Questions You Should Always Ask a Mortgage Lender Before Signing

Buying a home isn’t something you do every other weekend. It’s big. It’s exciting. It’s also terrifying if we’re being honest. Somewhere between picking out houses on Zillow at 1 a.m. and calculating how many years it’ll take to pay off your loan, you’ve got to figure out one thing: who’s going to finance this purchase? That’s where a mortgage lender comes in.

Now, here’s the trap people fall into—they see a decent rate, nod their head, and sign. Later on, surprise fees and fine print come crawling out of the woodwork. Ugh, we’ve all heard those stories, right? So instead of rushing, let’s slow down and talk about the questions you really need to ask before committing to a lender.

1. “What kind of loans do you offer?”

Not all lenders are cut from the same cloth. Some lean heavy on conventional loans, others have FHA, VA, or USDA programs tucked up their sleeve. The point is, you want options. If a lender only pushes one product, that’s a bit like going to a restaurant where the only thing on the menu is meatloaf. What if you don’t even like meatloaf?

2. “What’s the actual rate once everything’s added in?”

That pretty little interest rate they quote you—don’t stop there. Ask about the APR. That number tells the real story because it includes the fees and costs hiding behind the curtain. If your lender gets squirmy when you ask, take that as a sign to dig deeper.

3. “Break down the fees for me.”

There’s always fees. Application, origination, appraisal, underwriting… the list gets long fast. And they add up. Ask for a detailed breakdown. Even better—ask if anything can be waived. You’d be surprised how often just asking the question puts a few bucks back in your pocket.

4. “Do you offer rate locks?”

Rates can be like gas prices—up today, down tomorrow, back up by Friday. Locking in a rate can save you from playing that stressful guessing game. Ask if they offer it, how long it lasts, and if it costs extra.

5. “How much down do you really require?”

That old “20% down or bust” myth? Not always true. Depending on the program, you might only need 3–5%. Some lenders won’t tell you unless you ask. Don’t be afraid to push back here—your down payment could be way more flexible than you think.

6. “How fast can you close?”

Timing matters. If you’re in a hot market, a slow lender could cost you the house. Ask for their average closing timeline. And listen carefully—if they dodge the question or give you vague answers, that’s not a great sign.

7. “Is underwriting done in-house?”

This sounds like a snoozer of a question, but trust me, it’s not. If a lender does underwriting themselves, things usually move faster. If they outsource, expect delays. And delays in real estate can equal stress (and possibly losing your dream place).

8. “How do you usually communicate?”

Some lenders text. Some call. Some vanish until closing day. You need someone who matches your style. If you like updates and reassurance, say that upfront. Better to know before you’re knee-deep in paperwork.

9. “What if my situation changes?”

Life happens. You might change jobs, decide to put down more cash, or have something else shift in the middle of the process. Ask how flexible they are with changes. A good lender will have a plan B.

Why a Mortgage Broker in Houston Might Be Worth It

Now, I’ll throw in a quick side note. If you’re shopping around, don’t forget about a mortgage broker in Houston. Unlike a single bank or credit union, brokers have access to multiple lenders. Think of them like matchmakers—they find the best fit based on your finances and goals. If you’re overwhelmed by choices (and who isn’t?), a broker can save you a ton of legwork.

Wrapping It Up

At the end of the day, this is about more than numbers on a page. It’s about trust. It’s about making sure the person handling your loan is straight with you. So ask the awkward questions, even if you feel like you’re being a pest. Because the truth is, a lender who can’t answer confidently or clearly? Probably not the one you want.

Your future home—the place where you’ll cook dinners, binge-watch shows, and maybe argue about thermostat settings—is worth slowing down for. So take your time, ask the questions, and pick the lender who makes you feel like you’re more than just another file in a drawer.