Phase 1 — Pre-approval (before you shop)
The process starts before the house. A conversation plus documents produces your pre-approval: verified budget, program options, and a letter that makes your offers credible. Doing this first — not after you find the house — is the single biggest timeline saver, and it's why we harp on it.
Phase 2 — Offer accepted: the clock starts
Your purchase agreement sets the closing date, and everything now works backward from it. Immediately after acceptance: your formal loan application is completed and locked to the property, disclosures go out, and you'll receive the Loan Estimate within three business days. Our processing team orders the appraisal and title work right away — day-one ordering is one of the quiet reasons our files close on time.
Phase 3 — Processing & appraisal
Processing is assembly: verifying employment, income, and assets, collecting any missing documents, and building a complete file. The appraisal happens in parallel — a licensed appraiser confirms the home's value supports the loan. Your job in this phase is simple: respond fast when we ask for something, and make no financial changes. Every day a document sits in an inbox is a day added to the file.
Phase 4 — Underwriting
An underwriter reviews the complete file against program guidelines and issues a decision — most commonly a conditional approval: approved, subject to a short list of items (an updated pay stub, a letter explaining a deposit, a final verification). Conditions are normal. We clear them, resubmit, and receive the final approval. Our production team's specialty is building files right the first time so this loop is short.
Phase 5 — Clear to close, and closing day
"Clear to close" means underwriting is fully satisfied. Closing is scheduled, and you receive the Closing Disclosure at least three business days before signing — review it, compare it to your Loan Estimate, and ask us about anything that looks unfamiliar. On closing day you'll sign the final documents, funds move, the deed records, and the keys are yours. Total elapsed time varies with the market and your file, but our team is known for some of the fastest turn times in the industry — and pre-approved buyers with responsive document habits consistently close fastest.
Quick answers
What slows a mortgage down the most?
Slow document turnaround and mid-process financial changes — new debt, job changes, undocumented deposits. Fast responses and a quiet financial life are the two biggest things a buyer controls.
What is a rate lock?
A commitment holding your interest rate for a set window while the loan closes. We'll talk through lock timing and length when your offer is accepted so market movement doesn't work against you.