You Think Your Mortgage Pre-Approval Is A Guarantee? Wrong!

Most mortgage applicants have no idea that lenders reserve the right to cancel a pre-approval should the claims on your application not pan out.

The solidity of the guarantee of pre-approval granted by a lender is iron-clad only as long as there is sufficient verification of the statements made by you when you applied for that mortgage loan. Some individuals have a tendency to inflate their income or understate their liabilities and monthly payments in the mistaken assumption that they will be able to get away with it and qualify for a much larger loan than they would ordinarily be able to obtain.

Although in these cases some pre-approvals are granted, when it comes time for the final approval and all the documentation presented by you is verified, any misstatements you made will come to light and then the lender will either diminish the amount of mortgage funding they are willing to advance, or terminate the deal entirely.

In those cases you will have a pre-approval document in your hand which means nothing as the funding is not going to be forthcoming.

The biggest problem this presents is that you may have presented an offer based on the amount of money the lender stated they would loan you and now you will find yourself short by as many as hundreds of thousands of dollars.

It is a fool’s errand to attempt to mislead a mortgage lender as to your financial qualifications to service the loan as they will inevitably find out and you will be facing a situation where you will lose the opportunity to buy that home of your dreams. Nobody wants that to happen!

Interest rates can also vary from the amount stated in the pre-approval documentation. If the complete verification of your financial status shows the lender that you are worse off than they thought, they can demand a higher return on their investment as you now present a considerably greater risk of default. Therefore, even though most pre-approvals present the borrower with a guarantee that the interest rate stated will be applicable to the actual mortgage within 120 days, all of these assurances become null and void when the information you originally presented does not match reality.

Having all your documentation in order before applying for a pre-approval is by far the best way to ensure that the amount and terms on your pre-approval document and your actual funding will be a precise match. Some applicants actually end up understating their income as they are not fully aware of what a lender will acknowledge as acceptable wages.

Let’s assume that you earn $50,000 a year, but you have consistent annual overtime earnings of approximately $10,000. If you have the receipts and the income tax notices of assessment for the past three years to prove this level of earnings, your lender will consider your income as $60,000 a year rather than $50,000 a year, which will result in your qualification for a considerably higher mortgage.

Many pre-approved mortgages come to naught. Either the applicant decides to not purchase a property at that time, or the pre-application is voided when inconsistent information comes to light. The process of approving a mortgage is extremely time consuming and costs a substantial amount of money as it involves income, asset and liability verifications; credit reports; property appraisal; and more activities that consume effort and resources. When an applicant either with full intent or with blissful ignorance misstates information on their application, everyone loses.

One important thing Pre- Approvals are not loan funded, but its just an initial process, the loan approvals really starts when you apply firm and signup the deal with lender/broker. And lender issue a commitment letter with schedules of payment which states the funding date as well, lets not mis-understood the process, because last minute rush kills your deal.

Brokers are professionals about this procedure rather then bank tellers practically as this is their only work and everyday work. They guide you better in your interest and not lenders interest

Vijay Gandhi, BSc, MBF

Mortgage Agent – Lic.# M10001947
CENTUM Metrocap Mortgage Corp. Lic.#11074
#22-1145 Morningside Ave, Scarborough ON M1B 0A7

C. 647.267.6338

O. 416.289.2224
F. 888.813.9403