Your first application.
Your front door.

01 / The plan

Let’s make this
make sense.

Hey, I’m Neal. I’m a Loan Officer with Lone Star Financing, and I’ve worked in mortgage since 2017. My preferred first step is your secure application so I can understand your situation before we talk.

We’ll review your loan options, the full monthly payment, and cash to close. Then I’ll help you stay connected while you shop and work toward closing.

Your team: I handle financing strategy and mortgage questions. Your agent handles the search, offers, and negotiations. Processing, underwriting, title, and insurance each complete their part.

Some steps overlap. Preparation and shopping can take time; your contract and lender requirements determine the closing schedule.

02 / Your budget

Shop by
payment, too.

The price on the listing is only part of what the home costs. Start with a payment that works for your life, leaving room for utilities, repairs, moving, savings, and the things you still want to enjoy.

Assumptions: 5% down, $332,500 loan, 30 year fixed term, and a hypothetical 6.50% interest rate. This isn’t a current offer. Taxes, insurance, mortgage insurance, and HOA vary. Utilities and maintenance aren’t included. A fixed rate doesn’t keep taxes or insurance from changing.

03 / Application and documents

Give me the
full picture.

You don’t need a property picked out to start preparing. Complete my secure application so our conversation can focus on your goal, timeline, income, debts, assets, down payment source, and whether you need to sell a home.

Your common starting documents

• Government issued photo ID and requested contact and residence history.
• Recent pay statements, commonly the latest 30 days, and the most recent two years of W2 forms.
• Recent asset statements, commonly the latest two months, for closing funds or reserves.
• Current housing and other property details, plus requested gift or other income records.

Self employed? We may need personal and business tax returns, a current profit and loss statement, or lender specific bank statement documentation. VA, retired, or moving up? Your situation may require eligibility, income, or home sale records. I’ll tailor the list.

Upload complete, readable files through the secure portal, including every statement page. Keep documents current. Don’t send account information or Social Security numbers by ordinary email or text.

04 / Loan options

More than
one way home.

We’ll compare the paths available for your income, property, credit, down payment, and goals.

Down payment assistance

An eligible program may help with funds. It can involve income limits, education, a second loan, repayment terms, or a different rate.

Buying an investment property? Tell me upfront. DSCR financing follows a different eligibility review from a primary home purchase. Every option requires qualification and lender approval.

05 / Cash to close

Plan the money
before the move.

Separate what you’ll need before closing, at closing, and afterward. You may pay earnest money, an option fee, inspection, and other charges before signing. Track what’s already paid so deposits and expenses are counted correctly.

Hypothetical costs, not a quote. This example omits other adjustments and assumes the seller credit is allowed and fully usable. Separately paid expenses still affect your budget. The final Closing Disclosure and title figures control.

Keep extra funds for moving, repairs, and required reserves. Seller credits have program limits and generally pay eligible costs rather than your required down payment. Gift eligibility and documentation depend on the loan. Discuss both with me before building your offer around them.

06 / Interest rate, APR, and costs

The rate is
part of the story.

How to use APR

• Compare similar loans. Two loans can have the same interest rate but different APRs because their financing costs differ. Compare the same loan type and term.
• APR isn’t your payment rate. It doesn’t include every homeownership expense. Review taxes, homeowners insurance, HOA, and cash to close separately.
• Find it on the Loan Estimate. The interest rate is on page 1 under Loan Terms. APR is on page 3 under Comparisons. Comparing fixed and adjustable rate APRs needs extra care.

Points, lender credits, and the rate lock

Points: Upfront costs for a lower rate; one point equals 1% of the loan amount. Lender credits: May offset costs in exchange for a higher rate. Rate lock: A rate agreement for a stated period and conditions. Ask about expiration and extensions.

APR helps compare costs over the loan term. If you expect to sell or refinance sooner, also compare upfront costs and how long it takes payment savings to recover points.

07 / Preapproval and home search

Understand your approval.
Then go shopping.

A preapproval is conditional. Property, valuation, updated documents, final underwriting, and financial changes can affect the result. The letter may expire, and pricing may change while you shop.

Keep me in the loop

• Send the listing address and proposed price before making an offer.
• Ask for a payment scenario using that home’s taxes, insurance, HOA, and assessments.
• Tell me about builder incentives, seller credits, or the sale of your current home.
• Report changes to income, debts, savings, or timing so we can update the plan.

Before touring with an agent, review the required written agreement, services, duration, exclusivity, and compensation. Broker compensation is negotiable. Understand how any amount you owe fits your purchase budget.

08 / Your offer and contract

Make the offer
fit the plan.

Your agent handles the offer and negotiation. I’ll help you understand the financing before you commit.

• Price and financing: Confirm the loan amount, down payment, and eligibility.
• Seller contributions: Decide which costs you want covered and whether the loan allows the amount.
• Contract funds: Understand earnest money, the option fee, delivery requirements, and available cash.
• Dates and protections: Review closing, option, financing, appraisal, title, and any home sale terms.
• Agent compensation: Confirm who’s paying what and any buyer obligation.
• Property details: Review disclosures, HOA terms, survey, repairs, fixture leases, and items that convey.

