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The Smart Guide to Homebuying

Helpful steps leading to your new front door The Smart Guide to Homebuying is provided to you as a tool to clarify the loan process. Use this easyto-follow guidebook to write down your goals, understand your options and keep track of your progress. When you choose Residential Finance for homebuying, you gain a team of mortgage professionals who are dedicated to finding the right mortgage loan with the best rates and terms to meet your financial objectives.

Contact me today Matt Fenske Senior Loan OfďŹ cer NMLS#: 1000870

Tel. 717.814.5820 Tol. 717.757.5322 Fax. 877.407.4524

Matthew.Fenske@myrfc.com residentialďŹ nance.com 3413 C Concord Rd. York, PA 17402


Table of Contents About Residential Finance....................................................................................................... Page 3 Customer Feedback: In Their Own Words .......................................................................

Page 4

About Your Pre-Approval Letter ..................................................................................... Page 5 Home Financing FAQs ...................................................................................................

Page 6

Resource: Loan Documents Checklist .............................................................................

Page 7

Smart Chart: The Loan Process ....................................................................................... Page 8-9 Step 1: Loan Application Submitted ...............................................................................

Page 10

Step 2: Disclosures ............................................................................................................

Page 11

Step 3: Requesting an Appraisal ......................................................................................

Page 12

Step 4: Review and Rate Lock ........................................................................................

Page 13

Step 5: Underwriting Conditions ....................................................................................

Page 14

Step 6: Quality Assurance ..............................................................................................

Page 15

Step 7: Closing .............................................................................................................

Page 16

What Happens Next? ...................................................................................................

Page 17

Important Numbers ...................................................................................................

Page 18

Do Your Homework ..................................................................................................... Page 19

THE SMART GUIDE TO HOMEBUYING - RESIDENTIAL FINANCE

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About Residential Finance YOUR PARTNER: RESIDENTIAL FINANCE Residential Finance makes your transaction as firm as a handshake. With us, you get the advantages of a big lender with the personal attention and sound advice of a personal banker. Our dedicated mortgage professionals offer guidance about the lending options that best suit your homeownership goals. Some of the loan products we offer include: • • • • • • •

FHA (Federal Housing Administration) VA (U.S. Department of Veterans Affairs) USDA (U.S. Department of Agriculture) Section 203(k) (Department of Housing and Urban Development) Conventional Jumbo And more...

As mortgage professionals, we're here to explain the benefits of each of these programs in relation to your lifestyle and aspirations. Through our deep industry expertise and commitment to excellence, you can count on Residential Finance to provide you with the knowledge you need to help make smart homebuying decisions.

THE SMART GUIDE TO HOMEBUYING - RESIDENTIAL FINANCE

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CUSTOMER FEEDBACK

In Their Own Words “We must share our wonderful experience with our Residential Finance loan broker. Everything went as smooth as silk. No surprises, no hidden fees. His knowledge of the industry and the superior commitment to service were outstanding!” — William B., Reston, VA

Award Winning

"Residential Finance is truly an American company that cares about their product, employees and customers." — Matt H., Payson, AZ

"Both our real estate agent and the seller's agent were impressed by how quickly and seamlessly the transaction went. Our agent told us after the closing that she would enjoy working with Residential Finance again—anytime (as would we)!" — The De La Rosas, St. Petersburg, FL

“My Residential Finance loan officer was very helpful and efficient. By far, this was THE BEST experience I have ever had dealing with a loan officer for any loan I have ever taken out. It truly was a pleasure working with her.” — Robert S., Evergreen Park, IL

"I am writing this because this is my biggest life‑changing event and it went perfectly. I recently closed on mine and my wife's dream house with Residential Finance." — Rick P., Tampa, FL

THE SMART GUIDE TO HOMEBUYING - RESIDENTIAL FINANCE

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ABOUT THE

Pre-Approval Process Don't go shopping without your wallet! Shopping for a house before you have a pre-approval letter from a lender is like going shopping without a form of payment. We will work with you to determine what you can afford and get you pre-approved to shop with knowledge and confidence.

