Once you've submitted your application, a loan processor will gather and organize the necessary documents for the underwriter. A mortgage underwriter is the person that approves or denies your loan application.
Underwriting can take as little as a few days or as long as a few weeks. It takes place after you have an accepted contract on a home, but before closing.
An underwriter will order a property appraisal to see if the asking price is in line with its appraised value. Make the decision. The mortgage underwriter will either approve or deny your application once all the reports and paperwork are in.
Your mortgage process is fully complete only when the lender funds the loan. This means the lender has reviewed your signed documents, re-pulled your credit, and made sure nothing changed since the underwriter's last review of your loan file.
How often does an underwriter deny a loan? A mortgage underwriter typically denies about 1 in 10 mortgage loan applications. A mortgage loan application can be denied for many reasons, including a borrower's low credit score, recent employment change or high debt-to-income ratio.
For this reason, the interaction between a loan officer and an underwriter is limited to a simple transfer of the borrower's facts and data. A loan officer may not attempt to influence the underwriter. Loan officers and underwriters are both crucial roles in the home buying process.
An underwriter will examine your credit, income, debts and asset documentation and make a determination to approve or deny the loan based on your overall financial position in context of the size of the loan you are seeking. The decision they render depends on the above factors as well as your credit score.
You may be wondering how often underwriters denies loans? According to the mortgage data firm HSH.com, about 8% of mortgage applications are denied, though denial rates vary by location and loan type. For example, FHA loans have different requirements that may make getting the loan easier than other loan types.
Key Takeaways
To help improve your chances of getting a loan, don't take out any new credit, change jobs, or miss any bill payments during the underwriting process. About 9% of mortgage applications to buy a home in the U.S. were denied in 2020, according to the Consumer Financial Protection Bureau.
An underwriter may deny a loan simply because they don't have enough information for an approval. A well-written letter of explanation may clarify gaps in employment, explain a debt that's paid by someone else or help the underwriter understand a large cash deposit in your account.
How many days before closing do you get mortgage approval? Federal law requires a three-day minimum between loan approval and closing on your new mortgage. You could be conditionally approved for one to two weeks before closing.
The underwriter reviews your credit history as well as your credit score (FICO). When examining your credit history, the underwriter reviews that payments have been made timely. Your credit score is driven by factors including payment history, credit usage and any derogatory events such as bankruptcies.
Mortgage underwriters will generally ask for one to two years of tax returns when you apply for a mortgage. If you are self-employed, you may be asked to provide additional documentation as proof of your income stability. Mortgage underwriters want to make sure that your income is stable before giving you a mortgage.
Do Lenders Check Your Credit Again Before Closing? Yes, lenders typically run your credit a second time before closing, so it's wise to exercise caution with your credit during escrow. One of your chief goals during escrow should be to ensure nothing changes in your credit that could derail your closing.
Underwriters are the decision makers because they look at your application and will determine whether you receive approval. They usually have the final say as to whether you'll receive a loan or insurance policy.
There are many reasons why an underwriter may deny your mortgage loan, such as a low income, an unsatisfactory credit history or a recent change in employment. If an underwriter denies your mortgage loan, try going to a smaller lender or addressing the issues that caused the denial in the first place.
If there are any changes to your credit score or employment status, your loan can be denied during the final countdown. How can you protect yourself so that your loan isn't denied at the final step? First, don't quit your job or start a new one, even if it means a pay raise.
You may end up pre-approved for a mortgage but then denied because of circumstances beyond your control. Requirements for mortgage loans can change, and lenders may adjust their underwriting guidelines.
They evaluate credit and payment history, income and assets available for a down payment and categorize their findings as the Three C's: Capacity, Credit and Collateral.
The Underwriting Process of a Loan Application
One of the first things all lenders learn and use to make loan decisions are the “Five C's of Credit": Character, Conditions, Capital, Capacity, and Collateral. These are the criteria your prospective lender uses to determine whether to make you a loan (and on what terms).
Your final conditions may include things like bringing in your down payment, paying off an outstanding judgment or closing certain accounts. Conditions can include just about anything that a lender needs to be confident that you can repay your mortgage as agreed.
Since there is no way to document where these funds came from, it could cause the loan to be denied. If you are going to lend large amounts of money to a friend, document it and do not give it in cash. These days' underwriters are being very picky about deposits, so think twice before you cash that check.
Loan underwriters will review your bank statements to help determine whether you will be eligible for a mortgage loan. They'll look at your monthly income, monthly payments, expense history, cash reserves and reasonable withdrawals.
The minimum credit score you'll need will depend on the type of loan you apply for. For a conventional loan, your minimum credit score should be at least 620. If you apply for a Federal Housing Administration (FHA) loan, the minimum credit score is 580 or 500 with a 10% down payment.