Tim Halcomb

Your best choice for securing a product & rate tailored to you. Let our LOCAL professional, Tim Halcomb, provide you a 5-Star experience - partnering with the best agents & title services in your area, ensuring you close on time and trouble free.

Why GoCloseNow?

Because it's better

Our LOCAL Pros live & work near you, not in a city far away. They're experts with raving fans and connected to the best real estate services in your area. Powered by Local Mortgage Pros' team & tech they deliver you a superior mortgage experience.

No Hassle

Loan Quote

Do you win when banks compete? Maybe, but one thing is certain you don't need a mob of sales people from all over the country harassing you to get a great rate! Try our low stress, fast & easy loan quote with no credit inquiry.

Tim Halcomb

Your best choice for securing a product & rate tailored to you. Let our LOCAL professional, Tim Halcomb, provide you a 5-Star experience - partnering with the best agents & title services in your area, ensuring you close on time and trouble free.

Why GoCloseNow?

Because it's better

Our LOCAL Pros live & work near you, not in a city far away. They're experts with raving fans and connected to the best real estate services in your area. Powered by Local Mortgage Pros' team & tech they deliver you a superior mortgage experience.

No Hassle

Loan Quote

Do you win when banks compete? Maybe, but one thing is certain you don't need a mob of sales people from all over the country harassing you to get a great rate! Try our low stress, fast & easy loan quote with no credit inquiry.

6K+

Loans Approved

20Yrs

Experience

98%

Client Satisfaction

24h

Ave Approval Time

LOCAL Feedback,

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LOCAL Game Changers,

Insider info & success stories

Mortgages Designed To Reach Your Goals,

tailored to you by our LOCAL Pros

Purchase Loans

Primary Residence, Investment,

Second Home loan purposes.

Conforming, Jumbo, FHA, VA, USDA and new options like Non-QM provide you many different choices in loan products when purchasing a home or investment property.

Refinance Loans

Already own it consider one of these scenarios, reducing your rate, combining a 1st & 2nd, consolidating debt, shortening your loan term, refinancing a construction loan or even lower your payment by eliminating monthly mortgage insurance.

Other Options

Non-QM, Construction, HELOC & Hard Money loans, aren't the most common loan products but these are very useful alternatives you may want to consider when traditional mortgage products don't meet your goals or you don't meet their guidelines.

Your mortgage should be about you and your goals,

it's your financial future!

Your first priority should be getting fully approved,

click "Start Now" for a no credit inquiry Pre-Approval.

Frequently Asked Questions

How do I apply for a loan?

We've made it easy for you. If your just shopping for a loan try our no hassle loan quote at the top of the page. It provides you an accurate quote, not only rate but everything else too.

What are your closing costs?

Depends on your strategy, most lenders misquote or low ball your home owners insurance, property taxes and title company fees either because they don't know or they don't want to quote higher closing costs than a competitor. Here's a little secret, the only fees your lender can really control are in section A of the LE, Loan Estimate. It's a federally mandated disclosure every lender must send you once you completed an application and it discourages bait and switch. https://www.consumerfinance.gov/owning-a-home/loan-estimate/

What's a no closing cost loan?

It's a sales pitch, there's no such thing as no closing costs. Title companies, insurance companies, property tax collectors, appraisers, surveyors and credit vendors all get paid at closing. The question is who pays for it? The answer is the borrower unless there are enough seller or agent concessions to cover all the closing costs. Or the lender locks you with a high enough rate so they can cover closing costs or it's combination of interested party concessions.

What are points?

Points are closing costs and part of lender fees in Section A of your Loan Estimate (LE). Either discount or origination they increase your closing costs. They can be used to pay the lender for their origination services or in the case of discount they are charged to buy the rate down to a lower rate that is less profitable or a cost to the lender because it's a rate below the current market's average.

Can I provide my credit report?

No, the lender must obtain a tri-merge mortgage credit report in their name from their credit vendor. This is why your single score bank or credit card company provided report isn't accurate. Also lenders need to order your tri-merge mortgage credit report so they can run your application through their AUS, Automated Underwriting Systems such as Fannie Mae's DU, Desktop Underwriter.

What documents do I need?

With our no hassle loan quote, none! and within minutes we can provide you an accurate loan quote if you provided us accurate info. At this point it's best to have a quick conversation so you can select the best rate and strategy for you. Once you choose, we'll provide you a quote with a list of documents to upload securely to us, provide your approval to proceed with an application, sign an online credit authorization form and provide us your social security # so we can pull your tri-merge credit report and begin work on your application.

What is an LE?

