Buying a home is an important event, whether it’s your first or you’re an old hand at it. Wembley’s can match you with the right lender for your unique needs and situation to acquire a residential mortgage for your home purchase, or to refinance an existing mortgage.
The traditional mortgage process is often full of “one size fits all” black & white requirements that may not fit your unique needs, taxable status, employment, or other situations when seeking to purchase a new home. New online solutions have entered the industry, but can often be complicated and still not fit your unique needs.
As a boutique real estate and brokerage firm, Wembley’s can help match you to the best lender for your situation, unlike other firms who leave you on your own to navigate those waters.
Find the right mortgage for you. More options and better terms.
Conforming fixed & ARM (SOFR-based). Standard mortgages with predictable payments (fixed) or initial lower rates that adjust on a schedule (ARMs). Best pricing for well-qualified borrowers and widely eligible property types.
High-Balance Conforming. For high-cost counties where limits exceed the base conforming cap. Pricing is slightly higher than standard conforming but cheaper and easier than most jumbo.
Jumbo-Conforming “Expanded Approval.” AUS and LLPA frameworks offer affordability features tied to Area Median Income (e.g., HomeReady®/Home Possible®). These can reduce MI and pricing hits for eligible buyers while keeping conforming underwriting.
Refinances (rate/term, cash-out). Rate/term lowers payment or shortens term without taking equity; cash-out turns home equity into cash subject to seasoning and LTV caps. Agencies set specific waiting periods, max LTVs, and benefit tests.
Occupancies (primary, second home, investment). Same programs price differently based on occupancy risk. Investment and second homes often have pricing add-ons and tighter LTV/DSCR overlays.
MI options (BPMI, LPMI, single/split-premium). When LTV > 80%, you can pick borrower-paid or lender-paid MI structures to optimize cash flow and tax treatment. Conventional MI can be canceled once you reach required equity per HPA rules.
FHA. 3.5% down with flexible credit and debt-to-income tolerances makes entry easier. Loans are assumable and offer streamline refis, but include upfront and annual MIP.
FHA 203(k). Bundles purchase or refi with renovation funds under one loan. Limited 203(k) fits lighter projects; Standard 203(k) covers structural work with consultants and draws.
VA. Zero down for eligible veterans/servicemembers with no monthly MI, using residual-income tests instead of strict DTI caps. IRRRL simplifies rate reductions later, and VA loans are assumable.
USDA Rural. Zero down in eligible rural/geographic areas with household income caps. Great pricing but requires property location verification and strict program documentation.
Prime Jumbo Fixed/ARM. High loan amounts for strong borrowers with larger reserves and tighter credit standards. Often includes interest-only options and bespoke underwriting.
Bank Portfolio. Loans kept on the lender’s balance sheet allow exceptions (condos, higher DTI, unique income). Useful when AUS approval is close but not quite a fit.
Interest-Only Jumbo. Offers lower initial payments by delaying principal amortization for a set period. Requires strong borrower profiles and a clear plan for payment reset.
Bank Statement Loans. Qualifies self-employed income using 12–24 months of deposits instead of tax returns. Useful when write-offs depress taxable income but cash flow is strong.
1099-Only / P&L-Only. Tailors income documentation for contractors or businesses without full tax packages. Underwriting applies reasonableness tests and overlays to validate stability.
Asset-Depletion / Asset-Qualifier. Converts liquid assets into an income equivalent for qualifying. Ideal for retirees and high-net-worth borrowers with modest reported income.
DSCR Investor (1–4 units). Qualifies primarily on the property’s rent covering the mortgage (Debt Service Coverage Ratio). Popular with portfolio investors; prepayment penalties are common.
ITIN / Foreign National. Accommodates borrowers without standard SSNs or who reside abroad. Expect lower max LTVs, higher reserves, and alternative credit documentation.
Recent Credit Events. Designed for borrowers with recent BK/foreclosure who meet seasoning and compensating factor requirements. Rates and LTVs reflect elevated risk but restore access to financing.
