The Mortgage Loan Process:
From Research to Funding

Purchasing a home is a significant milestone that comes with a multitude of decisions and steps. Among these, securing a mortgage is perhaps one of the most complex and crucial. Each stage requires careful attention to detail, thorough documentation, and adherence to specific requirements. By understanding and navigating each step effectively, borrowers can increase their chances of successfully obtaining a mortgage loan.

Research and Preparation

The mortgage journey begins with research and preparation.

Understanding your financial situation, determining your budget, and exploring different mortgage options are key steps in this phase. Research various types of mortgages, such as fixed-rate and adjustable-rate, and learn about their pros, cons, and qualifying criteria.

Assess your credit score and address any issues that might affect your loan application. This phase sets the foundation for the rest of the process.

Pre-Approval and Loan Application

Once you’re armed with information and ready to move forward to the pre-approval phase.

During this stage, borrowers provide their financial information to a lender. The lender then assesses their financial ability for a loan and determines the maximum amount they can borrow. This step typically involves a review of the borrower’s credit history, income, employment status, and other relevant financial factors.

Once pre-approved, the borrower moves on to the next stage, which is the loan application. Here, the borrower completes a formal application form and provides supporting documentation, such as pay stubs, bank statements, and tax returns. The lender carefully reviews these documents to verify the borrower’s financial information and assess their ability to repay the loan.

This stage assesses the borrower’s financial situation, including their credit score, debt-to-income ratio, and overall stability.

Loan Underwriting

Lenders review borrower’s finances, credit, and property value to decide if they should approve a mortgage loan. This step is important in the mortgage application process because it helps lenders assess the risk of giving the loan. Here’s a detailed look at what happens during underwriting for a mortgage:

  1. Document Review:

Lenders review the documents you provided during the mortgage application phase. Documents include your financial history, employment details, income verification, credit reports, tax returns, bank statements, and any other relevant financial information. The goal is to ensure the accuracy and completeness of the information provided.

  1. Credit Check:

Lenders assess your credit history and credit score to gauge how well you manage debt. A higher credit score often translates to better loan terms, including lower interest rates. The credit check helps lenders predict your likelihood of repaying the loan on time.

  1. Debt-to-Income Ratio (DTI) Analysis:

Lenders assess your debt-to-income ratio by comparing the amount you owe to your monthly earnings. This helps them determine how much you can afford to borrow. A lower DTI ratio indicates better financial stability and a higher capacity to manage mortgage payments.

  1. Employment Verification:

Lenders verify your current employment status and income. They may contact your employer to confirm your job position, length of employment, and income details. Lenders view a consistent employment history favorably.

  1. Property Appraisal:

Lenders require a professional appraisal of the property you’re purchasing. An appraiser assesses the property’s value to ensure that it’s in line with the purchase price. This step safeguards both the lender and the borrower from overpaying for the property.

  1. Loan-to-Value (LTV) Ratio Assessment:

The LTV ratio is the ratio of the loan amount to the property’s appraised value. Lenders calculate this ratio to evaluate the risk associated with the loan. A lower LTV ratio often results in more favorable loan terms, as it indicates a larger equity stake in the property.

  1. Property Inspection:

In addition to the appraisal, the lender might require property inspections, such as termite inspections or checks for structural integrity. These inspections ensure the property is free from major defects that could affect its value and is in good repair.

  1. Credit Risk Evaluation:

Lenders assess your credit risk by analyzing factors such as your credit history, payment behavior, and the likelihood of default. They consider your overall credit profile to determine if you pose a higher or lower risk as a borrower.

  1. Automated Underwriting:

Some lenders use automated underwriting systems that analyze your financial information and credit history to generate an initial loan approval decision. However, this decision is subject to manual review and validation by an underwriter.

  1. Manual Underwriting:

For loans that require more detailed assessment, a human underwriter reviews your application, financial documents, and any other pertinent information. The underwriter ensures that your financial situation aligns with the lender’s guidelines and policies.

  1. Conditional Approval:

After evaluating all aspects of your application, mortgage underwriting may issue a conditional approval. This approval is contingent on the fulfillment of specific conditions or requirements. These conditions might include providing additional documentation, explanations, or addressing discrepancies.

