By Elena Garrett, Realtor

INTRODUCTION AND THINGS TO REMEMBER

Congratulations!

If you’re reading this article, you’ve already completed one of the most stressful parts of the home-buying process. You’ve completed inspections, reviewed the inspection report, negotiated repairs or credits, and decided to move forward with the purchase.

For many Texas homebuyers, the option period feels like a whirlwind of decisions, negotiations, phone calls, and deadlines. Once that phase ends, the transaction enters a completely different stage.

The focus is no longer on negotiating. The focus is now on preparing for closing.

Before We Begin: A Resource That Could Save You Thousands

Many of my clients receive a guide called:

“How to Save Thousands Before, During, and After the Purchase of Your Home.”

Inside are dozens of practical strategies related to:

• Loans and financing
• Inspections
• Surveys
• Appraisals
• Closing costs
• Property taxes
• Contractors
• Long-term homeownership expenses

Throughout this article series, I’ll occasionally reference topics that are covered in greater detail inside that guide.

If you haven’t received a copy yet, contact me and request one. Many buyers save hundreds—or even thousands—of dollars simply by understanding opportunities that most homebuyers never realize exist.

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Why Everything Suddenly Gets Quiet

One of the biggest surprises for buyers is how quiet the transaction becomes after the option period ends.

During inspections and negotiations, it may have felt like someone was calling, texting, or emailing you every day.

Then suddenly… Nothing. A few days pass and nobody contacts you. Many buyers assume this means something is wrong. In reality, it’s usually the opposite.

Behind the scenes, several companies have just begun working on your file. While you may not see much activity, multiple professionals are reviewing documents, ordering reports, verifying information, and preparing your transaction for closing.

The process has not stopped. It has simply moved behind the curtain.

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Meet Your Closing Team

Buying a home involves far more people than just your real estate agent.

Understanding who does what will save you frustration and help you get answers faster.

Your Real Estate Agent

Your agent serves as the overall coordinator of the transaction.

Your agent helps:

• Monitor deadlines
• Coordinate communication
• Schedule walkthroughs
• Answer general questions
• Resolve issues between parties
• Keep the transaction moving toward closing

Think of your agent as the project manager for the entire process.

Your Loan Officer

Your loan officer handles financing-related questions.

They help with:

• Loan programs
• Interest rates
• Monthly payment estimates
• Financing options
• Loan estimates
• Mortgage strategy

If your question involves financing, your loan officer is usually the first person to contact.

Your Loan Processor or Loan Coordinator

Many buyers don’t realize that their processor often becomes one of the most important people in the transaction.

The processor typically:

• Collects documents
• Requests additional information
• Tracks underwriting requirements
• Monitors loan conditions
• Helps move the file toward final approval

If you receive requests for pay stubs, bank statements, tax returns, or letters of explanation, they often come from your processor.

Your Insurance Agent

Your insurance agent helps arrange homeowners insurance and, in some cases, discusses home warranty options.

Your lender will typically require proof of insurance before closing, making this an important step in the process.

Your Escrow Officer and Title Company

The title company plays a major role in Texas real estate transactions.

Your escrow officer and escrow team help:

• Coordinate closing
• Prepare title documents
• Schedule signing appointments
• Order surveys if necessary
• Manage the transfer of ownership
• Handle closing funds

Behind the scenes, the title company also researches the property’s ownership history and works to identify and resolve issues that could interfere with the transfer of ownership.

This can include:

• Liens
• Judgments
• Ownership disputes
• Boundary concerns
• Errors in public records
• Other title-related issues

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Create Your Transaction Contact List

One simple step can eliminate a surprising amount of confusion.

Create a contact sheet containing:

• Name
• Company
• Phone number
• Email address
• Job responsibility

for everyone involved in your transaction.

Many buyer frustrations happen because the right question gets asked to the wrong person.

For example:

• Your lender may not know the answer to a title question.
• Your escrow officer may not know the answer to a loan question.
• Your insurance agent may not know the status of your appraisal.

When you’re unsure who handles a particular issue, start with your real estate agent. Your agent can usually direct you to the appropriate person.

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Common Terms You’ll Hear

Let’s review a few terms that appear frequently during the closing process.

Appraisal

An appraisal is a professional opinion of value prepared by a licensed appraiser. The lender uses the appraisal to determine whether the property’s value supports the loan amount being requested.

Many first-time buyers confuse appraisals and inspections, but they serve very different purposes.

Inspection

An inspector evaluates the condition of the property:

• HVAC systems
• Roofing
• Electrical systems
• Plumbing
• Foundation concerns
• Attic conditions
• Appliances

Appraisal

An appraiser evaluates value.

They compare your home to recently sold properties with similar features and provide an opinion of market value.

Most buyers pay for the appraisal, although some lenders may waive the requirement under specific circumstances.

Ask your lender:

• What is the estimated appraisal cost?
• Is an appraisal waiver available?

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Survey

A survey is an official drawing and measurement of the property.

It typically identifies:

• Property boundaries
• Easements
• Building setback lines
• Fences
• Pools
• Sheds
• Driveways
• Other improvements

The survey helps confirm exactly what land is being transferred and whether any improvements create potential issues. If a new survey is required, the title company usually coordinates the process. Survey costs vary depending on lot size and property complexity.