Non-Warrantable Condos / Condo-tel. Covers buildings that fail agency condo criteria (e.g., short-term rentals, single-entity concentration). Portfolio or Non-QM investors price the additional project risk.
Conventional HomeStyle®. Finances purchase/refi plus renovations in one loan for primary, second, or investment properties. Flexible improvement scope with standard conventional MI rules.
FHA 203(k). (Also listed above) Combines renovation costs with FHA’s low-down-payment flexibility. Standard version handles structural projects with HUD oversight; Limited fits cosmetic work.
Construction-to-Perm (C2P). One closing funds construction, then converts to permanent financing at completion. Reduces transaction costs and rate risk but requires builder and draw management.
Manufactured / Modular. Supports factory-built homes with program-specific property and foundation criteria. Lender overlays often differentiate single-wide vs. multi-section units.
Accessory Dwelling Unit (ADU) Friendly. Agencies increasingly allow ADU rental income to help you qualify. Local zoning and rental assumptions still drive appraisal and underwriting.
Green/PACE. Finances energy upgrades via property tax assessments rather than a mortgage lien. Senior-lien status can complicate refis or sales unless paid off or subordinated.
HELOC. Revolving line secured by home equity with interest-only draws and variable rates. Ideal for phased projects or opportunistic liquidity without touching the first mortgage.
HELOAN (Fixed-Rate 2nd). Fixed installment loan in second position for predictable payments. Works well for large one-time cash needs while preserving a low-rate first.
Piggyback (80-10-10, etc.). Combines a first and second to reduce or eliminate MI and sometimes avoid jumbo pricing. Useful to keep the first under conforming limits or optimize cash to close.
Down Payment Assistance (DPA). Grants or subordinate loans reduce upfront cash needs when paired with FHA or conventional firsts. Programs have income, education, and property restrictions.
First-Time Buyer Programs (HomeReady®/Home Possible®). Offer reduced MI and pricing benefits tied to AMI and education requirements. Excellent for credit-worthy buyers with limited down payments.
Employer / Municipal Assistance. Local governments and employers provide forgivable or deferred-payment seconds. Stacking options vary, so check compatibility with your first mortgage.
Shared-Equity / Shared-Appreciation. Investors or public programs contribute funds in exchange for future appreciation share. Lowers payment today but adds a future payout or buyout trigger.
HECM (FHA Reverse Mortgage). For homeowners 62+ who want no required monthly mortgage payment and flexible disbursement options. Requires counseling and a financial assessment to ensure sustainability.
Proprietary / Jumbo Reverse. Extends reverse mortgages to higher home values and certain condo situations. Underwriting is portfolio-based and often more flexible than HECM on property type.
Temporary buydowns (3-2-1, 2-1, 1-0). Seller or lender credits temporarily lower the payment for the first years. Great for easing into a new payment while waiting for income growth or rate changes.
Permanent buydown / points. Paying points reduces the interest rate for the life of the loan. Always run a breakeven analysis to confirm the payoff period fits the borrower’s horizon.
Assumable (FHA/VA). A qualified buyer can take over the seller’s existing FHA or VA loan and interest rate. Powerful marketing lever when legacy rates are far below market.
Mortgage Insurance strategies. Choose borrower-paid, lender-paid, or split MI to balance payment, cash to close, and tax treatment. Cancellable MI on conventional can materially lower long-term cost.
Escrow waivers. Opting out of taxes/insurance escrows can carry pricing hits and reserve requirements. Jumbo lenders are often stricter about waivers than agencies.
ARMs. Adjustable-rate mortgages tie to SOFR with defined caps, margins, and reset schedules. They can price better than fixed terms when you have a shorter time horizon or expect income to rise.
Click one of the options below to learn more about how the clearly defined, efficient, data and results-driven residential home loan process with Wembley’s is different from anything you’ve ever experienced in the real estate industry.
Clear, organized, actively managed + market data and results-driven.
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We don’t just match our clients with a lender - we match them with the right lender. After learning your needs, we will construct a plan that includes assistance with any pre-qualification requirements.