Here are

6

reasons that pre-approval prior to home shopping is essential:

Know what you can afford. Looking for a new home can be exciting, but if you start out not knowing what you can realistically afford, you could encounter disappointment and frustration.

Make an immediate offer. With today’s low lending rates and home prices, you need to be ready to make an immediate offer on a home—or risk losing it to someone who is prepared to do so.

Shop with confidence. House hunting takes on a whole new meaning when you are pre-approved for financing. Being armed with your pre-approval details can make you a shrewd home shopper.

Stay on budget. By knowing what you can afford and using projected monthly payments and down-payment options and terms, you can better stick to your resolve to stay within your means.

Narrow your search. Why spend time looking at homes that are out of your price range? Your time is valuable. A pre-approval will guide your real estate agent to show you homes that fit your budget.

Save time, close the deal. Once you’ve made an offer, pre-approval saves time during the application process. After all, the sooner you close the loan, the sooner you can move into your new home.

Get started now! Call me.

You can get your pre-approval right away.

THE SMART GUIDE TO HOMEBUYING - RESIDENTIAL FINANCE

Und er Rev writer iewe d Be

tte a sta r than n prequal dard ifica tion!

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HOME FINANCING

FAQs If you have a question, please feel free to call me. I’m here to make sure you understand the homebuying process and address any concerns you may have. As a start, here are answers to some frequently asked questions: How long does it take for you to process and close my loan? For a home purchase, the time it takes between submitting your loan application to sitting at the closing table averages about 30 days.

What do I need to qualify for a home loan? Guidelines vary from one loan to another, but to qualify, you must have a stable income and meet the minimum credit requirements. While some situations require a down payment, we have many options that require zero down or a very low down payment.

Does it cost anything to get pre-approval? Obtaining pre-approval is free. I will review and explain your options with you, and will provide you with a pre-approval letter at no charge. Also, there is no obligation to proceed if you change your mind.

Why is it better to finance with Residential Finance than my bank? Although you may have banked with the same institution for years, you need something tailored to your unique needs when seeking a home loan. You may be surprised to learn that larger banks often have fewer lending options. We offer many options that other lenders don't.

What if I have already been pre-qualified by my bank and just want another option? Is that OK? Yes! You need to feel good about your lending decision. If you have already spoken with another bank or lender, feel free to seek other options and opinions. Give me a call and I will look over your information and make sure you understand all options available to you. At Residential Finance, we want you to be as happy with your loan as you are with your home.

How do I decide if a 15-year mortgage is better for me than a 30-year mortgage? That’s where I can help. We’ll sit down together or talk over the phone and review your financial situation and objectives. Then we’ll “crunch the numbers” to see which option best suits your needs and comfortably fits within your budget. My ultimate goal is to make sure you feel great about your loan decision.

I’m ready to apply. What should I expect? First, you’ll need to gather several documents, including personal and financial information. Then we will complete the application together. By having all the documents on hand at this meeting, the process can be fast and efficient. To help you, there’s a handy document checklist on the next page.

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RESOURCE

Document Worksheet ORGANIZE YOUR DOCUMENTATION A variety of personal and financial documents are needed to complete the loan application. To help you compile them, here’s a checklist of what you’ll need:

KEY DOCUMENTS:

ADDITIONAL DOCUMENTS:

(Required for every application)

(Required for some situations only)

 W2s:

 ________________________________

For each job you’ve held over the last 2 years

 1099s:

 ________________________________

For the last 2 years (Social Security, pension, etc.)

 Personal and business tax returns: For the last 2 years (all pages and schedules). Be sure to sign page 2 of Form 1040.

 Award letter:

 ________________________________  ________________________________

Most recent (Social Security, pension, etc.)

 Pay stubs:

 ________________________________

For the last 30 days

 Bank statements:

 ________________________________

For the last 2 months (all pages)

 Brokerage statements:

 ________________________________

Most recent (all pages)

 Driver's license: An enlarged copy for borrower and co-borrower

 Mortage statements: For all loans*

 Declarations page: Of your homeowners insurance* *If purchasing a second home.