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Disclosure

A disclosure is simply information that one party is required to provide to another.

Disclosures may come from:

• The seller
• The lender
• The title company
• The homeowners association

Whenever you hear the word “disclosure,” think:

“This is information that could affect my rights, responsibilities, costs, or future ownership experience.”

Read disclosures carefully.

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Loan Estimate

A Loan Estimate is a projection of your proposed mortgage terms.

It typically includes:

• Interest rate
• Estimated monthly payment
• Closing costs
• Cash needed to close
• Loan fees

Do not be surprised if you receive multiple versions throughout the transaction.

As rates change or loan options are adjusted, your Loan Estimate may be updated.

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Documents You Should Never Ignore

Some documents deserve extra attention because they can affect your ownership rights long after closing.

Title Commitment

The title commitment is one of the most important documents you’ll receive. Think of it as a preliminary report showing what may affect your ownership rights.

It identifies:

• Current ownership
• Easements
• Restrictions
• Exceptions to coverage
• Issues that must be resolved before closing

Many buyers never read this document.

That’s a mistake.

When you receive your title commitment, consider calling your escrow officer and asking them to explain any items that may be important for you to understand.

Important: Title documents are specialized legal documents. Your lender and real estate agent cannot provide legal interpretations of title documents. Questions about title matters should be directed to the title company.

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HOA Documents and Resale Certificates

If the property is located within a homeowners association, you’ll likely receive HOA documents and a resale certificate.

These documents may contain information about:

• HOA dues
• Special assessments
• Architectural restrictions
• Rental restrictions
• Parking rules
• Financial condition of the HOA
• Community regulations

Do not assume these documents are unimportant.

Some HOA restrictions can significantly affect how you use your property in the future.

Take the time to review them carefully, and don’t hesitate to ask questions if something isn’t clear.

You can also use AI tools such as ChatGPT to help summarize lengthy HOA documents and identify provisions that may be particularly important to your situation.

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Coming Up Next

Now that you understand the major players, documents, and terminology involved in the closing process, you’re ready to move into the next stage of the transaction.

In the next section, we’ll discuss what happens behind the scenes during underwriting, how lenders review your file, and the most common mistakes buyers make between contract and closing.

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Week One After the Option Period: What Happens Behind the Scenes and What You Need to Do

Part 2 of the Contract-to-Close Series

If you haven’t already read the Introduction and Closing Vocabulary article, start there first. Understanding the key players, documents, and terminology will make the rest of the closing process much easier.

By the time you reach Week One after the option period, the negotiation phase is largely complete. The focus now shifts from evaluating the property to preparing for closing.

For many buyers, this stage feels surprisingly quiet. That’s normal. While you may receive fewer calls and emails than you did during inspections and negotiations, several important processes have just begun behind the scenes.

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What Is Happening During Week One?

Week One is primarily about getting the transaction moving.

During this stage:

• Your lender begins underwriting.
• The title company opens and researches the property file.
• Insurance quotes begin coming in.
• Appraisal discussions start.
• Title and HOA review periods begin running.
• Several important deadlines start counting down.

Most of the work during this week is performed by your lender and title company, but there are still several important things buyers should be doing.

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Your Job This Week: Stay Organized and Respond Quickly

You don’t need to become a loan expert, title expert, or legal expert. Your primary responsibilities are much simpler:

✓ Stay organized

✓ Respond to requests promptly

✓ Review documents when they arrive

✓ Ask questions early

✓ Keep track of important deadlines

Buyers who respond quickly tend to experience smoother closings than buyers who wait several days to return forms or answer questions.

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Confirm Communication Between Your Team

Most of the time, your agent and lender automatically exchange information.

However, Week One is a good time to verify that:

• Your lender has a fully executed contract
• Your lender has your agent’s contact information
• Your agent has your lender’s contact information
• Everyone knows how to reach you

Small communication issues early in the process can create unnecessary delays later.

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Underwriting Is Officially Beginning

If you’re obtaining financing, one of the first major milestones is underwriting.

Underwriting is the lender’s process of verifying:

• Income
• Employment
• Assets
• Debts
• Credit profile
• Loan eligibility

This process deserves an entire discussion of its own, which is why we’ve created a separate article dedicated specifically to underwriting.

For now, simply understand that your loan is entering the verification stage.

Cash Buyers

If you’re purchasing the property with cash, most underwriting-related activities won’t apply to you.

Instead, your primary focus should be:

• Title work
• Survey review
• Insurance
• Closing preparation

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When Will the Appraisal Be Ordered?

This is one of the most common questions buyers ask during Week One. Unfortunately, there isn’t one universal answer. Some lenders order appraisals immediately after receiving the contract. Others wait until preliminary underwriting review is completed.

Ask your lender:

• When do you expect the appraisal to be ordered?
• Is anything currently preventing the appraisal from being scheduled?
• Are there any underwriting items that could create delays?

Understanding the timeline now can reduce anxiety later.

