site visitors to contractors, consultants, and alternative service suppliers, if the disclosure will enable that party to perform a business, skilled, or technical support operate for the visitor to the present website. For example, we might use service providers to offer customized search capabilities, to assist offer services and data upon a visitor's request, or to boost the performance of American Nationwide Mortgage Company, Inc. We need these service suppliers by contract to keep any personally identifiable data guests provide to American Nationwide Mortgage Company, Inc. confidential.

American Nationwide Mortgage Company, Inc. might conjointly transfer or otherwise disclose personally identifiable info (one) in response to judicial process, (two) to shield against or stop actual or potential fraud, claims, or alternative liability, (three) to supply info to law enforcement agencies or in affiliation with an investigation on a matter connected to public safety (as permitted by law), or (4) if needed to do thus by law.

As such, our business is to put mortgage brokers and lenders in touch with you to meet this service. When you fill out the shape on our web site, you consent to being contacted by one or more service providers.

This web site collects info from new and existing customers at various points throughout the website. Solely together with your consent, we have a tendency to could share this info to figure with trusted third party business partners who might contact you to subscribe to or use their products. We work with numerous trusted companies in the loan, insurance and credit industries. Trusted corporations are corporations outlined as adhering to our strict agreements and shield your personal info from distribution, loss, theft and misuse.

We may use the data that we collect from you in many ways. We have a tendency to will solely do thus if you authorize us to, and our service providers are bound by agreement with us to honor your request. 1st, we tend to, or a 3rd party advertiser with which we have a tendency to have contracted ("Advertiser"), share your registration data with the acceptable service provider in order for these service providers to contact you. We tend to might conjointly use the information to enable us, or one of our service providers, to notify you of special offers available to consumers, and for different, similar purposes. You'll be able to control whether or not you receive such e-mails by following the directions on this website, and we will build every reasonable effort to honor your request. We might also use the data you offer to permit us to contact you for administrative purposes, for instance, to inform you regarding changes to our privacy policy.

We tend to could also use certain information that you simply offer in order to present you with advertising that you'll find interesting. This advertising may be on the web site itself or through promotional emails from us or the Advertiser. This benefits each of us. It edges you as a result of you see advertising which will really be interesting to you, rather than annoying. It advantages us because advertising helps us pay the bills, and we can charge our advertisers additional if they understand that their ads will be seen by somebody more possible to seek out them useful.

American Nationwide Mortgage Company, Inc. might sell or rent personally identifiable information to a 3rd party alternative than our lending institution affiliates or any acquirer as mentioned below, like the Advertiser. Additionally, we may combination personal info from all of our users and offer that data in the aggregate to other parties, including Advertisers, for selling and promotional purposes. However, if we tend to do therefore, that info can not be during a approach that can enable any third party to identify you personally.

American Nationwide Mortgage Company, Inc. must cooperate with legal authorities, and could in some circumstances be needed to disclose personally identifiable data in response to requests from law enforcement authorities, or in response to a subpoena or alternative legal process. We tend to don't expect this to happen, however if it does, we can give only the data required. We can also turn over info about you if we have a tendency to believe we have a tendency to must in order to prevent a violation of the law, and by accepting this policy, you consent to our right to try and do therefore, in our sole discretion. You furthermore mght consent to our disclosing data concerning you within the course of legal proceedings if we tend to are legally required to try and do therefore, if we have a tendency to reasonably believe that doing so might mitigate our liability, or if doing therefore will assist us in imposing our legal rights.

At some purpose, American Nationwide Mortgage Company, Inc., could have related companies, merge with, or be acquired by another company. When that happens, then we may divulge heart's contents to them the information you've got provided to us, in which case we will request them to abide by this policy. We could additionally disclose some info to a possible acquirer, though such disclosure would be subject to restrictions on use.

American Nationwide Mortgage Company, Inc. shall not be responsible or liable for any product, services, data or different materials displayed, purchased, or obtained as a results of any information or offer in or results of any kind obtained in affiliation with this website, together with, without limitation, any agent referrals, loan recommendations, application, approval, pre-qualification, loan or interest rate analysis. Nothing on this web site contains an provide, promise or otherwise, either to make a particular loan or that any taking part lender or broker can create any loan for any purpose or on any specific terms.

In no event shall American Nationwide Mortgage Company, Inc. be at risk of anyone for any delays, inaccuracies, errors or omissions with respect to the data or the transmission or delivery of all or any half thereof, for any harm arising therefrom or occasioned thereby, or for the results obtained from the employment of the information. The entire risk as to the accuracy, adequacy, completeness, currentness, validity and quality of any data is with the user.

American Nationwide Mortgage Company, Inc. works to keep up the best professional standards of confidentiality and integrity.

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We tend to permit access to personally identifiable information only to persons and entities engaging in activities permitted by this privacy policy.

Though we have a tendency to strive to take care of the very best standards of privacy, no knowledge transmission over the Internet or any wireless network will be sure to be one hundred% secure. American Nationwide Mortgage Company, Inc. cannot guarantee or warrant the security of any info guests transmit to us and guests do so at their own risk.

Changes
We reserve the proper to revise or change the terms of the American Nationwide Mortgage Company, Inc. privacy policy in the longer term to reflect modifications to our site. To ensure that visitors are responsive to our current privacy practices, we tend to recommend that they check this site periodically. We tend to can not materially change how we handle previously collected personally identifiable information without providing notice and choice on how we use this information

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Customer Complaint Policy

It is the policy of our company to respond to customer complaints, disputes and issues immediately, to take each complaint seriously, to investigate each complaint however small it is – immediately and to take remedial actions swiftly.

As soon as a complaint is received, it is documented and is logged into a special log. The complaint is sent directly to the Customer Complaint Officer or his designate, in order to take action.

All complaints and records of complaints are kept in a special complaints binder along with all the Customer Complaint Officer’s Quality Control Files and other written policies so employees can easily access them and use them to provide better customer service. Reports on complaints are reviewed during the Customer Complaint Officer’s meetings with our Board. We are focused on providing financial products and services to all customers in compliance with all Federal and State regulatory policies including but not limited to consumer protection, fair lending and civil rights laws.