Before touring seriously
Start with a pre-approval conversation that reviews more than a target price. Buyers should understand payment comfort, cash to close, required documents, credit considerations, and program options before writing.
- Upload income, asset, identity, and credit documentation requested by the lender.
- Discuss property type, location, down payment, gift funds, and timing constraints.
- Ask for payment estimates at several price points before choosing an offer range.
Once under contract
The lender updates the file to match the contract, orders or coordinates required third-party items, and moves the loan toward underwriting. Buyers should respond quickly to documentation requests.
- Confirm contract terms, seller credits, closing date, and loan program.
- Lock or discuss rate-lock strategy when appropriate; no rate is guaranteed until properly locked.
- Order inspections and homeowners insurance according to agent and contract guidance.
Final approval and closing
The closing stretch includes final underwriting conditions, appraisal review if applicable, title/attorney coordination, Closing Disclosure timing, and final cash-to-close verification.
- Avoid new debts, large unexplained deposits, or job changes without talking to the lender first.
- Review the Closing Disclosure and ask questions early.
- Verify wiring instructions directly with the closing attorney using a trusted phone number.
A practical buyer timeline
Pre-approval
Review documents, payment comfort, loan options, and any underwriting risks before making offers.
Offer strategy
Coordinate price, credits, closing date, property type, and lender communication with your agent.
Contract to underwriting
Update the loan file, request third-party items, and answer conditions quickly.
Appraisal/title/insurance
Confirm the property, title work, homeowners insurance, and any program-specific requirements.
Closing Disclosure
Review final loan terms and cash to close before signing, subject to federal timing rules.
Post-closing
Set up mortgage payments, watch escrow notices, and verify county homestead-exemption rules.
Frequently asked questions
Can a Georgia purchase close in 14 days?
Some files may be able to close quickly, but no timeline is automatic. Documentation, appraisal, title, insurance, underwriting, program rules, and contract terms all matter.
What should buyers avoid during underwriting?
Avoid opening new credit, changing jobs, moving large undocumented funds, or making major financial changes without first discussing the impact with the lender.