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SMART CHART

The Loan Process 7 EASY STEPS

Start to Finish

1 Pre-Approval You can do this over the phone or in person with me. I’ll ask questions that help me determine how much you may borrow.

Buying your new home doesn’t have to be stressful and confusing. To help you understand the process and feel comfortable with the decision you make, follow these 7 steps to

2 Disclosure Disclose everything at the beginning. Being up front from the start ensures that your loan gets processed as quickly and smoothly as possible.

make your experience hassle free.

3 Appraisal

Your

al

pre-approv

letter helps

expedite

cess.

the loan pro

THE SMART GUIDE TO HOMEBUYING - RESIDENTIAL FINANCE

A professional appraiser will visit your home, compare it to other home sales in your area, and determine its market value.

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SMART CHART

The Loan Process 4 Review and Rate Lock By now, all your documents should be submitted, so when the appraisal comes in we can review everything, lock in your loan rate, and submit a complete package to the underwriter.

5 Underwriting An underwriter is the person responsible for comparing your documents with the guidelines of the loan you wish to obtain, and determining that all conditions are being favorably met.

6 Quality Assurance After reviewing your loan package, the underwriter may ask for additional or updated documents such as pay stubs or re-verification of employment.

7 Closing Once the paperwork is complete and your loan is approved, I’ll communicate with the closing agent to ensure the documents are recorded and funds are disbursed properly.

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Step 1 Pre-Approval We can do the loan pre-approval process over the phone or in person. First, we’ll review your financial situation and objectives. Next, we’ll go over questions about your employment, earnings, savings and other such information to help pre-qualify you. In addition, you’ll need to provide documents such as W-2 forms, income tax returns and bank statements (see the Documents Worksheet on page 7). I’ll also check your credit report. Rest assured that all your information is kept confidential. I’ll use this information to see if you qualify for a mortgage and determine which loan options best suit your homebuying plans. Please double check your paperwork for accuracy and legibility. Missing or inaccurate information may delay the loan process.

Do's and Don'ts Don’t open or close new credit accounts or change banks in the months prior to applying for your loan. Although you may be eager to purchase new furniture or accessories for your new home, please hold off. Account changes can affect your credit rating.

Do tell me, or ask me, about anything that may affect your loan.

Your Tasks:  Apply: Give us a clear picture of your financial

situation so we can help you buy the home that’s right for you.  Get Prepared: Gather the items on the Documents Worksheet, and get phone numbers for your human resources department and homeinsurance agent, plus anything else you think would be helpful to process your application. In this situation, more information is better than less.  Questions: Jot down any concerns you have

and ask as many questions as you need to feel comfortable with the loan process.

Our Tasks:  Listen: We want to learn about your financial situation, and your homebuying wants and needs.  The Details: We’ll take time to carefully complete your application and ensure we have the most up-to-date and accurate information for your situation.  Review Credit: We’ll look at your credit and

discuss it with you. Let’s make certain the credit bureau has accurate information.  Timeline: We'll review all the steps in the

application process and estimate when it will be complete.

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Step 2 Disclosure (Signing) Disclose everything at the beginning. Being up front from the start guarantees that your loan gets processed as quickly and smoothly as possible. You’ll receive a Good Faith Estimate statement that outlines the total cost of your loan. This is an opportunity for you to ask questions to make sure you understand how much you will pay for the loan you wish to obtain. The initial paperwork does not finalize your loan. Rather, it is used to comply with government lending requirements. If anything on the application is not accurate, such as the year the house was built or your work telephone number, just let us know and we will fix the inaccuracy before the closing.

Do's and Don'ts Don’t spend the money you have in the bank. Many mortgages are approved on the condition that you have a certain amount of money on reserve after closing.

Don't take on new debt. We’ve got to mention this again! Sure, you may be tempted to take out more credit for new home purchases, but it’s very important that you wait until the loan is closed and funded.

Your Tasks:  Phone appointment: Ask questions. We want you to have a clear understanding of all the paperwork you're signing, so let's cover everything.  Return documents: The documents we covered in Step 1 should be returned with your loan application papers.

