Stage 1
Pre-approval
Identity, income, and assets. Enough for the lender to issue a credible pre-approval letter you can shop with.
Home/Resources/Documents Checklist
Documents you'll need, at each stage.
Most loan officers send a vague list and hope you figure it out. This one is itemized. Print it, gather it, hand it in — the loan moves faster, the underwriter has fewer questions, and you close on time. Pick your employment type below and the list filters to what applies to you.
38+yrs
In business
since 1988
50
States
licensed
100k+
Families
helped
Get StartedTell us what you're looking for
Step 01 of 04What brings you here today?
The Four Stages · Pre-approval to Closing
When each document is asked for.
Documents come in waves — not all at once. Pre-approval needs identity, income, and assets.The application stage adds the property package once you're under contract. Underwriting raises any conditions specific to your file, and closing needs updated copies of the most time-sensitive items.
Stage 2
Application
Once you have an accepted offer, the property and purchase documents come in — contract, earnest money, insurance.
Stage 3
Underwriting
Letters of explanation, source-of-funds documentation, and any conditions the underwriter raises after first review.
Stage 4
Closing
Updated paystubs, final bank statements, and any last items the title company or escrow needs to fund.
The Itemized List · Eight Groups
Eight groups. Pull what applies to you.
Not every group applies to every borrower. W-2 employees skip the self-employed section; first-time buyers skip refinance. Tap your employment type to filter the list, then check items off as you gather them. Nothing is saved or sent — this is a personal worksheet.
0 of 32 gathered · 0%
01
Identity & Personal
Required at application.
Government photo ID
Driver's license, passport, or state ID.
Social Security number
For credit pull and tax verification.
Permanent address history
Two-year residential history with all addresses.
02
Income (W-2 Employees)
Two years of history required.
Two recent paystubs
Most recent 30 days, showing year-to-date totals.
Two years W-2 forms
From all employers in the two-year period.
Most recent two years tax returns
Federal returns including all schedules. Required if you have non-W-2 income (rental, dividend, freelance, etc.).
Award letters
For Social Security, pension, alimony received, or child support received.
03
Income (Self-Employed)
Stricter documentation required.
Two years personal tax returns
All schedules including Schedule C or K-1.
Two years business tax returns
If you own 25%+ of a corporation, partnership, or LLC.
Year-to-date P&L
Profit and loss statement through the current month.
CPA letter
Confirming business structure and income trajectory if requested.
04
Income (Retired / Fixed Income)
Continuance is the underwriting question.
Social Security award letter
Most recent SSA-1099 plus current-year benefit letter.
Pension award letter
Stating monthly amount and that benefits continue at least three years.
Two years 1099-R forms
For pensions, annuities, and retirement-account distributions.
Two years tax returns
Including all schedules — demonstrates dividend, interest, and IRA-distribution income history.
Two months bank statements showing deposits
Confirms that fixed-income payments are actually being received.
05
Assets & Down Payment
Source and seasoning required.
Two months bank statements
For ALL accounts (checking, savings, money market) where down-payment funds reside.
Two months investment statements
401(k), brokerage, IRA — even if not used for down. Demonstrates reserves.
Gift letter
Required if any down-payment funds are gifted. States amount, donor relationship, and that no repayment is expected.
Source of large deposits
Underwriters flag deposits exceeding 50% of monthly income. Bring documentation: bonus paystub, sale of asset, etc.
06
Property & Purchase
Required after offer accepted.
Purchase contract (signed by all parties)
Including all addenda and counter-offers.
Earnest money deposit receipt
Proof of deposit into escrow.
Homeowners insurance binder
Proof of insurance for at least the first year, naming lender as loss payee.
Title commitment / preliminary title report
Ordered by escrow company; received during processing.
07
Refinance-Specific
If refinancing instead of buying.
Most recent mortgage statement
Showing current balance, rate, and payment.
Homeowners insurance declarations page
Current policy.
Property tax bill
Most recent annual or semi-annual bill.
HOA documentation
If property is in an HOA, dues amount and contact info.
08
Special Situations
Bring these if applicable.
Divorce decree
If divorced. Required if alimony or child support is paid or received.
Bankruptcy discharge papers
If you've had a bankruptcy in the past 7 years.
VA Certificate of Eligibility
For VA loans — lender can pull this for you in most cases.
