Vet the Lender

Listing Agents: When you’re helping your sellers choose an offer, don’t stop at the pre-qualification letter. The lender behind it matters just as much — if not more. Few things cause transactions to unravel faster than a lender who isn’t prepared or transparent. Below are the questions I recommend asking so you can get real clarity without crossing professional boundaries.
Why the Buyer’s Lender Matters (A Lot)

When you’re reviewing offers, the buyer’s lender can make or break the transaction.

A strong lender means:

  • Fewer surprises

  • Clear, proactive communication

  • A much higher likelihood of closing on time

A weak lender? That’s where delays, stress, and last-minute renegotiations tend to show up.

Below is a quick guide you can use to vet lenders upfront and spot red flags early — before you choose an offer that looks good on paper but struggles to get to the closing table.

👉 Feel free to copy and paste these questions into a Word doc, save them for future listings, or use them as a quick checklist when reviewing offers.
And if you ever want a second opinion on a lender, just send me their name — I’ll always give you my honest take.

Step 1: Vet the Lender at a High Level

Before anything else, look at their reviews.

  • Google their name

  • Read recent reviews (not just the star rating)

  • Pay attention to comments about communication, timelines, and follow-through

You’re always welcome to send me the lender’s name — I’m happy to share my personal experience or insight if I have it.

Step 2: Get to Know Who You’re Dealing With

These questions help you quickly understand the lender’s experience and stability:

  • How long have you been in the mortgage business?

  • How long have you been with your current company?

  • Who is the actual lender on this loan?

  • Are you a broker or a bank?

Important reminder:
The individual loan officer matters far more than the company name. Great loans close smoothly because of the person managing them — not the logo on the pre-approval letter.

Broker or bank? Both can be excellent. That alone does not make or break a deal.

Step 3: Let Them Talk (This Is Key)

Ask open-ended questions that reveal how far along the loan truly is:

  • “This offer says we’re closing in two weeks. Can you realistically make that timeline work?”

  • “How far along is the buyer — pre-qualified, pre-approved, or submitted TBD? Have they gone through automated underwriting yet?”

Then listen.

This isn’t about interrogating — it’s about giving the lender space to explain their process and surface any concerns on their own.

Step 4: Confirm the Loan Details (Without Crossing Lines)

You should never ask for a buyer’s credit score or income amount — but you can ask whether the lender has verified the key pieces.

A. Credit

  • Do you have a full loan application?

  • Have you pulled credit?

B. Down Payment

  • Have you reviewed bank statements verifying the down payment funds?

C. Income

  • Are the buyers W-2 employees or self-employed?

If self-employed:

  • Have you reviewed their tax returns?

If W-2:

  • Have you reviewed pay stubs?

  • Are they salaried or hourly?

  • Any bonus or commission income?

👉 A lower credit score isn’t the issue if the lender has placed the buyer in the correct loan program and done the work upfront to ensure the loan can actually close.

Step 5: Timing Matters

Especially for quick closes, ask directly:

  • Are you ready to order the appraisal immediately?

Hesitation here can be an early warning sign.

Final Thought

Taking a few extra minutes to vet the lender upfront can save hours of stress later — and help you choose the offer that’s most likely to make it all the way to closing.