I've been looking at so many lenders and so many numbers for my home purchase loan and now I'm thoroughly confused. They are all a little different here and there but not enough to make the decision

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OK. So this is how you should shop. The best thing to do is to apply to multiple lenders. After you have applied, request a loan estimate at par. Par means you're not paying points and you're not getting a lender credit. One trick that lenders do is they lure you in with a very enticing rate, but they charge you a butt load of points to get that low rate. Getting a loan estimate at par allows you to more easily compare the loan estimate between lenders.

Within 3 business days of receiving your application, lenders are required by federal law to send you a loan estimate. If you requested an LE at par, then you should be able to tell who is giving you the best rate. In regards to closing costs, those are almost meaningless. Fees in section A and B of your loan estimate is the most important, because those are controlled by your lender. Section C is title fees, E is governmental and recording fees, and F and G are prepaid taxes/Hoi and escrows - fees not controlled by the lender.

Finally, on top of rates and fees, you really should look into online reviews for your lender because COMPETENCE is important. I have done audits for several national lenders and I have seen their internal communications. I have seen the shit that their customers were put through and it is incredible. You don't want to miss closing and have to book a last minute hotel because your lender dropped the ball. A highly competent loan officer is worth paying a little extra for.

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Thanks so much, this is helpful!

I generally followed this approach. After applying at two lenders and knowing it was a day with good rates, I had the two I was considering both given me their rate at the exact same snapshot in time. They were identical. Then I went back and negotiated for lender credit (negative points). I squeezed $2000 out of one of them, and the other wasn’t nearly as generous. (By this point, I already knew both were competent, dependable communicators who were knowledgeable and reliable to email and call and get info from efficiently, and it became merely a financial decision).

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OP look at the net present value taking into account any difference in rate plus difference in rates. To make it easier, I had them give me options where the rate was identical and compared the points/credit. Then you’re only comparing one variable versus two. I prefer more cash up front versus recouping lower rate over time (even though the NPV is likely the same).

Easy..any advice? Should I just choose one and go with it?

Go with the lowest interest rate? Keep in mind independence too, your list may get shorter if you haven’t factored that in yet

Omg thanks for mentioning independence, totally forgot about checking that

OP, how did you approach this. I am just starting my process. Do you work with local or national lenders. Also what other benefits you are looking for eg. Closing fee discounts etc. Is there any good online source to get all the info on approach

I've got my pre-approval now just getting quotes from a bunch of different lenders. Using things like need wallet to see pros and cons, incentives offered etc, talking to them on the phone to understand latest rates or program incentives, asking about turn around, trying to compare closing costs (which has been tricky), looking at lender credits too and the sellers preferred lenders that offer incentives.

I am a direct lender. What’s your loan request?

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