buyers and -sellers alike often bristle with anticipatory irritation at
the mere thought of all the paperwork they expect they’ll have to come
up with to do their transaction, above and beyond the basic loan
application, contract, disclosures and closing docs. And these worries
in advance; it’s as though, before they even start visiting open
houses, buyers begin to visualize - and dread - spending hours upon
hours in the dank catacombs of the Vatican (à la Da Vinci Code) combing
through ancient files, seeking some rare and precious artifact
documenting their childhood dental history or genealogy.
some respects, this vision of the experience of obtaining a home loan
might not be far off - there are oodles of hoops through which to jump
and, occasionally, the loan underwriter requests something sort of
bizarre. But more commonly, there’s a pretty finite universe of
documents you’ll really need to scrounge up to get your home bought - or
sold. Here they are:
ID (e.g., driver’s license, state-issued ID, passport). Who must produce it? Buyers and sellers. Why?
Uh, hello!?! Lender wants to know that you are who you say you are,
buyers, and the title insurance company wants to make sure, sellers,
that you actually have the right to sell the home. Funny enough, this
commonly goes unrequested until you get to the closing table, when the
notary requests to see it before signing, but some mortgage brokers and
even some real estate brokers and agents may ask to see it earlier on.
Paycheck Stubs.Who must produce it? Any buyer financing their purchase with a mortgage. Sellers, usually only in the case of a short sale. Why? Buyers’ purchase price ranges are determined, in part, by their income. And short sellers have to prove an economic hardship.
Two months’ bank account statements. Who must produce it? Buyers getting financing; sellers selling short. Why? Buyers’
lenders now require proof of regular income and proof that the down
payment money is your own. Short sellers? It’s all about the hardship.
Two years’ W-2 forms or tax returns.Who must produce it? Mortgage-seeking buyers and short selling sellers. Why?
Banks want to see a stable, long-term income. They also limit you to
claiming as income the amount on which you pay taxes (attn: all business
owners!). And in short sales, again, they want documentation of every
single facet of your finances.
Updated everything. Who must produce it? Buyer/mortgage applicants. Why? Because
things change, and because the time period between the first loan
application and closing can be many months - even years! - on today’s
market. During the time between contract and closing it’s not at all
unusual for underwriters to demand buyers produce updated mortgage
statements, checks stubs, and such - and its quite common for them to
call your office the day before closing to request a last minute
verification of employment!
Quitclaim deed. Who must produce it? Married
buyers purchasing homes they plan to own as separate property. Married
sellers selling homes that they own separately, or joint owners selling
their interests separately. Why? With
the Quitclaim Deed, the other spouse or owner signs any and all
interests they even might have had in the property over the the selling
owner, making it possible for the title insurer to guarantee clear,
undisputed title is being transferred in the sale.
Divorce decree.Who must produce it? Buyers and sellers who need to document their solo status or the property-splitting terms of their divorce. Why? Again,
to ensure that the seller has the right to sell. Recently single
buyers might need to prove that they shouldn’t be held to account for
their ex’s separate debts or credit report dings.
Gift letters.Who must produce it? Buyers using gift money toward their down payment. Why? The
bank wants to be sure the gift came from a relative, and is their own
money to give. They also want the relative to confirm in writing that
it’s a gift, not a loan - a loan would need to be factored into your
Compliance certificates. Who must produce it? Usually sellers, but sometimes buyers, by contract. Why? Some
local governments require various condition requirements be met before
the property is transferred, like some cities which require a sewer line
be video scoped and repaired, cities which require a checklist of items
be met before a certificate of occupancy be issued (usually relevant to
brand new and really old homes, the latter of which are often subject
to lead paint concerns) and energy conservation ordinances which require
low-flow toilets and shower heads to be installed. Ask your real estate
pro for advice about which, if any, such ordinances apply in your area.
Mortgage statements. Who must produce it? Any seller with a mortgage. Why? the
escrow holder or title company will need to use them to order payoff
demands from any mortgage holder who has to get paid before the
property’s title can be transferred.
no means is this an exhaustive list. Agents: what documents do you see
buyers and sellers struggle to scrounge up during their home buying
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