How Our Mortgage Process Works
Clear expectations at every milestone. No surprises, just transparent timelines and proactive communication from our Houston team.
Application to Clear-to-Close Timeline
Typical 30-45 day journey from application to keys in hand
Submit Your Application
Complete loan application with income, assets, employment, and property details.
- Online application takes 15-30 minutes
- Provide income, employment, asset documentation
- Submit property address and purchase price (or refinance details)
- Receive Loan Estimate within 3 business days
- Loan officer reviews application and requests additional docs if needed
Loan Processing & Document Review
Processor verifies employment, income, assets, and orders appraisal and title work.
- Employment verification (VOE) sent to employer
- Income and asset documents verified
- Credit report pulled and reviewed
- Appraisal ordered (takes 7-10 days)
- Title search and insurance ordered
- Additional documentation requested if needed
Underwriting Review
Underwriter reviews entire loan file, appraisal, and issues conditional approval or clear to close.
- Underwriter reviews credit, income, assets, property
- Appraisal received and reviewed
- Title work reviewed for liens or issues
- Conditional approval issued (may require additional docs)
- Final conditions submitted and cleared
- Clear to close issued
Clear to Close & Closing Day
Final docs prepared, Closing Disclosure sent, and you sign at closing to get your keys.
- Closing Disclosure sent 3 days before closing
- Final walk-through of property (if purchase)
- Wire closing funds to title company
- Sign loan documents at closing (1-2 hours)
- Title and deed recorded with county
- Receive keys to your new home!
Rate Lock Strategies & Timing
Choose the right lock period for your scenario
30-Day Rate Lock
Best for: Quick closings, simple scenarios
Ideal for refinances or cash buyers with clear title and no issues.
Pros:
- Lower lock fee (if any)
- Works for fast timelines
Cons:
- • Tight deadline, less buffer for delays
45-Day Rate Lock
Best for: Most common for purchases
Standard timeline for most home purchases with inspection, appraisal, and underwriting.
Pros:
- Reasonable timeline
- Most lenders offer this free
- Buffer for minor delays
Cons:
- • May expire if appraisal is delayed significantly
60-Day Rate Lock
Best for: Complex scenarios, new construction
Provides extra time for construction delays, title issues, or complex underwriting.
Pros:
- Maximum buffer for delays
- Peace of mind for new builds
Cons:
- • May have higher lock fee or rate
Closing Cost Breakdown
Typical costs for Texas home loans (2-5% of loan amount)
Origination Charges
- Loan Origination Fee0.5-1% of loan amount
- Processing Fee$300-$800
- Underwriting Fee$400-$900
Third-Party Services
- Appraisal Fee$450-$700
- Credit Report$30-$75
- Title Search & Insurance$1,500-$3,000
- Home Inspection (optional)$350-$600
Prepaid Items & Escrow
- Homeowners Insurance (1 year)$1,200-$2,500
- Property Tax Escrow2-6 months
- Prepaid InterestVaries by closing date
- HOA Fees (if applicable)Varies
Government Fees
- Recording Fees$50-$200
- Transfer Taxes (if applicable)Varies by county
Frequently Asked Questions
How long does it take to close a mortgage in Texas?
The typical timeline is 30-45 days from application to closing. Refinances can close faster (20-30 days) while purchases with inspections, appraisals, and negotiations take longer. Cash-out refinances or complex scenarios may take 45-60 days. Factors that affect timeline: appraisal delays, title issues, missing documentation, or underwriting conditions.
What happens during underwriting?
Underwriting is the risk assessment phase where an underwriter reviews your credit, income, assets, employment, and the property. They verify all documentation, review the appraisal, check title work, and ensure you meet loan program guidelines. You may receive conditions (requests for additional documentation). Once all conditions are met, you receive 'clear to close' approval.
When should I lock my interest rate?
Most borrowers lock their rate once they have a ratified contract (purchase) or completed application (refinance). Lock when you're comfortable with the rate and timeline. Common lock periods are 30, 45, or 60 days. If rates are falling, you might wait to lock. If rates are rising, lock early. Discuss strategy with your loan officer based on market trends and your timeline.
What are closing costs and how much should I expect to pay?
Closing costs typically range from 2-5% of the loan amount in Texas. For a $300,000 loan, expect $6,000-$15,000 in closing costs. This includes origination fees, appraisal, title insurance, prepaid taxes and insurance, and recording fees. You can negotiate seller concessions (seller pays part of your closing costs) or roll costs into the loan (higher rate in exchange for lender credits).
Can I get a lower rate by paying points?
Yes. Discount points let you 'buy down' your rate by paying upfront. One point = 1% of loan amount and typically lowers your rate by 0.25%. For a $300,000 loan, 1 point = $3,000 and might lower your rate from 7% to 6.75%. Break-even analysis: If monthly savings are $50, it takes 60 months to recoup the $3,000 cost. Pay points if you plan to stay in the home long-term.
Ready to Get Started?
Experience a transparent mortgage process with clear timelines and proactive communication every step of the way.