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What the Title Company Is Doing

At the same time your lender is working on financing, the title company begins preparing for the transfer of ownership.

During Week One, the title company may:

• Open the transaction file
• Research ownership history
• Request HOA documents
• Order surveys if needed
• Prepare closing documents
• Issue the title commitment

One of the first things you may receive is a Buyer Information Sheet.

This form helps verify:

• Legal names
• Contact information
• Marital status
• Vesting instructions
• Ownership structure

Complete and return this form as quickly as possible.

Even small errors on this document can create delays near closing.

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Do Not Ignore the Title Commitment

One of the most important documents you may receive during Week One is the Title Commitment. Think of it as the title company’s preliminary report on the property.

It identifies issues such as:

• Ownership information
• Easements
• Use restrictions
• Exceptions
• Matters that must be resolved before closing

Many buyers file it away and never read it. That’s a mistake. While you don’t need to understand every legal term, you should review it carefully and ask questions about anything that appears unusual or concerning. If needed, ask your escrow officer to explain sections that may affect your ownership rights.

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Why HOA and Title Documents Need Immediate Attention

Many Texas purchase contracts give buyers a limited period of time to review:

• HOA documents
• Resale certificates
• Title commitments
• Restriction documents

These review periods often include rights that can expire. If you discover a restriction that makes the property unsuitable for your intended use, you may have the right to object. In some situations, unresolved objections may even allow you to terminate the contract and recover your earnest money.

The important thing to remember is: These rights are usually tied to deadlines. Once the review period expires, your options may become much more limited.

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Examples of Restrictions Buyers Sometimes Discover

A few examples include:

• You plan to park a commercial trailer at the property. The HOA prohibits commercial vehicles.
• You intend to build a detached workshop. The subdivision restrictions prohibit structures below a certain size.
• You want horses, chickens, goats, or other animals. County or subdivision restrictions limit what can be kept on the property.
• You hope to convert the property into a rental in the future. The HOA limits the number of rental units allowed in the community.

These issues are much easier to solve when discovered during the review period rather than after closing.

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Start Shopping for Homeowners Insurance

Week One is also a great time to begin gathering homeowners insurance quotes. Even when your lender recommends a specific insurance company, it’s often worth obtaining multiple quotes. Coverage, deductibles, and premiums can vary significantly from one company to another.

Remember: The cheapest policy is not always the best policy. Ask questions and compare coverage—not just price.

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Identify Where Your Closing Funds Will Come From

At this stage, you generally do not need to move money. In fact, moving large amounts of money without first consulting your lender can sometimes create complications. Instead, simply identify where your funds currently reside.

Examples include:

• Checking accounts
• Savings accounts
• Investment accounts
• Retirement accounts
• Gift funds from family

Knowing where the money will come from now makes future lender requests much easier to satisfy.

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Planning to Travel Before Closing?

Tell your team immediately.

If you expect to:

• Travel
• Be out of state
• Be unavailable near closing
• Need remote signing

notify your:

• Agent
• Lender
• Escrow officer

as early as possible. Remote signing arrangements are usually easy when planned weeks in advance and stressful when discovered a few days before closing.

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Week One Checklist

Before moving into Week Two, try to complete the following:

Communication

□ Know who your lender, processor, escrow officer, insurance agent, and real estate agent are

□ Verify your lender has the executed contract

Financing

□ Confirm underwriting has started

□ Ask about appraisal timing

Title Company

□ Complete the Buyer Information Sheet

□ Review title documents as they arrive

□ Review HOA documents as they arrive

□ Confirm title and HOA review deadlines

Insurance

□ Obtain multiple homeowners insurance quotes

Closing Funds

□ Identify where your down payment and closing funds are currently located

Scheduling

□ Notify your team about any travel plans or remote-signing needs

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Looking Ahead

If you’ve completed the items above, you’re exactly where most successful buyers should be at the end of Week One.

The transaction is moving forward, your team is working behind the scenes, and the foundation is being laid for a smooth closing.

In the next section, we’ll discuss Week Two, including title review, HOA review, appraisal progress, loan processing, and the most common issues that can arise as closing approaches.

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Week Two: Turning a Future Home Into a Real Move-In Plan

Part 3 of the Contract-to-Close Series

By the time you reach Week Two of the home-buying process, most of the initial paperwork has been submitted, the major players are actively working on your transaction, and many of the critical deadlines have already passed.

For many buyers, this stage feels strange.

The flood of introductory emails begins to slow down, yet behind the scenes, this is often one of the busiest periods of the entire transaction.

The title company is finalizing research.

Insurance decisions are being made.

Appraisals are arriving.

HOA documents are being reviewed.

And for the first time, many buyers begin thinking less about the purchase itself and more about what life will look like after closing.

This stage is all about one thing:

Eliminating surprises before move-in day.

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What Should Be Happening By Now?

By the middle of the transaction, several important pieces of information should be coming together.

Depending on your timeline, you may have already received:

• The appraisal
• HOA documents
• Survey information
• Title commitment updates
• Insurance quotes
• Underwriting requests

At this point, your role begins to shift.

Instead of simply responding to requests, you’re now confirming assumptions and preparing for ownership.