Letters of explanation
For credit issues, employment gaps, large deposits, or unusual circumstances.
Three Things That Save Time
A few working habits that shorten the file.
After thirty-five years writing loans, most slowdowns come from how documents are gathered, not what is gathered. These three habits keep your file moving.
→ TIP 01
Pull everything at once
One batch is faster than ten. Underwriters work files in chunks — if a piece is missing, your file goes to the back of the line each time. Gather it all up front and the timeline shrinks by days.
→ TIP 02
Send PDFs, not photos
Phone photos of paystubs are often rejected by underwriting systems. Use a scanner app that produces real PDFs — Adobe Scan, Microsoft Lens, or your bank's built-in PDF download. Clean files = fewer re-asks.
→ TIP 03
Don't move money around
Once you start the application, stop transferring funds between accounts. Every large transfer becomes a sourcing question. If you must move money, document the path with screenshots and statements before the underwriter asks.
Common Questions · Document Specifics
The questions we hear most.
Tap any question to see the answer.
Yes — for income, almost always. FHA, conventional, VA, and USDA all underwrite to a two-year history of income, employment, and residence. The reason is simple: a stable two-year pattern is the cleanest predictor of repayment ability. There are exceptions (recent graduates entering their field, military members on active duty, retirees with documented benefits), but the default is two years. Bank statements are the exception — only the most recent two months are required.
Provide what you have plus the extension. If your most recent year is on extension (Form 4868 filed), bring the extension confirmation, the prior two completed years, and a current-year P&L if self-employed. Underwriting will use the prior years as the baseline. Some lenders won't fund self-employed loans until the most recent year is filed— LHFS evaluates extensions case-by-case.
Copies are fine for almost everything. Paystubs, tax returns, bank statements, W-2s — all submitted as PDFs through our secure portal. The exceptions are documents that get notarized at closing: deed, note, security instrument, and certain disclosures. Those are signed in person (or via remote online notarization where allowed) at the closing table.
Most recent two complete monthly statements. If your statements close on the 15th and your application is on the 20th, the May 15 and April 15 statements are current. Closer to closing, an updated statement may be requested— underwriters confirm the down-payment funds are still in the account before funding. Don't spend the money between application and closing.
Cash on hand isn't usable for down payment under most loan programs. Funds must be seasoned— in a bank or investment account for at least 60 days before application. If you have cash you intend to use, deposit it now and let the seasoning clock start. FHA does allow cash-on-hand in narrow circumstances with extensive documentation; conventional generally does not.
Yes — the property package. Signed purchase contract with all addenda, earnest money receipt, homeowners insurance binder for the first year, and the title commitment from escrow. Closer to closing, expect requests for an updated paystub, an updated bank statement, and any underwriting conditions specific to your file. Most files clear conditions within a week of the appraisal coming back.
Got Your Documents Ready?
Start the application and we'll guide you through.
Sixty-second short app, no SSN, no hard credit pull. An LO will call within an hour and walk through the exact subset of documents your specific situation needs.
NMLS #1796·Licensed in 50 states·Equal Housing Lender
Disclosures. The documents listed on this page are typical for residential mortgage applications and reflect general industry practice as of 2026. Specific document requirements vary by loan program (FHA, conventional, VA, USDA, jumbo, non-QM), borrower situation, property type, occupancy, and lender overlays which may add stricter requirements. Some borrowers will be asked for documents not listed here; some will not need every document shown. The interactive checklist is a personal worksheet — nothing is saved, transmitted, or shared with Land Home Financial Services until you submit a formal application. Tax returns, paystubs, bank statements, and other income documentation are typically requested through a secure encrypted portal once application begins; please do not email sensitive documents. Two-month and two-year history requirements are baseline conventional and government-program standards; specific lookback periods vary by program and underwriter discretion. Cash-on-hand limitations are FHA and conventional underwriting practice; consult a loan officer for your specific situation. Land Home Financial Services, Inc. has been a direct mortgage lender since 1988; the company is approved for FHA, VA, USDA, conventional Fannie Mae and Freddie Mac, manufactured-home, renovation, reverse, and non-QM lending. Specific loan program eligibility depends on borrower qualification, property eligibility, and current investor guidelines. Land Home Financial Services, Inc. NMLS #1796. Equal Housing Lender. Licensed in 50 states.