Choose a lender who explains every option in plain English, is reachable when you need them, and understands Texas-specific rules like homestead equity limits, USDA rural eligibility and rural property issues such as wells and septic. Compare Loan Estimates from at least two or three lenders on the same day, and verify every loan officer on NMLS Consumer Access.
Key takeaways
- Compare official Loan Estimates, not advertised rates
- Verify the loan officer on NMLS Consumer Access
- Texas has unique rules that out-of-state lenders can miss
- Ask who you will talk to after the application
Local lender vs. big online lender
| Local lender | Large online lender | |
|---|---|---|
| Who you talk to | The same loan officer start to finish | Often a call center or rotating team |
| Texas-specific rules | Daily experience with them | Varies |
| Rural property, land, construction | Usually more options | Often limited |
| Simple refinance | Competitive | Competitive |
Ten questions to ask any lender
- Who will I talk to after I apply, and how do I reach them?
- What loan programs can you offer me, and which do you recommend and why?
- Can you send me an official Loan Estimate?
- What are your lender fees, and are there points in this quote?
- How long is the rate lock, and what happens if we close late?
- Do you do the underwriting in-house or broker it out?
- What is your typical time to close?
- Have you closed loans like mine in this county?
- How do you handle Texas homestead or cash-out rules?
- What is your NMLS number?
Texas details that trip up lenders
- Homestead equity rules: the 80% limit and 12-day wait (explained here)
- USDA eligibility that changes block by block (USDA near Austin)
- Rural properties with wells, septic and acreage
- Property taxes that make up a large share of the payment
Verify before you trust
Every mortgage loan officer must be licensed. Look them up free on NMLS Consumer Access. Top Notch Mortgage is company NMLS #264320; Brad Robbins is NMLS #1798987 and Buddy Michna is NMLS #2034234.
Common questions
Should I use a local mortgage lender or an online lender?
Either can work for a simple loan. A local lender is often stronger for Texas-specific situations like cash-out on a homestead, USDA, land, construction and rural property, and you usually talk to the same person from start to finish.
How many lenders should I compare?
Two or three. Request Loan Estimates on the same day so rates are comparable.
Does shopping lenders hurt my credit?
Mortgage credit checks within a short shopping window are generally treated as a single inquiry for scoring purposes.
Brad or Buddy will review your goals and send you a personal game plan within the hour. No credit pull.
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