This Article Is About How To Avoid Last Minute Mortgage Denial By Mortgage Underwriters
The number one reason for last-minute mortgage denial is because the borrower was issued a pre-approval letter without being properly qualified.
- Loan Officers should not issue pre-approvals
- All of our pre-approvals at Gustan Cho Associates are solid and have been thoroughly reviewed by the loan officer
- This is why we close 100% of all of our pre-approvals
- Gustan Cho Associates has no last-minute mortgage denials
- Many home buyers think that a mortgage loan pre-approval is a done deal and that the mortgage loan will fund and close
- The pre-approval process is the most important stage of the mortgage process
- One of the biggest reasons for stress during the mortgage process is because the loan officer issued a pre-approval letter without properly qualifying the mortgage borrower
In this article, we will discuss and cover Last Minute Mortgage Denial By Mortgage Underwriters.
Fully Underwritten Mortgage Pre-Approvals Issued By Lenders
TBD Subject Property Mortgage Pre-Approvals are pre-approvals that has been fully underwritten by a mortgage underwriter. Borrowers who have had major prior credit issues and/or manually underwritten FHA and/or VA loans are often submitted as a TBD Subject Property Mortgage Underwrite. It is a full mortgage underwrite without the subject property. It normally takes about three days to seven days for conditional loan approval. The conditional loan approval is also the pre-approval:
The majority of mortgage loan applicants who get pre-approved will close on their home loan:
- However, and unfortunately, many loan officers issue a pre-approval letter without having it underwritten
- What these loan officers are doing is issuing a pre-qualification letter and not pre-approval
A pre-qualification letter is just a letter of intent that loan officers feel confident that the mortgage loan applicant is qualified and meets mortgage guidelines and feels that the lender is willing to proceed with the mortgage approval process.
When Is The Pre-Approval Letter Issued?
Often times, loan officers issue pre-approval after the mortgage loan applicant completes the mortgage loan application.
- The mortgage loan originator runs a credit report and reviews the credit history and credit scores
- The loan officer also runs the mortgage application and credit report through the Automated Underwriting System.
- If the findings of the automated approval render an approve/eligible, the mortgage applicant is pre-approved
- This holds true as long as the mortgage loan applicant can satisfy the conditions of the automated approval findings
Such conditions may request the following:
- verification of rent
- remove credit disputes
- verification of funds
- other conditions
For lenders, like myself, with no lender overlays, we just go off automated findings and do not require any overlays:
- As long as the mortgage applicant can meet all the conditions of DU FINDINGS, we can close and fund the mortgage loan
Many of our pre-approvals at Gustan Cho Associates are fully underwritten and issued and signed off by our mortgage underwriters
Avoiding Last-Minute Mortgage Denial
One of the best ways of avoiding last-minute mortgage denial is for the mortgage lender to qualify and process the mortgage loan applicant initially before submitting the mortgage loan application to underwriting.
This means collecting all documentation up front such as the following:
- tax returns
- W-2s, bank statements
- letter of explanations
- bankruptcy paperwork
- foreclosure documents
- divorce decree
- child support paperwork
- other documents
- Collecting documentation is not everything
- The mortgage loan originator and/or mortgage processor should review the tax returns to make sure there is not a lot of unreimbursed expenses where it will disqualify the mortgage loan applicant
- Review the 60 days bank statements to make sure there are no overdrafts or large unsourced deposits
- Do verification of employment to confirm the borrower’s wages, overtime income, and bonus income
- Scrutinize the mortgage file so there will be no glitches or questions during the mortgage underwriting process
- Submit the file to processing and underwriting
Once the mortgage underwriter issues a conditional loan approval, the file goes back to the mortgage processor. The mortgage processor will start clearing conditions listed on the conditional loan approval.
Reasons For Last Minute Mortgage Denial
There are many reasons for last-minute mortgage denial.
- The mortgage application process starts with the borrower applying for a mortgage loan by completing the mortgage loan application and signing it as well disclosures
The borrower is then requested to submit documents pertaining to the mortgage loan underwriter to review such as the following:
- two years tax returns
- W-2s, recent paycheck stubs
- 60 days bank statements and other documents that pertain for the mortgage loan underwriter to underwrite and process the mortgage loan application
The mortgage loan underwriter then issues a conditional mortgage loan approval if the borrower meets all underwriting guidelines.
A conditional mortgage approval does not guarantee a clear to close.
Clearing Conditions For Clear To Close
Once the mortgage underwriter issues a pre-approval, the borrower will shop for a home. While borrowers are shopping for a home, the pre-approval letter will contain mortgage conditions.
The key word here is conditions:
- As long as the mortgage loan borrower can provide all of the conditions stated by the mortgage underwriter then the clear to close is issued
- Some of the reasons for a last-minute mortgage denial are when verification of rent is requested but the borrower cannot provide it
- Or the borrower has been late on their rent payments in the past 12 months
- Other issues are the higher debt to income ratios due to higher homeowners insurance, or homeowners association fees, or high unreimbursed expenses
For borrowers counting on overtime income or part-time income or bonus income, a mortgage denial can happen if through the verification of employment the employer states the overtime, part-time, or bonus income is not likely to continue.
What Happens If I Get A Mortgage Denial?
Most lenders will tell borrowers that there is an issue in approving the loan for a clear to close. Lenders will give borrowers a chance to correct the problem before issuing a mortgage denial. Unfortunately, there are other mortgage lenders who will just issue a mortgage loan denial.
- For example, if the homeowners insurance or homeowners association fees are higher than listed on the original mortgage loan application
- Due to the higher fees you surpass the debt to income ratio caps, borrowers can correct it by paying off debts such as paying off credit card balances, paying off a car note, etc. so they can qualify
Borrowers who need to qualify for a mortgage with a national mortgage company with a lender with no lender overlays, please contact us at Gustan Cho Associates at 262-716-8151 or text us for a faster response. Or email us at firstname.lastname@example.org. The team at Gustan Cho Associates is available 7 days a week, evenings, weekends, and holidays.