NMLS #2260967
EN | ES (305) 400-2771
Mortgage AF
Loan process

FIVE STEPS.
NO MYSTERY MAP.

From first conversation to closing — what happens, what you need, who does what, and how you stay in control.

NMLS #2260967Annia Fonseca #1667245Miami-Dade · Broward · Palm Beach
OVERVIEW

WHAT ACTUALLY HAPPENS

Same five steps whether you buy or refinance — the order and intensity shift with your contract, property type, and file. Below: who does what, what you typically need, and how we keep surprises off the closing table.

  1. 01

    DISCOVERY & GOALS

    We start with intent: purchase or refinance, target timeline, comfortable monthly range, and must-haves (condo, VA eligibility, low down payment, cash-out). No pressure — this call is about fit and a realistic path, not a hard sell.

    • Purchase vs refinance (and cash-out if relevant)
    • Timeline, budget band, and property type
    • Early flags: self-employed income, gifts, credit questions

    You bring: a rough price or payoff goal and your preferred close window. We handle: framing options and whether pre-approval is the right next move.

  2. 02

    APPLICATION & PRE-APPROVAL

    Complete the secure application. When appropriate we review income, assets, and credit, then issue a pre-approval you can use with confidence — stronger than a quick pre-qual estimate for South Florida offers.

    • Shop in a realistic price range
    • Stronger position when negotiating with sellers
    • Faster path once you are under contract

    Typical docs: ID, recent pay stubs, W-2s or tax returns, asset statements. Self-employed files often need two years of returns. We only pull credit when it is needed — and we tell you first. Start application →

  3. 03

    PROPERTY & PROGRAM LOCK-IN

    Under contract (or ready to refi), we confirm the property works for the loan — especially condos — finalize the program (conventional, FHA, VA, and so on), and outline conditions so you know what underwriting will ask for.

    • Condo / project eligibility checks early
    • Program match to occupancy, down payment, and goals
    • Condition list aligned to your contract timeline

    Program details live on Loan Programs. This step is about making sure the house and the product fit before deep underwriting.

  4. 04

    PROCESSING & UNDERWRITING

    Your file is verified end-to-end: income and employment, credit and liabilities, assets for down payment and closing costs, appraisal, and title. Underwriting issues conditions; we work them with you so problems surface early — not at the table.

    • Income, credit, assets, and property appraisal
    • Title and insurance requirements
    • Clear condition tracking until approval

    Speed levers: complete application, fast replies on conditions, clean paper trail on large deposits or gifts. See the do / don’t section below.

  5. 05

    CLEAR TO CLOSE

    Final numbers, Closing Disclosure review, and signing. You close knowing what you borrowed, what you pay, and why — with terms that match what you were shown.

    • CD / final figures reviewed before you sign
    • ID, insurance, and funds per closer instructions
    • Refinance: note any required rescission waiting period
Start at step 02 Ask about your timeline

Educational overview only — not a commitment to lend. Approvals, timing, and conditions depend on credit, income, property, occupancy, and investor guidelines.

STEP 04 FOCUS

WHILE YOUR LOAN
IS IN PROCESS

Most delays are preventable. Treat the file like a living application until funds are disbursed.

DO

KEEP THE FILE CLEAN

  • Complete the application fully and return conditions the same day when you can
  • Use a paper trail for large deposits; prepare a gift letter for gifted funds
  • Tell us about job changes, new income, or travel near closing
  • Keep insurance and HOA/condo requests moving if we flag them
NO

UNTIL YOU CLOSE

  • No major purchases or new credit (cars, furniture, cards) — debt ratios can shift
  • No large transfers between accounts without documentation
  • Don’t ignore condition emails when a rate is locked or a date is set
  • Don’t assume a personal check works for closing funds — follow the title/closing instructions
STEP 05

CLOSING
CHECKLIST

Signing is smoother when the boring details are handled early. Your closer and our team will confirm the exact list for your file.

Questions before signing?
  1. 01Review the Closing Disclosure — rate, loan amount, payment, cash to close, and names/address should match what you expect. Ask before you sign if anything looks off.
  2. 02Valid ID — bring government-issued identification required by the notary/closer.
  3. 03Homeowners (and flood) insurance — proof of coverage and payment as required for the property and loan type.
  4. 04Closing funds — follow written wiring or cashier’s-check instructions from title/closing. Personal checks are often not accepted for large amounts.
  5. 05Refinance rescission — many owner-occupied refinances include a federal three-business-day right to cancel after signing before the loan funds. We will flag if it applies.
  6. 06Stay reachable — last-minute conditions and signing logistics move fast near the date.
DOCS

ID, income, assets — plus contract items on purchase. We send a tailored list so you are not over-collecting.

TIMELINE

Driven by your contract, appraisal, condo docs if any, and how fast conditions clear. We set expectations up front.

YOU + US

You own the facts and the deadlines. We own coordination, lender conditions, and plain-English updates.

FAQ

PROCESS QUESTIONS

Short answers. For broader topics see our main FAQ.

How long does the mortgage process take?
Timelines vary by purchase vs refinance, property type (especially condos), appraisal, and how quickly documents are returned. Many straightforward files move from application toward clear-to-close in a few weeks when conditions are complete; contract deadlines drive purchase timelines. We map a realistic schedule on your file.
What is the difference between pre-qualification and pre-approval?
Pre-qualification is an early estimate of buying power from stated information. Pre-approval is stronger: we review income, assets, and credit when appropriate and issue a letter you can use with offers. For competitive South Florida offers, pre-approval is usually the better tool.
Will starting the process hurt my credit?
A conversation or starting the online application does not automatically mean a hard credit pull. When a credit check is needed for pre-approval or underwriting, we explain timing and what to expect first.
What documents will I need?
Typical files include government ID, recent pay stubs, W-2s or tax returns (self-employed often need two years), bank/asset statements, and for purchase a contract and HOI info later. Gift funds need a gift letter and paper trail. We send a file-specific list so you are not guessing.
What should I avoid while my loan is in process?
Avoid new debt or major purchases, large unexplained transfers, job changes without telling us, and missing condition deadlines—especially if your rate is locked or a closing date is set. Ask us before moving large sums or cosigning.
What happens at closing?
You review and sign final documents (including the Closing Disclosure in advance when required), confirm names/address/loan terms, provide ID and proof of insurance as required, and bring funds per the closer’s instructions (often wire or cashier’s check—not a personal check). Many owner-occupied refinances include a federal three-business-day right of rescission before funding.
Do condos take longer?
They can. Project eligibility, questionnaires, insurance, and association documents add steps. We flag condo risk early in Step 03 so you are not surprised mid-contract.
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