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Review HOA Rules With Fresh Eyes

During Week One, your focus may have been on identifying potential deal-breaking restrictions.

By Weeks Two and Three, your focus should be different.

Now you’re trying to understand what living in the community will actually be like.

Questions worth answering include:

• What exterior modifications require HOA approval?
• What parking restrictions exist?
• Are there rental restrictions?
• What types of future assessments have occurred in the past?
• What maintenance responsibilities belong to homeowners?

You may not love every rule, but understanding them now is much better than discovering them after moving in.

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Verify Personal Property Included in the Sale

This is a surprisingly common source of misunderstandings.

If certain items were discussed during negotiations, now is the time to confirm that everyone still agrees on what stays with the property.

Examples include:

• Refrigerators
• Washers and dryers
• Riding lawn mowers
• Storage buildings
• Workshop equipment
• Security systems
• Patio furniture
• Shelving systems
• Pool equipment

If it’s important to you, verify it now.

Assumptions made weeks earlier sometimes become forgotten by closing day.

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Additional Underwriting Requests Are Normal

Many buyers assume that once they’ve uploaded dozens of documents, underwriting is finished.

Unfortunately, that’s rarely how it works.

As your file moves through different stages of review, additional requests often appear.

You may be asked for:

• Updated bank statements
• New pay stubs
• Letters of explanation
• Additional signatures
• Clarification regarding deposits or transfers

This does not necessarily mean there is a problem.

In many cases, it simply means your file has reached another checkpoint in the approval process.

Continue responding quickly and completely whenever requests arrive.

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Start Preparing Your Closing Funds

Notice the wording:

Prepare your funds. Don’t move your funds.

Before transferring large amounts of money, always consult your lender.

At this stage, your goal is simply to understand:

• Where your money is located
• How quickly it can be accessed
• What documentation may be required

Some assets are available immediately.

Others may take days or even weeks to access.

Examples include:

Usually Simple

• Checking accounts
• Savings accounts

May Require Additional Planning

• Brokerage accounts
• Retirement accounts
• Certificates of deposit
• Trust accounts
• Investment portfolios

The earlier you understand the timeline, the fewer surprises you’ll encounter during closing week.

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If Gift Funds Are Being Used

Gift funds deserve special attention.

If family members will be contributing funds toward the purchase, now is the time to ensure:

• Your lender knows who the donor is
• The donor understands the documentation requirements
• Everyone understands the transfer process

Many loan programs have specific documentation requirements for gift funds.

Handling those details early can prevent last-minute complications.

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Begin Planning the Move

Weeks Two and Three are often the perfect time to begin thinking beyond the transaction itself.

Ask yourself:

• Will I need movers?
• Do I need time off work?
• Are children changing schools?
• Am I moving from another city?
• Do I need temporary storage?

The earlier these questions are answered, the smoother your transition will be.

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Research Utility Providers

One of the most overlooked moving tasks is utility setup.

Every provider has different procedures, timelines, and requirements.

Consider researching:

• Electricity
• Water
• Sewer
• Trash collection
• Natural gas
• Internet providers
• Security monitoring

The goal is simple:

Avoid arriving at your new home and discovering that a critical service hasn’t been activated.

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Start Gathering Contractor Estimates

Many buyers already know they plan to make changes shortly after closing.

You don’t need to hire anyone yet.

But this is an excellent time to begin collecting information.

Common projects include:

• Interior painting
• Flooring replacement
• Landscaping
• Fence repairs
• Lighting upgrades
• Shelving installation
• Lock replacement
• Smart-home upgrades

Gathering estimates now helps you budget accurately and avoid rushed decisions after move-in.

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Discuss Remote Signing Early

If you expect to:

• Travel
• Relocate before closing
• Work out of town
• Be unavailable during closing week

tell your team now.

Depending on the circumstances, the title company may need to arrange:

• Mobile notaries
• Remote online notarization
• Overnight document delivery
• Alternative signing locations

These arrangements are usually straightforward when planned in advance and stressful when requested at the last minute.

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Check Your Identification Today

This sounds obvious, but it causes problems every year.

Take a moment and verify:

✓ Your driver’s license is not expired

✓ The name matches the purchase contract

✓ The identification will remain valid through closing

✓ You know where the identification is located

Solving an identification issue during Week Two is far easier than solving it the day before closing.

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Communication May Feel Uneven

One of the most common concerns during this stage is:

“Why hasn’t anyone called me in three days?”

The answer is usually simple.

Different professionals are working on different parts of the transaction at different times.

Some days you’ll receive several emails.

Other days may be completely quiet.

That doesn’t mean the transaction has stalled.

Continue checking email, responding promptly, and asking questions whenever something seems unclear.