Look closely at builder incentives

Compare complete terms, eligible credits, fees, and payment after any temporary buydown ends. Ask whether the incentive requires a particular lender or title company. Before signing an appraisal waiver or removing financing protections, review the risk with your agent or attorney.

Once you’re under contract

• Send the fully signed contract, addenda, effective date, and agent and title contact details.
• Deliver required earnest money and the option fee through verified instructions.
• Schedule inspection early enough to review results and negotiate on time.
• Get insurance quotes, report property issues, and upload missing documents.

The option period is a negotiated opportunity to evaluate the property and use the termination right in your contract. Earnest money and the option fee serve different purposes. Refund rights depend on your terms, timely payment, notices, and reason for termination. Your agent should calendar financing, appraisal, title, survey, and disclosure deadlines. Builder and condo contracts can differ. Ask your agent and a Texas real estate attorney about legal rights.

09 / Property and loan review

Check the house.
Verify the file.

Processing and underwriting

Processing organizes your documents and third party items. Underwriting evaluates income, employment, credit, debts, closing funds, reserves, and the property under your program.

Ask me before changing your finances

• Financing a car, furniture, appliances, or other new payments.
• Opening or closing credit accounts, cosigning, or making large charges.
• Changing jobs, pay structure, hours, or your business.
• Moving large amounts, accepting gifts, or depositing funds that are hard to document.
• Paying off debt or changing your down payment, loan structure, or occupancy.

10 / Closing and possession

Signing is a step.
Funding gets you closer.

Before your appointment

• Review the Closing Disclosure. For covered mortgages, you must receive it at least three business days before closing. The lender confirms timing and whether a change requires a new waiting period.
• Check final figures. Verify names, property, loan amount, rate, term, payment, credits, fees, and cash to close. Compare your latest Loan Estimate and ask about differences.
• Complete your walkthrough. Your agent helps confirm condition, agreed repairs, and items that should remain.
• Confirm logistics. Ask title about identification, acceptable funds, signing arrangements, and remaining requirements.

Read the documents and ask questions before signing. Title coordinates settlement and the lender’s funding requirements. Signing doesn’t always mean immediate funding or keys. Possession follows your contract and any leaseback agreement. Confirm the handoff before scheduling movers.

11 / After the keys

Now it’s
your home.

• Confirm the first payment. Follow the due date and instructions in your closing documents. Set up the correct servicer account and autopay.
• Watch for servicing notices. The company collecting payments can change. Verify legitimate notices and update payment arrangements.
• Save your records. Keep closing documents, title policy, survey, insurance, warranties, and repair records together.
• Set up the house. Transfer utilities, update your address, change locks or access codes, and plan for maintenance.

Stay in touch when you’re considering a move, refinance, renovation, or investment. We can compare it with your current loan and the costs of changing it. Refinancing requires eligibility and approval. Future rates or savings aren’t guaranteed.

12 / Frequently asked questions

Good questions.
Clear answers.

13 / Your personal plan

Own your
next step.

Before we talk, write down your comfortable total monthly housing cost, available purchase funds, cash you want left after closing, target area, buying timeframe, and whether you need to sell your current home.

Before you shop

• Complete my secure application and upload requested documents.
• Review programs, APR, full payment, and cash to close.
• Understand preapproval conditions and your agent agreement.

Once you’re under contract

• Send the signed contract and calendar deadlines with your agent.
• Pay required funds using verified instructions and schedule inspection.
• Finalize insurance and respond to loan conditions.
• Review final figures, verify funds, and confirm possession.

These checkboxes are for reading along. They aren’t submitted or saved when you leave this page.

Mortgage words, translated

Principal

The loan balance. The principal portion of a payment reduces what you owe.

Interest rate

The rate charged for borrowing. It doesn’t include loan fees.

APR

Annual Percentage Rate. A yearly borrowing cost measure including interest and certain charges.

PITI

Principal, interest, taxes, and insurance. Check whether the quote also includes mortgage insurance or HOA.

DTI

Debt to income ratio: qualifying monthly debts compared with qualifying gross income. Limits vary.

Mortgage insurance

Protects the lender. Conventional PMI and FHA mortgage insurance have different rules.

Escrow

A mortgage account for taxes or insurance. In a purchase, it can also mean funds held by title.

Prepaids

Costs paid ahead, such as interest or an insurance premium. They aren’t all lender fees.

Earnest money

A contract deposit held by the escrow agent. Credit and refund treatment depend on your contract.

Option fee

A Texas contract payment tied to a negotiated termination option. Separate from earnest money.

Cash to close

The amount due at settlement after costs, deposits, credits, and adjustments.

Rate lock

A rate agreement for a defined period and subject to stated conditions.

Conditional approval

A lender review with listed items or conditions still to be satisfied.

14 / Official references

Know where
the answers come from.

Educational guide reviewed October 2026. Your loan documents, lender requirements, and signed contract control. Examples are hypothetical and aren’t rate quotes or commitments to lend. Consult your own legal or tax adviser about those decisions.