Loan Approval
Get Pre Approved. Getting pre-qualified helps you determine how much home you can afford, based on specific financial information you share with your lender. The lender does not verify this information, and consequently there is no guarantee you will qualify for the loan amount.
Getting pre-approved requires that the lender verify your financial information, and does serve as a commitment to lend a specified amount based on that verified information. This gives you significant buying power with a seller who recognizes you will be approved for a loan
Types of Mortgage Lenders
Portfolio lenders
An institution which is lending their own money and originating loans for itself is called a "portfolio lender." This is because they are lending for their own portfolio of loans and not worried about being able to immediately sell them on the secondary market. Because of this, they don't have to obey Fannie/Freddie guidelines and can create their own rules for determining credit worthiness. . Usually these institutions are larger banks and savings
& loans.
It is often more important to choose a good loan officer, not the institution.
Loan officers have two jobs. One is to be your advocate in getting the loan approved.
The other is to deliver quality loans. You want someone who has proven dependable and ethical in the past -- someone you can trust.
Quite often only a portion of their loan programs are "portfolio" product. If they are offering fixed rate loans or government loans, they are certainly engaging in mortgage banking as well as portfolio lending.
Once a borrower has made the payments on a portfolio loan for over a year without any late payments, the loan is considered to be "seasoned." Once a loan has a track history of timely payments it becomes marketable, even if it does not meet Freddie/Fannie guidelines.
Selling these "seasoned" loans frees up more money for the "portfolio" lender to make more loans, which is another way that portfolio lenders engage in mortgage banking. If the loans are sold, they are packaged into pools and sold on the secondary market. You will probably not even realize your loan is sold because, quite likely, you will still make your loan payments to the same lender, which has now become your "servicer."
Direct Lenders
Lenders are considered to be direct lenders if they fund their own loans. A "direct lender" can range anywhere from the biggest lender to a very tiny one. Banks and savings & loans obviously have deposits they can use to fund loans with, but they usually use "warehouse lines of credit" from which they draw the money to fund the loans. Smaller institutions also have warehouse lines of credit from which they draw money to fund loans.
Direct lenders usually fit into the category of mortgage bankers or portfolio lenders, but not always.
One way you used to be able to distinguish a direct lender was from the fact that the loan documents were drawn up in their name, but this is no longer the case. Even the tiniest mortgage broker can make arrangements to fund loans in their own name.
Correspondents
Correspondent is usually a term that refers to a company which originates and closes home loans in their own name, then instead of selling those loans in pools, they sell them individually to a larger lender, called a sponsor. The sponsor acts as the mortgage banker, re-selling the loan to Ginnie Mae, Fannie Mae, or Freddie Mac as part of a pool.
The correspondent may fund the loans themselves or funding may take place from the larger company. Either way, the loan is usually underwritten by the sponsor.
It is almost like being a mortgage broker, except that there is usually a very strong relationship between the correspondent and their sponsor.
Banks and Savings & Loans Banks and Savings & Loans - Banks and savings & loans usually operate as portfolio lenders, mortgage bankers, or some combination of both.
Credit Unions Credit Unions usually seem to operate as correspondents, although a large one could act as a portfolio lender or a mortgage banker.
copyright 1999 by Terry Light and Real Estate ABC, modified 2002
Mortgage
Bankers
A true Mortgage Banker is a
lender that is large enough to originate loans and create pools of loans which
they sell directly to Fannie Mae, Freddie Mac, Ginnie Mae, jumbo loan investors,
and others. Any company that does this is considered to be a mortgage banker.
They can very greatly in size. Some may service the loans they originate,
but not all of them will. Most true mortgage bankers have wholesale
lending divisions.
Examples of two of the largest
mortgage bankers are Countrywide Home Loans and Wells Fargo Mortgage.
One is associated with a bank and the other is not, but both are most correctly
classified as mortgage bankers.
A lot of companies call
themselves mortgage bankers and some deserve the title. For others, it is
mostly marketing.
Mortgage Brokers
Mortgage Brokers are companies
that originate loans with the intention of brokering them to wholesale lending
institutions. A broker has established relationships with these companies.
Underwriting and funding takes place at the wholesale lender. Many mortgage
brokers are also correspondents, which is why many of them also claim to be
mortgage bankers.
Mortgage brokers deal with
lending institutions that have a wholesale loan department.
Wholesale Lenders
Most mortgage bankers and portfolio lenders also act as wholesale lenders, catering to mortgage brokers for loan origination. Some wholesale lenders do not even have their own retail branches, relying solely on mortgage brokers for their loans.
These wholesale divisions offer loans to mortgage brokers at a lower cost than their retail branches offer them to the general public. The mortgage broker then adds on his fee. The result for the borrower is that the loan costs about the same as if he obtained a loan directly from a retail branch of the wholesale lender.
The Advantages of Different Types of Mortgage Lenders
What kind of lender is best?
If you talk to a loan officer, he (or she) will probably say the lender they work for is "the best" and give you a list of reasons why. If you meet the same loan officer years later and he works for a different kind of lender, he will give you a list of reasons why that type of lender is better.
Realtors have differing opinions and, as a group, their opinions have changed over time. In the past, most would often recommend portfolio lenders - because they almost always closed the deal. As time passed, mortgage bankers and mortgage brokers became more important, and agents switched along with the changing times.
Most often a Realtor will direct you to a specific loan officer who has demonstrated a track record of service and reliability -- or a loan officer who works for a lender affiliated with their real estate office.
As for lending institutions, each type of lender has strengths and weaknesses. Quality within each branch or office can vary, depending on the loan officer, the support staff, and a variety of other factors.
copyright 2000 by Terry Light and Real Estate ABC, modified 2002
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