All Cheat Sheets

Buyer-Facing Guide

Getting Pre-Approved

What to have ready and how to prepare

Ryan Van Til

Pacific Trust Mortgage

NMLS #2336853

(805) 801-1380

What to Have Ready

Income

  • ☑ 30 days of pay stubs
  • ☑ 2 years of W-2s
  • ☑ 2 years of tax returns (if self-employed)
  • ☑ Pension, Social Security, or retirement income letters (if applicable)

Assets

  • ☑ 2 months of bank statements (all pages, all accounts)
  • ☑ Retirement / investment account statements
  • ☑ Gift letter (if using gift funds for down payment)

Identity

  • ☑ Valid photo ID (driver's license or passport)
  • ☑ Social Security Number

Other (if applicable)

  • ☑ Current mortgage statement (refinance)
  • ☑ Divorce decree / child support order
  • ☑ Bankruptcy discharge papers (if applicable)
  • ☑ VA Certificate of Eligibility (VA loans)

Credit Prep (30–60 Days Before Applying)

  • Check your credit report at annualcreditreport.com — dispute any errors before applying
  • Pay credit card balances below 30% of the limit (below 10% is even better for scoring)
  • Don't close old credit cards — length of credit history matters
  • Don't open new accounts — no new credit cards, no new financing for 3–6 months before applying
  • Set up autopay on all accounts — one late payment can drop your score 50+ points

What NOT to Do During the Mortgage Process

Once you've applied, do NOT do any of the following until after closing:

Buy a car or take on new debt
Open new credit cards
Finance furniture or appliances
Make large cash deposits without a paper trail
Change jobs or quit your job
Co-sign for anyone else
Move money between accounts without documenting it
Close any existing credit accounts

What to Expect: Timeline

Day 1

Application + Credit Pull

Days 1–5

Docs Collected & File Setup

Days 5–21

Processing & Underwriting

Days 21–30

Clear to Close & Signing

Ryan Van Til

Mortgage Advisor · Pacific Trust Mortgage

NMLS #2336853

(805) 801-1380

ryan@pactm.com

ryanptm.com