The more info you can disclose at the beginning, the more the right people will understand.
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You might ask your own bank, and if you already have a loan, talk to the lenders.
13 months may not be unusual, and/or may be acceptable if you were renovating and there is a reason.
Smaller local lenders/banks may also have some portfolio loans that would help.
Ratio/LTV may make a difference also.
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