How the Mortgage Process Works, Step by Step
What happens, in what order, and what we will need from you at each stage.
Three ways to start
The five steps
Conversation
Goals, timeline, budget and any credit concerns. Fifteen minutes.
Pre-approval
Documents reviewed; a letter issued that you can shop with.
Offer & contract
We coordinate with your agent and update the letter for a specific home.
Processing & underwriting
Appraisal, title and insurance ordered; conditions cleared early.
Clear to close
Final Closing Disclosure reviewed together, then keys.
What to have ready
These speed up pre-approval. Missing something is not a problem — we work with what you have.
- Government-issued photo ID
- Recent pay stubs and the last two years of W-2s
- Two years of federal tax returns, especially if self-employed
- Recent bank and retirement account statements
- Details of the current mortgage or rent
- For VA loans: DD-214 or statement of service
Never email sensitive documents. A secure upload link comes from Hartford Funding's portal when it is time. Social Security and account numbers should never go in a web form, email or text.
Common questions
How long does pre-approval take?
Usually a day or two once documents are in. A short conversation comes first, then paperwork uploads securely and Wendy reviews it herself. Complex files — self-employment, a recent job change — take longer, and she will say so up front.
Will getting pre-approved hurt my credit?
Pre-approval involves a credit inquiry, which can have a small, temporary effect. Credit scoring models generally treat multiple mortgage inquiries within a short shopping window as one, so comparing lenders does not compound the impact.
What is the difference between pre-qualification and pre-approval?
A pre-qualification is an estimate based on what you tell us. A pre-approval means credit, income and assets have been reviewed and a letter stands behind you — which is what sellers and listing agents take seriously.
How much is needed for a down payment?
It depends on the program. Some government-backed programs allow eligible borrowers to buy with nothing down, several conventional and FHA options allow a small down payment, gift funds from family are often permitted, and Florida offers assistance programs for eligible buyers. We work out the number that applies to your situation.
Can self-employed borrowers qualify?
Yes. Many business owners qualify on two years of tax returns. Where returns understate what a business earns, bank statement and other non-QM programs use different documentation instead.
What should veterans know?
The VA benefit allows eligible borrowers to buy with no down payment and no monthly mortgage insurance. A Certificate of Eligibility is required, and we help obtain it. Existing VA loans may qualify for the streamlined IRRRL refinance.
Do you work with buyers in The Villages?
Regularly — including how the community development district bond, amenity fees and 55+ deed restrictions factor into qualifying, and reverse mortgage options for eligible homeowners.
Is Hartford Funding a bank?
Hartford Funding, Ltd. is a direct residential mortgage lender founded in 1983, licensed in 30 states plus Washington, D.C. The loan closes with Hartford Funding, and the same loan officer stays with the file throughout.
Does a conversation cost anything?
No. Nothing is charged for a conversation, and nothing is owed afterwards.
Where do you meet clients?
At 440 Royellou Ln, Ste 101 in downtown Mount Dora, or entirely by phone, text and secure portal — whichever suits you.
Ready for step one?
Call or text Wendy, or send a question. No obligation either way.