Our Tasks:  Be available: Our most important duty in this step is to be ready and available to review all paperwork with you and provide answers to any questions you may have.  Double-check: Once your income documents

are received, we will review and update all information to ensure you're application can be approved.  Timeline: Now we will go into more detail on

the full homebuying process, timelines, and what we need from you.

Don’t change jobs. Try not to make a career move until after your loan has closed. You want to demonstrate income stability.

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Step 3 Requesting An Appraisal The home appraisal is a key component of the loan process. Residential Finance hires a certified professional appraiser to establish the market value of the property you’re interested in purchasing. The appraiser is licensed by the state with no financial or personal connection to you or the seller.

The home’s value is calculated by reviewing factors that include:

Your Tasks:  Be patient: As a potential buyer, you are not

present when the appraisal is conducted. However, you may find it helpful to know it takes about an hour for the appraiser to conduct a full analysis, and the report is usually sent to Residential Finance in three-to-seven business days.  Be aware: It’s important to know what the home

is worth. Think of the appraisal as an investment in your time, money and house-hunting efforts.

• The home's size • The home's location • The home's condition, inside and out • The home's structural integrity • The home's proximity to neighborhood amenities • Sale and "ask" prices for comparable area homes

Do's and Don'ts Do consider having a professional home inspection

performed. You need to learn as much as you can about the home, and a home inspection can help identify the need for major repairs, maintenance issues or walk-through oversights.

Do ensure that the person you hire to conduct the

Our Tasks:  Arrange appraisal: Our team will coordinate

with the appraisal company to set up the appraisal inspection of the home your interested in buying.  Follow up: The appraisal management company

and the loan officer will discuss the expected timeline to receive your appraisal back.  Finishing touches: We will communicate with

your title company, realtor and insurance company to fine-tune your application and prepare it for processing.

home inspection is reputable and certified. You can access a list of inspectors certified by the American Society of Home Inspectors at www.ashi.org.

THE SMART GUIDE TO HOMEBUYING - RESIDENTIAL FINANCE

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Step 4 Review and Rate Lock By now, all of your documents should be submitted. Once the appraisal comes in, we can review everything, lock in your loan rate, and submit a complete package to the underwriter. A rate lock is a guarantee to “lock in” the interest rate at which you will pay back your home loan. This protects you from rate fluctuations in the market during the mortgage review period. If mortgage rates climb after the rate lock is in place, you benefit by getting the lower interest rate once your loan is approved. However, should rates fall after the lockin period, you may have to pay the higher rate.

Your Tasks:  Lock: Locking in a loan rate can be completed

at any stage after application. However, if you have chosen to wait, we must lock in the rate at this time.  Discussion and finalization: Now that

the appraisal is complete, we want to finalize any additional wants or needs you would like accomplished.  Choose: Perform a final review of all options and

make the most favorable decision. As always, I am available to answer your questions and offer advice.

Our Tasks:  Be available: We want to answer your questions,

Do's and Don'ts Don’t panic. Even if the appraisal comes in less than your estimate, we have many programs that may still work for you.

Do relax. You've done your part. Now allow us to take over and complete the loan process.

address your concerns, and be made aware of anything else that pertains to your loan.  Forward process: We do our best to outline

your file’s final processing and provide full transparency on how a mortgage application is completed.  Review credit: We'll take a look at your credit

and review it with you. Let’s make sure the credit bureau has accurate information.  Copy of the appraisal: We'll send you a copy of

your appraisal report for your records and review.

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Step 5 Underwriting Conditions After the loan processor has compiled all your paperwork, it is handed over to the underwriter. An underwriter is responsible for comparing your documents with the guidelines of the loan you wish to obtain. The underwriter determines whether or not you meet all the conditions for the loan. It’s the underwriter’s job to double-check the processor’s work and compare your files to the guidelines of the loan program to ensure that everything is in order.

Your Tasks:  Be ready for potential last needs: During this

part of the process, both the loan originator and borrower are eagerly awaiting the underwriting review. You can help the review proceed smoothly by compiling any more information and documents requested by the underwriter.  Make any and all payments: Missed or late

payments may affect your credit rating and lead to delays in approval.

In some cases, the underwriter may approve your loan, but make the approval conditional upon you meeting additional criteria.

