Category: Tips to ensure your mortgage closes smoothly

Kentucky First Time Home Buyer Tips for a Smooth Closing after loan pre-approval

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Kentucky Home Buyer Tips for a Smooth Closing after loan pre-approvalToo Tips For Home Buyers

Tip #1: Things to Avoid Before Buying a Your First Home in Kentucky!!!




Here are some things to avoid during the Kentucky First Time home buying process to assure your transaction goes smoothly:

-Don’t Make an Expensive Purchase

It’s best to avoid making major purchases like furniture, cars, appliances, electronic equipment, jewelry, or vacations until after the closing. Financing furniture with a credit card could jeopardize your credit worthiness during the time it means the most. Using cash to purchase big items can also create a problem because many banks take into consideration your cash reserve when approving your mortgage.

-Don’t Get a New Job

Lenders like to see a consistent job history. Generally, changing jobs will not affect your ability to qualify for a mortgage loan-especially if you are going to be making more money. But for some people, getting a new job during the loan approval process could raise some concern and affect your application.

-Don’t Switch Banks or Move Money Around

As your lender reviews your loan package, you will be asked to provide bank statements for the last two or three months on your checking accounts, savings accounts, money market funds and other liquid assets. To eliminate potential fraud, most loans require a thorough paper trail to document the source of all funds. Changing banks or transferring money to another account could make it difficult for the lender to document your funds.

-Don’t Disregard Your Lenders Requirements

You may have been pre-approved for the loan but your work with the lender is far from over. Your lender will need copies of your bank statements, W2s and other paperwork. It is up to you to get it to him or her as soon as possible. Failure to submit certain qualifying documents could cause you to lose your loan and the financing you need to buy your home.


We see a bunch of clients come in that could have saved themselves some headaches if they would’ve followed these tips for buying a home.



  1. Do NOT purchase a new vehicle. (If you can help it)
    1. You may be just graduating college or getting that well deserved promotion at work and be tempted to treat yourself to that shiny new vehicle. If at all possible, fight that urge! When we are calculating your debt-to-income ratio, that car payment can possibly take away the purchasing power that you wished you had. Instead of a $150,000 house, you’re now looking at an $80,000 home.
  2. Do NOT change jobs or how you’re paid.
    1. The main reason we try to not have people change jobs is not because of the history but the possibility of the way that you were and are paid now. If you were salaried 6 months ago and now you are paid a smaller salary but with commissions, there is a good possibility we won’t be able to count those commissions since you haven’t received them for two years. So if a job opportunity arises or HR is possibly promoting you to a new pay system, weigh the costs of maybe not being able to buy a home.
  3. Do NOT deposit cash or large untraceable deposits.
    1. The old saying used to be “cash is king”. Some people still think that they can bring their mattress money or rainy day funds to closing and unfortunately that is not the case anymore. When we are going through the loan process and see a large deposit that isn’t an auto deposit from payroll, things can get a little dicey. Ever since the mortgage crisis in 2008 and 2009, the government makes us “source” funds like that. It’s their way of making sure that there isn’t possible money laundering or fraud happening. If you sell a vehicle or an item for cash, please document it as clearly as possible.
  4. Listen to your loan officer
    1. This is an extremely easy one but you’d be surprised how many times people don’t follow this. An analogy that Don tells his clients is to think of buying a home like a maze. This is especially true with all the regulations and rules they have put in place since the mortgage crisis. You, the borrower, are trying to get to the end of the maze and get into the home. We as loan officers have a better view point of the maze and can help guide you through it. If you don’t trust us and let us guide you, it can take a lot longer to get into the home or possibly do something that makes it to where you can’t get a home at all.
Joel Lobb (NMLS#57916)
Senior  Loan Officer
American Mortgage Solutions, Inc.
10602 Timberwood Circle Suite 3
Louisville, KY 40223
Company ID #1364 | MB73346

Text/call 502-905-3708
If you are an individual with disabilities who needs accommodation, or you are having difficulty using our website to apply for a loan, please contact us at 502-905-3708.   
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>Kentucky First Time Home Buyer Programs 2011

>Kentucky First Time Home Buyer Programs 2011.

>Tips to ensure your mortgage closes smoothly

>Tips to ensure your mortgage closes smoothly:

Credit Cards / New debt: Once you have applied for a mortgage, do not apply for new debt or credit cards, even if you do not plan to use them until after settlement. When you buy a home, you will undoubtedly buy items for that home; please wait until after you own the home!

Review your credit report: Be proactive in the process by thoroughly reviewing your credit report with me at the beginning of the process and report any inaccurate or missing information so that we can address it accordingly. What is missing on your report today could show up later and derail your closing.

Save everything: Save all of your bank statements, paystubs and credit card statements from time of application until closing. We may need them.

Do not pack your financial papers: Keep all tax returns, W-2’s, paystubs, 1099’s, K-1’s, bank statements etc… in an accessible place – not in POD somewhere in Timbuktu. You never know what you may have to provide at the last minute with the new guidelines. Be prepared!

Gift Funds and Large deposits: Based on the new rules, we will need a more detailed paper trail on gift funds and large deposits that are not consistent with your normal deposit pattern. If you are receiving a gift, we will need to verify that you have received it and that the donor has the ability to give those funds. Large deposits will have to be sourced; be prepared to show and explain where that money came from. If it was from a bonus, have the check ready. If you sold a car, have the bill of sale and a copy of the title transfer.

Changing Jobs: This one may seem obvious, but if you are planning to change jobs during the loan process, please inform me ASAP. If you are forced to change jobs, inform me immediately. You will sign a final application at settlement. When you sign it, you will be verifying the information that it contains. Do not commit mortgage fraud.

Do not move cash around: Lenders must verify all funds for closing and the source of those funds. When you move those assets around, it creates a paper trail nightmare. The best practice is to leave everything where it is. Once we have verified all accounts and given you the ”ok” , then you can commence shuffling funds.

Finally, when in doubt, contact me to ask. Do not take any chances with the approval of your loan. If additional verification is required, it will in most cases, delay your closing.

One of Kentucky’s #1 Loan Officers 5 years running. Give me a try today 502-905-3708