Loan Approval

Upon successful underwriting, you receive a conditional loan approval. This means that the lender is prepared to offer you a mortgage pending the satisfaction of certain conditions. These conditions might involve providing more documentation, addressing specific issues, or meeting additional requirements. It’s important to promptly fulfill these conditions to move the process forward smoothly.

Home Appraisal

As part of the underwriting process, the lender typically requires a home appraisal. A professional appraiser evaluates the property’s value to ensure it matches or exceeds the purchase price. Appraisals protect both the lender and the buyer by putting too high of a value on the property. If the appraisal value is lower than the purchase price, negotiations might be necessary to bridge the gap.

Final Approval and Clear to Close

Once the lender fully approves the loan, Underwriting will give final approval to close it.

In this phase, the borrower and lender agree on the loan details, such as interest rate, repayment plan, and fees. The borrower also signs the necessary legal documents, such as the promissory note and mortgage agreement.

At this point, you’ll receive a Closing Disclosure (CD), which outlines the terms, costs, and details of your loan. Review the CD carefully and compare it to the Loan Estimate provided at the beginning of the process to ensure consistency.

Closing Preparations

Before the end, you will work together with various groups. These groups include your agent, title company, and lender. The purpose of this collaboration is to ensure that we prepare all necessary documents and funds.

This includes coordinating a date, time, and location for the closing meeting.


The closing meeting is a significant step in the mortgage process. It’s when you’ll sign the final paperwork, including the promissory note, mortgage agreement, and other legal documents. Additionally, you’ll pay any closing costs and fees. At the meeting, the buyer, seller, and a representative from the title company or escrow agent may all be there.


Funding is the culmination of the mortgage loan process and marks the final step before you officially become a homeowner. It’s the stage where the lender disburses the funds to complete the purchase of the property. Here’s a breakdown of what happens during the funding stage of a home loan:

  1. Verification of Loan Document:

The lender verifies that they have properly signed and executed all necessary documents before funding can occur. This includes the promissory note, mortgage or deed of trust, and any other legal paperwork related to the loan.

  1. Review of Closing Disclosure (CD):

The Closing Disclosure (CD) is a document provided to the borrower at least three business days before the closing meeting. The CD outlines the terms of the loan, including the interest rate, monthly payments, closing costs, and other financial details. The lender reviews the CD to ensure accuracy and compliance with regulations.

  1. Confirmation of Conditions:

Before funding the loan, you must meet the lender’s conditions and requirements. These conditions may include providing additional documentation or addressing certain issues that arose during underwriting.

  1. Final Verification of Funds:

Lenders verify that the funds needed for the loan transaction are available and ready for disbursement. This includes confirming the borrower’s down payment, closing costs, and any other fees required to complete the purchase.

  1. Coordination with Title Company or Escrow Agent:

The lender and title company work together to make sure all the right papers and money are ready for the closing. The title company is responsible for handling the transfer of ownership and ensuring that the transaction is legally binding.

  1. Disbursement of Funds:

The lender disburses the funds to the appropriate parties once they have completed all the necessary checks. These funds pay for the property, the seller’s money, agent fees, and other costs related to the transaction.

  1. Recording the Mortgage:

The lender records the mortgage or deed of trust with the local government after disbursing the funds. This legal step officially establishes the lender’s claim to the property as collateral for the loan.

  1. Title Transfer and Ownership:

Upon recording the mortgage, the title company transfers the property’s title to the borrower. This confirmation establishes the borrower’s ownership of the property, and updates the title to reflect the change.

  1. Homeownership Commences:

With funding completed and ownership transferred, you officially become a homeowner. You can move into your new property and start making it your own.

  1. Loan Repayment Begins:

After the funding stage, you’ll start making monthly mortgage payments according to the terms outlined in your loan agreement. Your mortgage payment includes the loan amount, interest, and possibly taxes and insurance if they’re in an escrow account.

Congratulations! With funding and recording complete, you officially own your new home!

Repayment of the mortgage begins according to the terms outlined in your loan agreement. To maintain a positive credit history, it is important to be aware of your monthly payments. These payments consist of the principal, interest, taxes, and insurance. It is crucial to make these payments on time.

Ready to begin the homebuying process? Apply online at Mid-Continent Funding, Inc.

*Disclaimer: This blog post is for information purposes only and does not constitute financial advice. Requirements and loan terms may vary between lenders and are subject to change.*