Wembley’s will organize your files and documents in an easily-accessed dashboard. No matter where you are in the world, our collaboration tools provide real-time communication as needed.
Our experts will provide a shortlist of the best available options and work with you to determine the right choice for your needs.
Once you’ve chosen your preferred lender, our experts will start the application process for you while advising you with updates.
Our experts handle all of the required financial and transaction paperwork to make the underwriting process as frictionless for you as possible.
When the underwriter approves your application and issues the funds, our team will assist you in closing on your new home!
The Wembley’s refinancing process is custom-built to fit your objectives. We can help to lower your payment, secure a better rate, use your home equity to manage debt, pay off your loan faster, or switch from an adjustable rate to a fixed rate.
We don’t just match our clients with a lender - we match them with the right lender. After learning your needs,
we will construct a plan that includes assistance with any pre-qualification requirements.
Wembley’s will organize your files and documents in an easily-accessed dashboard. No matter where you are in the world, our collaboration tools provide real-time communication as needed.
Our refinancing experts will provide a shortlist of the best available options and work with you to determine the right choice for your needs.
Once you’ve chosen your preferred lender, our refinancing experts will start the application process for you while advising you with updates.
Our mortgage experts handle all of the required financial and transaction paperwork to make the underwriting process as frictionless for you as possible.
When the underwriter approves your application and issues the funds, our team will assist you in the transition and with any future needs.
By leveraging technology that provides you with a real-time market data decision-making ability and our experts actively guiding you through the experience, securing a home mortgage with Wembley’s is a new evolution of service in the real estate industry.
Many people seeking a mortgage or refinancing turn to their traditional banks, even though those banks may only offer unfavorable terms and strict approval requirements. As a global brokerage, Wembley’s provides access to a wide range of varying institutions that offer vetted and reliable sources of capital. By widening your pool of potential lenders, we get institutions around the world to compete for the right to have you as a customer.
We understand that you have a busy life outside of this experience. Our experts are available when you need us, and in the method that you prefer to communicate. For any question or need, large or small, one of Wembley’s experts will stand ready to assist via phone, email, video conference, text, or screen share.
Every Wembley’s client receives a comprehensive plan so they always know the steps, requirements, and decision points of their journey. Our experts guide you through every phase of your process using collaboration tools to ensure that you are clear on what to expect, and what decisions you will have to make.
Every Wembley’s client can expect an actively-managed and high-touch experience. We know that our clients have worked hard to reach their level of success and lead lives that are full of decisions. Our process keeps you informed on every aspect of your journey, so you don’t have to waste your time searching for minor details on your own.
Meet with the prospective borrower to discuss goals, review credit, assess basic income/assets, and determine initial loan eligibility. Provide estimated loan options and educate the client on the loan process.
Complete the formal loan application (1003) and collect all required documents (ID, income, assets, credit authorization). Disclosures such as the Loan Estimate (LE) must be provided within 3 business days of application.
Submit the full loan file to the chosen lender, including supporting documents. The lender opens the file, orders required third-party services (e.g., VOEs, VODs), and prepares it for underwriting.
The underwriter issues a conditional approval, outlining all outstanding conditions that must be cleared before final approval (e.g., updated paystubs, LOEs, title report, insurance).
Appraisal is ordered (if not already), conducted, and reviewed. If value supports the loan, it’s cleared. If not, renegotiation or further analysis may be required.
Work with borrower, escrow, title, and other parties to gather and submit all conditions. Once all are satisfied, the file is sent back for final underwriter review.
The lender issues a "Clear to Close," confirming that all conditions are met and loan documents can be prepared for signing.
The lender sends the Closing Disclosure to the borrower, who must acknowledge receipt at least 3 business days prior to signing. Ensure all fees and terms are accurate.
Loan documents are drawn and sent to escrow or a notary. The borrower signs the final documents, including the Note, Deed of Trust, and final disclosures.
The lender reviews the signed docs, funds the loan, and title records the transaction. The loan officially closes, and the borrower receives final confirmation.
Send a thank-you message, set reminders for future follow-ups, and update your CRM. Offer assistance with payment setup or future refinance needs.
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