Our Tasks:

Do's and Don'ts

 Working with the loan processor: We'll meet

Don’t stop making your payments. Continue to make your mortgage payments until told otherwise.

with the loan processor at the time of submission to underwriting for guidance as to what may be needed moving forward.

Do continue to collect pertinent information. Most recent pay stubs may be needed, so keep updated information at the ready.

 Income verification: Our processing staff will

reach out to your employer and/or other entities as needed to verify your employment and income.  Help with homeownership resources: Along

with your real estate agent, I’m happy to help you find a home insurance provider, reputable mover or lawn service—any servicer that can help you be ready to move into to your new home.

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Step 6 Quality Assurance After reviewing your loan package, the underwriter may ask for updated documents, which you’ll need to submit at this time. For instance, you may be asked to provide additional pay stubs or reverification of employment. We’ll go over the conditions so you know exactly what is needed from you.

Your Tasks:  Approve final disclosure: We strongly suggest you look over the final set of loan disclosures with your loan officer. Once you’ve had a chance to review and sign these documents, we will need them returned for compliance purposes.  Prepare for settlement: Let us know days and

times that work best to schedule the closing.

Our Tasks:

Do's and Don'ts Don’t incur more debt! We cannot emphasize this enough. Hold off on that new car, boat or credit card. Any new debt could result in additional delays in the loan process. Do ask questions. Turn to us to gain a better

understanding of every detail and to get answers to your questions as they come up.

 Double-check the final documents: We will

thoroughly review all the final documents for accuracy and go over them with you.  Communicate to involved parties: We'll ensure

that the parties involved are prepared for your closing.  Await the final "Clear to Close": You've now

passed underwriting with flying colors, and we await verification that all documents are compliant.  Schedule the closing: Once we have the "Clear

to Close," we will call you and celebrate the great news. Then we will verify the best time and location for settlement.

THE SMART GUIDE TO HOMEBUYING - RESIDENTIAL FINANCE

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Step 7 Closing

Your Tasks:  Settlement: Attend the closing at the assigned

time and place.

This is exciting! The conditions of the loan have been met. It’s approved by the underwriter and now proceeds to the closing table.

 I.D. and payment: Please be sure to bring a valid

You’ll be asked to sign closing documents, which can be done at the title company, the real estate agent’s office, or the bank.

 Performance review: After your loan has closed,

Once complete, I’ll communicate with the closing agent to ensure your documents are recorded and funds are disbursed properly. The loan will close and the funds will be disbursed on the same day.

form of identification (driver's license) and a certified bank check for the amount due.

you will receive a survey in the mail. Feedback is essential as we continually strive to improve our service. We truly care what you think; please take a few minutes to tell us how we did.

Our Tasks:

Do's and Don'ts Do a happy dance! When your loan closes, it’s time to celebrate and enjoy your new home!

Do refer me, please. Our business is built on providing high-quality service and satisfaction. If we did an excellent job for you, we’d be happy to assist any friends, family or colleagues who you think could benefit from our loan products.

 Gathering all parties: We will confirm that

all necessary parties — you, the seller, real estate agent and any lawyers — can sign the documents at an agreed-upon time and place. (Long-distance sellers may sign at another authorized location.)  Closing questions: We remain ready and

available to answer all questions you may have, either during closing or after.  Copies of any documents: If you submitted

any original documents, rest assured that we will return these documents to you now that the loan is complete.

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MY LOAN IS CLOSED

What Happens Next? YOUR LOAN HAS CLOSED, BUT WE'RE STILL HERE FOR YOU You can expect to receive a letter from our Customer Service Manager a few days after closing. The letter includes information about your new loan, including your payment amount and where to send the payments. FAQs are also answered.

Helpful Tip: Keep your Customer Service letter in a safe and accessible place. It is a great reference tool and contains contact information for your Customer Service Manager, who will be happy to answer any concerns you may have.

Let's do it again! When the time comes, we’d love to work with you again. Whether you’d like our help with a home refinance or you’re ready to buy another home, we’ll assist you in every way possible.

