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Pre-qualifying is not a promise. It is a lender looking at five things and telling you what is realistic before you fall for a house. Here are the five, so nothing on the list is a surprise. Equal Housing Lender. NMLS #402113. nmlsconsumeraccess.org
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Compliance: passes
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Every lender has to give you the same three-page Loan Estimate, in the same order, so you can compare them side by side. Page one is the loan. Page two is the money. Page three is the comparison most people never read. Bring us any lender's estimate and we will read it with you. Equal Housing Lender. NMLS #402113. nmlsconsumeraccess.org
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Compliance: passes
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Rates just dropped to 5.99%. Guaranteed approval for anyone who applies this week, and no credit check to get started. Lock it in before rates go up.
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Compliance: 7 issues, cannot be approved yet
- “5.99%” A rate, APR or payment figure is a Reg Z trigger term: it requires the APR and the full repayment terms alongside it, which belong on a rate sheet, not in a post or an ad. Say "Describe the situation and invite a conversation about current rates." instead.
- “Guaranteed approval” No approval can be guaranteed; the phrase is treated as deceptive. Say "Find out what you qualify for" instead.
- “no credit check” Every mortgage involves a credit review. Take it out.
- “before rates go up” A prediction about rates presented as fact. Take it out.
- Missing: “Equal Housing Lender.” Required on this copy. Add it at the end.
- Missing: “NMLS #402113. nmlsconsumeraccess.org” Required on this copy. Add it at the end.
- Missing: “Rates and terms are subject to change and to credit approval. Not all applicants will qualify. Contact us for current rates and full terms.” Required whenever the copy mentions "rate", "rates", "APR", "payment", "down payment", "refinance", "refi", "closing costs", "points", "cash out". Add it at the end.
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Myth: you can only use a VA loan once. You can use it again, and again, as long as the last one is paid off or your remaining entitlement covers the new home. Sergeant Alvarez used hers three times. Ask what yours would cover. Equal Housing Lender. NMLS #402113. nmlsconsumeraccess.org
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