An LE is a Loan Estimate. It's a three page document required by TILA-RESPA Integrated Disclosures to be delivered to the consumer within three days of an application. An application is considered given when the consumer provides the following six pieces of information to a lender. These are; name, income, social security #, subject property address, estimated value and loan amount. Once obtained by the lender, the lender then must put an LE in the mail within three business days or deliver it electronically. Unlike a loan quote or rate and fees estimate, the LE holds the lender accountable with certain fee tolerances and reduces the risk of a bait-and-switch offers.

https://www.consumerfinance.gov/owning-a-home/loan-estimate/

Why didn't I get an LE?

Many lenders will send you a rate or loan quote in accurate closing costs. That's because they aren't on the hook to quote accurate rate and fees like they are with an LE. Once they send you the LE, Loan Estimate they have to stand by the numbers they quoted. There are several reasons originators delay delivering the LE such as; they don't have accurate info yet, they don't want lose your business to someone who's not accurately quoting closing costs, or they are inexperienced. Remember the only fees your lender can truly control are their lender or origination fees in Section A of the LE, the rest are third parties they don't control.

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What Are Your Rates?

The most frequently asked question after "how much can I borrower?"

Answer, "what rate do you want?"

Rates FAQs

What's the lowest rate?

Are you a Vet? If yes, VA has the lowest rates compared to Conforming Loans. FHA is usually between VA and Conforming. This is why gov't loan products are the most often quoted rates in advertisements. But your rate is determined by a multitude of factors that depend on you. The next FAQ has more on that...

What determines my rate?

You do, but most borrowers believe it's just their credit score but in reality it's just 1 of 7 factors which are: 1) Pricing Strategy 2) Credit mid-score 3) Loan Product, 4) Loan Purpose, 5) Occupancy 6) Loan Amount and 7) LTV, Loan to Value. Take strategy for example, do you want to buy down your rate to get a below market rate? Or would you prefer to save upfront with a low to no closing costs loan? Some of these pricing criteria are called LLPAs, Loan Level Price Adjustors and investors apply them when offering to buy any lender's loans.

Want to see what LLPAs look like check out the link below to Fannie Mae.

https://singlefamily.fanniemae.com/media/9391/display

How do I know if the rate I'm offered is accurate?

If anyone quotes you rate and they haven't completed your application, obtained all three credit bureau scores for each borrower, reviewed all documents supporting the income and assets used on your application and put it thru an Automated Underwriting System, AUS like DU, Desktop Underwriter, then it's just an educated guess at best. Plus the rate quote means nothing if they haven't locked it, as rates can change throughout the day and drastically overnight when market conditions deteriorate.

Should I float or lock?

Our philosophy is if you like the payment quoted then lock it and don't look back. Unless you're a gambler. It's been our experience over the years that borrowers have more to lose when pursuing a floating strategy. Here's one example, you're floating and during your approval process it's determined you barely meet the DTI, Debt to Income ratio for the loan product you chose. Rates go up rapidly prior to your closing and they don't come back down enough prior to your contract date. You then spend more money in closing costs for points to buy down the rate so that your DTI qualifies.

What if rates improve?

Typically our loans are closing from lock date to docs at title in ten business days. During that time there is rarely any significant movement. However on longer locks like 45 and 60 days there can be enough movement to warrant what's referred to as a float down. Please reach out to your Mortgage Pro and discuss, and they will do whatever they can to negotiate a lower rate without you having to pay any points.

What if my rate lock expires prior to closing my loan?

With your cooperation LOCAL takes loans from application to clear to close in 2 weeks or less, using 30-day locks. If an extension or re-lock is required it's typically due to circumstances beyond LOCAL's control. However, we will work on your behalf and with the those responsible for the delay to cover the cost of extensions. If the delay is due to you, then all or part of the cost to extend or re-lock may be passed on to you on the CD "Closing Disclosure". Rarely is an extension due to LOCAL, but if so, we'll cover the cost of an extension or re-lock entirely.

Contact Us

Call Tim

chat

email

214-718-2717 anytime

24/7 chat support

What phase are you in?

Just look'n?

Just doing some research and don't want to be bothered with an application just yet? Why not try our Chat feature above or the link below. Or perhaps you're not interested in submitting a pre-approval and would prefer to speak to someone now. If so, then use our chat links to get in touch with someone now and explore your options.

Support

Address

Guaranty Federal Mortgage LLC

5830 Granite Pkwy #100-361
Plano TX  75024-6771

972-334-0566

NMLS# 213947

Tim Halcomb

214-718-2718

[email protected]

NMLS# 1946005

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