Question 1

What is the difference between a mortgage broker and a bank?

Accepted Answer

A bank can only offer you its own loan products at its own pricing. An independent broker submits your application to many wholesale lenders and places it with the one whose rate, fees and guidelines fit your file best. You get one point of contact and the lenders compete for your loan.

Question 2

Does using a broker cost more?

Accepted Answer

Usually less. Wholesale lenders price loans for brokers below their retail rates because the broker does the origination work. Broker compensation is disclosed on your loan estimate, and there are no hidden fees. Justin will show you a side-by-side against any quote you already have.

Question 3

Who handles my loan after closing?

Accepted Answer

Your loan is serviced by the lender or a servicer they choose. Justin remains your point of contact for anything mortgage-related for as long as you own the home, from refinance questions to your next purchase.

Question 4

Which states can Justin lend in?

Accepted Answer

Colorado, Kansas, Missouri, North Carolina, South Dakota, Virginia and Wyoming. Most of his clients are along Colorado's Front Range.

Question 5

How fast can I get pre-approved?

Accepted Answer

Often within 24 hours of receiving your documents. A full pre-approval includes a credit pull and a review of income and assets, so the letter you get is one listing agents take seriously.

Question 6

What documents do I need?

Accepted Answer

Typically two years of W-2s or tax returns, 30 days of pay stubs, two months of bank statements and a photo ID. Self-employed borrowers and investors may use bank statements or rental income instead of tax returns depending on the program.

Question 7

How much do I need for a down payment?

Accepted Answer

As little as 0% for VA and USDA loans, 3% for some conventional programs and 3.5% for FHA. Colorado offers down payment assistance programs that many first-time buyers qualify for. Putting 20% down avoids mortgage insurance but is not required.

Question 8

My credit is not perfect. Can I still buy?

Accepted Answer

Often, yes. FHA loans allow lower scores, and several non-QM programs are built for borrowers with recent credit events. If the numbers do not work today, Justin offers pre-application credit coaching so you know exactly what to fix and when to come back.

Question 9

How do I know I am getting a good rate?

Accepted Answer

Ask for a written loan estimate and compare the rate, points and lender fees together. Justin prices every loan across many lenders and will show you the options, including the one he recommends and why.

Question 10

When should I lock my rate?

Accepted Answer

Generally once you are under contract and the closing date is known. Justin watches the market daily and will tell you when locking makes sense for your timeline.

Question 11

What are closing costs?

Accepted Answer

Lender fees, third-party costs like appraisal and title, and prepaid items like taxes and insurance. In Colorado, buyers typically see 2% to 3% of the purchase price. Every cost is itemized on your loan estimate before you commit.

Straight answers.

Working with a broker

Getting approved

Rates and costs

Ask Justin directly.