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Weeks Two Checklist

By the end of this phase, you should be able to answer “yes” to most of the following:

Property Knowledge

□ I understand the major HOA rules and restrictions

□ I understand any important title or survey issues

□ I have verified any personal property included in the sale

Financing

□ I continue responding promptly to underwriting requests

□ I know where my closing funds are coming from

□ I understand any timelines required to access those funds

□ Gift fund donors have been identified and coordinated with the lender

Insurance

□ I have selected or nearly selected a homeowners insurance provider

Moving Logistics

□ Utility providers have been identified

□ Moving plans have been started

□ School, work, and travel considerations have been reviewed

Future Projects

□ I have begun collecting contractor information and estimates

Closing Preparation

□ Remote-signing needs have been discussed, if applicable

□ My identification is valid and available

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Looking Ahead

By the end of Weeks Two, the transaction should feel real. Most of the major questions should have answers. Most of the important decisions should be taking shape. And you should have a clear understanding of both the property you’re buying and the practical steps required to move into it successfully.

In the next segment we’ll cover the final week before closing, including Closing Disclosures, final cash-to-close numbers, gift fund coordination, final underwriting conditions, walkthroughs, signing appointments, funding, recording, and receiving your keys.

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The Final Underwriting: The Final Two Weeks of Mortgage Underwriting

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Introduction — The Final Loan Process Stretch Before Closing

As we get closer to your closing date, something interesting happens. For the first couple of weeks, much of the work has been happening behind the scenes. The lender has been processing your loan. The title company has been working on title. Inspections, repairs, appraisal, and underwriting may all have been moving forward.

And then suddenly, as closing approaches, everything seems to arrive at once. Emails. Documents. Questions. Updated statements. Underwriting requests. Closing Disclosures. Financial calculations.

Let me describe the difference between the first two weeks and the last two weeks of underwriting. For the first two weeks, it may feel like you’re driving at 10 miles per hour. Everything is moving along slowly and predictably. Then suddenly, without any transition period, you’re driving at 160 miles per hour through an obstacle course, with new obstacles appearing around every corner! And at the same time, you may be packing your belongings, arranging movers, sleeping very little, and trying to organize your entire life around the upcoming move. It’s a double dose of stress.

But this sudden acceleration is not necessarily a sign that your lender is incompetent or that something has gone wrong with your mortgage. It’s a common part of the final underwriting process, and I want you to be prepared for it.

During these final two weeks, there are three important things to understand:

1. Underwriting may continue asking questions right up until closing, sometimes even on closing day.
2. There are financial activities you absolutely should avoid while your mortgage is being finalized.
3. Your Closing Disclosure, lender documents, and closing deadlines require your attention.

Let’s go through these one at a time.

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Expect Underwriting to Become Downright Annoying

During this final stage of the loan process, underwriting may become extremely annoying from the buyer’s perspective.

You may start receiving what feels like an endless stream of last-minute requests for documents or explanations.

And some of those requests may leave you wondering, “Why didn’t anyone ask for this three weeks ago?”

That frustration is very common. Unfortunately, it is also part of the process.

As your loan moves into the final stretch, your file may go through additional layers of review as the lender works to clear outstanding underwriting conditions.

Because of that, you may suddenly receive requests from people you have never communicated with before.

Your original loan officer may still be involved, but additional processors, underwriters, underwriting assistants, or members of the lender’s compliance team may now be examining different parts of your file.

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Some Requests May Seem Obvious or Unnecessary

Many of these requests involve documentation or letters of explanation.

You may be asked to explain a particular deposit appearing on a bank statement.

You may be asked for additional documentation about gift funds.

You may be asked to explain a transfer between accounts that both belong to you.

Or you may be asked for an updated version of something you feel like you already provided.

The important thing to understand is that underwriting is not necessarily asking because someone finds your explanation suspicious or because your earlier answers were overlooked.

Very often, they simply need a particular question answered and documented in the loan file before they can clear that condition.

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Treat Every Underwriting Request as Urgent

At this stage, no matter how small or irritating the request may seem, treat it with urgency.

If underwriting asks for something at 10 o’clock in the morning and you can reasonably provide it that same day, provide it that same day.

Tomorrow, they may review your answer and have another question.

Then another document may be required.

And suddenly, a small request that could have been resolved Friday morning is still being discussed Tuesday afternoon, while you are supposed to close Wednesday.

The closer we get to closing, the less room we have for delays.

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Don’t Pack Away Important Documents Just Yet

Here is something practical that many buyers don’t think about.

During the last two weeks before closing, you may already be packing your house, loading boxes, and sending belongings to storage.

But be careful about packing away important documents.

For example, if your lender suddenly requests a copy of your marriage certificate, divorce decree, or another legal document, you don’t want to discover that it’s sitting at the bottom of a sealed box somewhere in a moving truck or storage facility.

Ask your lender which documents might still be needed before closing.

If you have important physical records that could be requested, keep them somewhere accessible until your loan has successfully closed and funded.

The last thing you need is to spend three hours searching through moving boxes for one piece of paper that underwriting needs immediately.

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Keep Checking Your Email, Even While You’re Moving

And here is another very important piece of advice.

Even if you’re exhausted from packing, loading boxes, and preparing to move, continue checking your email frequently.

During the final days before closing, I recommend checking approximately every hour while you’re awake and available.

Remember, additional members of the underwriting team may now be involved in your file.

You may suddenly receive requests from people whose names you have never seen before.

Your original loan officer may have been your primary contact for the first several weeks, but now another processor, underwriting assistant, or compliance employee may be reaching out.