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IMPORTANT

Telephone Numbers USE THIS WORKSHEET FOR QUICK REFERENCE

LOAN OFFICER

____________________________________________

REAL ESTATE AGENT

_____________________________________________

PROCESSOR

_____________________________________________

TITLE COMPANY

____________________________________________

CLOSING AGENT

____________________________________________

HOUSE INSPECTOR

____________________________________________

OTHER

_____________________________________________

OTHER

_____________________________________________

OTHER

_____________________________________________

OTHER

_____________________________________________

OTHER

_____________________________________________

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DO YOUR

Homework DON’T WAIT UNTIL THE LAST MINUTE TO PREPARE TO MOVE INTO YOUR NEW HOME. HERE ARE TIPS TO HELP YOU PLAN AHEAD.

 Schedule utilities stop/start: Create a list of all the utilities and services you will need to turn off and on so you will have power on your first day in your new home—gas, electric, cable, phone, alarm system, etc. Some services will transfer. Find utility providers at moving.com.

 Change address: Make sure your mail delivery isn’t interrupted by visiting moversguide.usps.com. Let your magazine and newspaper providers know, too.

 Hire a mover: Get recommendations from friends, colleagues and real estate agents. Check reputations at the Better

Business Bureau’s site: bbb.org. Obtain an in-person, written estimate of how much your move will cost from at least three potential movers before you choose one.

 Transfer schools: If you have children, collect the necessary paperwork from the district you’re leaving, and then

visit the new school(s) to enroll each child. Ask about bus routes, lunch costs, dress codes, and any immunizations

 Source services: To find recommended dry cleaners, lawn service providers, roofers, remodelers or furnace technicians, check out angieslist.com or homeadvisor.com.

 Choose caregivers: You can review the bios of housekeepers, babysitters, pet-care providers, elder-care providers and tutors at care.com or sittercity.com.

 Discover best routes: Try different ways to get from your new house to your job, sitter, church, gas stations, grocery stores and other frequently visited locations to learn the best routes.

 Find great food: Don’t fret about cooking the first night in your new house! Visit yelp.com or zagat.com to find popular pizza shops and dining destinations in your new neighborhood.

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Residential Finance Corp (RFC) 1 Easton Oval, Ste 400 Columbus, OH 43219. Not affiliated with Residential Funding Corp. Conducts business as RFC Mortgage i/l/t/n Residential Finance Corporation in NY. Not an offer of credit or commitment to make a loan; not available in all areas; subject to underwriting guidelines. NMLS #1652; VA Lender ID #2595540000; AK #AK1652; AL #21483 and MBL#21025; AR #101062; AZ #BK-0905843; CA Finance Lenders Law License #6039726; CO Mortgage Broker License #100029775 Check license status at www.dora.state.co.us/real-estate/index.htm; CT #12900; DE Chp 22 Licensed Lender #011831; DC #NMLS1652; FL #MLD167; GA #19399; HI #HI-1652; IL #MB 0005562; IN DFI #16242; KY #MC82945; LA #1652; MA Mortgage Lender #ML1652; MD #11143; ME Supervised Lender # SLM12522; MI 1st & 2nd FL4201 & SR 0010569; MN #MN-MO-02049502; MS #1652 Licensed by the MS Dept of Banking & Consumer Finance; NJ Licensed by NJ Dept of Banking & Insurance NJ Correspondent Mortgage Banker & Secondary Mortgage Loan Licensee #9945825; NM #03691; NY Licensed Mortgage Banker-NYS Banking Dept #B500784; NC #L-139845; OH #MB802662.000; OR #ML-5063; PA Licensed by the PA Dept of Banking PA Mortgage Lender License #22135; RI #20102825LL; SC #MLS-1652; TN #109200; TX SML #45235 (17330 Preston Road, Suite 160B, Dallas TX 75252); VA Licensed by VA State Corp Commission MC 3003; UT DRE Mtg Entity #8404312, WA Consumer Loan Company CL-1652 WA Master Business License #602403652; WI #21906BA and #1625BR. Residentialfinance.com/legal Smart Guide to Homebuying

February 8, 2013 2:35 PM


Matt fenske purchase guide