Make sure you know your mortgage loan number or underwriting file number.

Watch for emails referencing that number, even if you don’t immediately recognize the sender.

Of course, before sending sensitive financial information or documents to an unfamiliar person, verify the request through your loan officer or another trusted lender contact. When possible, use the lender’s secure document portal.

The important thing is not to overlook an urgent, legitimate request simply because it came from someone other than your regular loan officer.

Your lender may be waiting for one updated bank statement while you’re busy packing your kitchen.

And sometimes that one document is all that’s standing between you and your closing appointment.

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Underwriting Can Continue Even on the Day of Closing

Do not assume that because your closing date has arrived, underwriting must already be finished.

It may not be.

In fact, I have personally handled at least three or four transactions where buyers were scheduled to close at 10 o’clock in the morning, and at 9 o’clock that very same morning, underwriting came back with another question.

Suddenly, the buyers were scrambling to provide updated bank statements, additional explanations, or whatever other documentation the lender requested.

And instead of closing at 10 AM as planned, their appointments had to be postponed until 4 o’clock that afternoon while everyone worked to satisfy the outstanding conditions.

Now, here’s something important: Do not go into meltdown mode over a last-minute underwriting request. This is not a sign that your entire transaction is falling apart. Often, it simply means another team has taken over your file and is reviewing it with fresh eyes. They may notice something that needs clarification or additional documentation. That’s all. Stay calm, provide whatever information they’re requesting, and let’s keep moving toward closing.

Occasionally, documentation questions may even arise after closing documents have been signed, particularly when outstanding funding conditions still need to be resolved.

During this entire process, there are three words everyone wants to hear:

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Clear to Close.

Clear to Close generally means the lender’s underwriting process has reached the point where the necessary conditions for moving toward closing have been satisfied. That is a major milestone.

However, it does not necessarily mean that every final document is ready or that additional questions are impossible. So keep monitoring your phone and email until the transaction has successfully funded.

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Do Not Complicate Your Financial Situation

There is another extremely important rule during these final weeks: Do not make your financial picture more complicated than it already is.

• This is not the time to open a new credit card.
• This is not the time to finance furniture.
• This is not the time to buy a new car.
• And absolutely do not miss a payment on an existing loan or credit account.

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Avoid New Credit and Large Purchases

I know you may be excited about furnishing your new home. Perhaps you want to purchase a refrigerator, a new bedroom set, or new living room furniture. And maybe the store is offering twelve months of interest-free financing. But please wait until your mortgage has closed and funded.

Taking on additional debt can change your debt-to-income ratio, affect your credit score, or require the lender to review your qualifications again. And remember, your lender may check your credit again shortly before closing.

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Be Careful About Moving Money

Also, be careful about moving large amounts of money between bank accounts. Something that feels completely harmless to you can create another transaction that underwriting has to document and explain. For example, perhaps you move $20,000 from your savings account into checking.

From your perspective, that is perfectly ordinary. Both accounts belong to you. But now underwriting may need statements from both accounts showing where the money came from and where it went.

If you need to move substantial funds, particularly funds intended for your down payment or closing costs, coordinate with your lender first. Similarly, avoid unexplained large cash deposits, undocumented gifts, or unusual financial transactions.

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Do Not Make Sudden Employment Changes

If possible, avoid changing jobs, becoming self-employed, or making major changes to your compensation before closing. Employment and income may be verified again during the final stage of the loan. If something does change, notify your lender promptly. Do not assume the change will go unnoticed or that it cannot affect your approval.

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Keep Your Finances Predictable

During this final stretch, boring is good.

Keep your finances as stable and predictable as possible until the transaction is completed. You will have plenty of opportunities to buy furniture, open new accounts, and make other financial decisions after closing.

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Understanding Your Closing Disclosure

Now let’s discuss the paperwork you may receive during these final weeks. One of the most important documents is your Closing Disclosure. And this document can cause a lot of anxiety.

A buyer opens it and immediately starts asking:

“Where is my seller credit?”

“Why is this charge here?”

“Why is my cash to close different?”

“This isn’t what we agreed to!”

Those are perfectly reasonable questions. However, your initial Closing Disclosure may be issued before every final adjustment has been reconciled. The lender and title company may still be exchanging information, adding invoices, verifying credits, calculating taxes and prorations, and balancing the final numbers.

That does not mean you should ignore the document. You absolutely should review it. But if something looks incorrect, the best response is to contact your loan officer and say: “This doesn’t appear to match what we agreed to. Can we verify this?” That allows the lender to investigate and make any necessary corrections.

Lender Figures Versus Title Company Figures

As we approach closing, your lender will prepare your mortgage figures, while the title company prepares and balances the financial side of the overall sale.

These are related, but they are not exactly the same calculations.

The title company’s figures may incorporate seller credits, tax adjustments, survey expenses, and other charges or credits associated with the transaction.

For example, I have seen situations where the lender calculated a property-tax adjustment one way while the title company calculated it differently.

We would much rather discover that discrepancy before closing than while everyone is already sitting at the closing table.

We will discuss how to review your Closing Disclosure and what numbers to look for in a separate video.

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The Three-Business-Day Closing Disclosure Requirement

Here is something else you need to understand.

For most mortgage loans covered by the federal Closing Disclosure rules, the buyer must receive the initial Closing Disclosure at least three business days before legally committing to the loan at consummation, usually when signing the mortgage documents.

This requirement gives you an opportunity to review the loan terms, examine the costs, and ask questions before signing.

For this particular rule, Saturdays generally count as business days, while Sundays and federal legal holidays do not.

For example, if your loan signing is scheduled for Friday, receiving the Closing Disclosure on Tuesday can satisfy the waiting period, provided there are no intervening holidays and the lender can establish timely receipt.

Pay attention to electronic disclosure notifications.

If your lender asks you to open or acknowledge receipt of a Closing Disclosure, do it promptly.

Depending on how the document is delivered, the lender may need to account for additional time before it can treat the disclosure as received.

What If the Closing Disclosure Needs Corrections?

Not every correction requires another three-business-day waiting period.

Many adjustments can be made without restarting the clock.

However, certain significant changes do require a new waiting period. These include a change that makes the disclosed annual percentage rate inaccurate under the applicable rules, a change in the loan product, or the addition of a prepayment penalty.

Your lender determines how these requirements apply to your loan.

Does This Mean All Loan Documents Must Be Ready Three Days Before Closing?

No. This is an important distinction. The federal three-business-day requirement applies to receiving the Closing Disclosure.

It does not mean the lender must have every final loan document prepared three days before your closing appointment. In fact, the final signing package may be completed much closer to closing. However, if the required disclosure was not received on time, or the lender cannot prepare the final documents or authorize closing, the transaction may need to be postponed.

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What Happens If the Lender Is Not Ready to Close?

This is one of the hardest realities of the closing process.

You may have already given notice to your landlord. Your lease may be ending. You may have paid movers, packed your belongings, and scheduled time off work. And delaying closing may create very real financial consequences. But none of those things automatically require the lender to approve or fund your loan. If underwriting still has conditions that must be satisfied, closing may need to be delayed until those issues are resolved.

Sometimes the problem is additional documentation. Sometimes the Closing Disclosure was not delivered within the required time frame. Sometimes the loan is approved, but the lender has not completed the closing package.

Whatever the reason, we may need to change the closing date.

A Lender Delay Does Not Automatically Extend Your Purchase Contract

In Texas, your purchase contract establishes an agreed closing date.

If the lender cannot close on time, that date does not automatically change simply because the lender needs more time. We need to review the contract provisions and, where necessary, negotiate an extension with the sellers and document the agreement appropriately. Sometimes the sellers are very cooperative. Other times, they have their own moving arrangements or another home purchase depending on receiving the proceeds from your transaction.

A delay in your mortgage can create complications for everyone. This is why we monitor the lender’s progress and try to identify potential problems before the scheduled closing date.

If a delay becomes likely, contact your real estate agent promptly so the necessary arrangements can be addressed. Also ask your lender whether the delay could affect your interest-rate lock or create additional loan expenses.

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Review Your Mortgage Documents Before Signing

One final piece of advice. If you are someone who likes to read every document before signing, ask your lender approximately a week before closing which documents can be provided in advance.

Some buyers are perfectly comfortable having the documents explained during the signing appointment. Other buyers prefer to read every paragraph beforehand. Either approach is understandable. But if you want to read everything, plan for it.

A mortgage closing can involve a substantial stack of paperwork. Trying to read every page for the first time while sitting at the closing table can turn a normal appointment into a very long appointment. Ask which documents can be reviewed in advance and which may not be available until closer to closing. Pay particular attention to your loan amount, interest rate, loan type, monthly payment, mortgage insurance, and other important financial terms.

You can also ask which documents can be signed electronically and which require notarization or special signing procedures. Not every document can necessarily be signed through DocuSign. Knowing that beforehand makes your closing appointment easier to plan.

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Putting Everything Together

As you enter the final two weeks of mortgage underwriting, remember four things.

• First, respond to underwriting quickly. Even when a request seems unnecessary, take care of it as soon as reasonably possible.
• Second, keep your finances stable. Avoid new debt, missed payments, unusual transactions, and other changes that could complicate your loan.
• Third, review your mortgage paperwork. Pay attention to the Closing Disclosure, loan terms, and required deadlines.
• Fourth, remember that the closing date can still change. Until the lender completes its requirements and authorizes the transaction, last-minute delays remain possible.

And one more practical reminder: You may be in the middle of packing, loading moving trucks, and organizing your entire household. But don’t let those activities distract you from the final mortgage requirements.

Keep your important documents accessible, monitor your lender communications, and stay available until the transaction has funded. Your job is not to manage the lender’s underwriting department. Your job is to stay available, provide the information they need, and avoid introducing new problems into the process. Now, let’s finish with two checklists that you can use during your final two weeks before closing.

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FINAL LOAN DOCUMENTS CHECKLIST 1 — THINGS TO DO

The Final Two Weeks of Mortgage Underwriting

Underwriting and Communication

•  Check your email, phone messages, and lender portal regularly.
•  During the final days, check for new lender communications approximately every hour while awake and available.
•  Know your mortgage loan or underwriting file number.
•  Watch for legitimate messages referencing your file number, even from unfamiliar lender employees.
•  Verify unfamiliar contacts before providing sensitive financial documents.
•  Respond to lender requests the same day whenever reasonably possible.
•  Provide updated bank statements or financial records promptly.
•  Prepare letters of explanation when requested.
•  Ask questions immediately if a lender request is unclear.
•  Confirm which underwriting conditions remain outstanding.
•  Coordinate gift-fund documentation with your lender, if applicable.
•  Notify your lender of significant changes to your income, employment, or financial obligations.

 Remain available for additional lender questions, even on closing day.

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Documents to Keep Accessible During Your Move

•  Ask your lender which physical documents may still be required.
•  Keep important identification, financial, and legal records accessible.
•  Keep marriage certificates, divorce decrees, and other relevant records available if applicable.
•  Make sure required paperwork is not buried in sealed moving boxes or inaccessible storage.
•  Keep access to your bank accounts, financial statements, and secure lender portal.
•  Have a way to scan or upload documents quickly if underwriting requests them.

Closing Disclosure and Loan Documents

•  Confirm when and how you will receive your Closing Disclosure.
•  Open and acknowledge electronic disclosures promptly when requested.
•  Review your loan amount, interest rate, loan type, and monthly payments.
•  Compare your Closing Disclosure against your most recent Loan Estimate and agreed terms.
•  Verify that expected seller and lender credits are included.
•  Report incorrect or unexpected charges promptly.
•  Ask about any financial terms you do not understand.
•  Request available mortgage documents in advance if you want additional reading time.
•  Determine which documents require in-person signatures or notarization.

Final Loan Approval and Closing Readiness

•  Ask your lender whether the loan is on track for the scheduled closing date.
•  Confirm whether any remaining conditions could delay closing.
•  Monitor the status of Clear to Close.
•  If a delay becomes likely, notify your real estate agent immediately.
•  Coordinate any necessary contract extension through your real estate agent.
•  Check whether a delay could affect your interest-rate lock.
•  Stay reachable until the lender has authorized funding and the transaction is completed.

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FINAL LOAN DOCUMENTS CHECKLIST — THINGS NOT TO DO

Avoid These Mistakes During the Final Two Weeks of Mortgage Underwriting

Do Not Complicate Your Finances

•  Do not open new credit cards.
•  Do not finance furniture, appliances, or other large purchases.
•  Do not purchase or lease a vehicle without first discussing the impact with your lender.
•  Do not take out new personal loans.
•  Do not miss payments on existing loans or credit cards.
•  Do not make large unexplained deposits.
•  Do not move substantial sums between accounts without consulting your lender.
•  Do not accept undocumented gift funds.
•  Do not make major employment or income changes without discussing them with your lender.
•  Do not assume your lender will not verify your credit, employment, or financial information again.

Do Not Lose Access to Important Information

•  Do not pack away essential documents where you cannot retrieve them quickly.
•  Do not place potentially needed original documents in inaccessible moving trucks or storage.
•  Do not stop checking email because you’re busy packing or moving.
•  Do not assume every underwriting request will come from your original loan officer.
•  Do not ignore legitimate requests simply because you don’t recognize the sender.
•  Do not email sensitive information to unfamiliar contacts without verifying their identity.

Do Not Ignore Underwriting Requests

•  Do not ignore calls, emails, or lender portal messages.
•  Do not postpone answering an underwriting question because it seems unnecessary.
•  Do not assume a previously submitted document will never need to be updated.
•  Do not assume a last-minute request means your mortgage is being denied.
•  Do not become so frustrated that you stop communicating with the lender.
•  Do not assume underwriting must be finished simply because closing day has arrived.

Do Not Ignore Mortgage Documents and Deadlines

•  Do not ignore discrepancies on your Closing Disclosure.
•  Do not assume the initial Closing Disclosure must contain every final adjustment.
•  Do not assume every correction restarts the three-business-day waiting period.
•  Do not ignore requests to acknowledge receipt of electronic disclosures.
•  Do not assume all final loan documents must be completed three days before closing.
•  Do not sign loan documents containing important terms you do not understand without asking questions.

Do Not Assume Closing Is Guaranteed

•  Do not assume Clear to Close means additional questions are impossible.
•  Do not assume the lender can disregard mandatory disclosure deadlines.
•  Do not assume a lender delay automatically extends your purchase contract.
•  Do not assume the sellers must agree to every extension request.
•  Do not assume signing documents necessarily means the loan has funded.
•  Do not make additional financial commitments based on the assumption that closing cannot be postponed.

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Final Reminder

The final two weeks of mortgage underwriting can feel very different from the first two weeks.

Things may suddenly move faster. New people may become involved. Questions may arrive at inconvenient times, even on the day you’re supposed to close.

And all of this may be happening while you’re packing and preparing to move.

But your responsibilities are straightforward:

Stay disciplined. Stay responsive. Keep your documents accessible. Keep your finances stable. And don’t create new problems for your lender to investigate.

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