The seller wants a quick close? What actually speeds up or slows down the loan?

What speeds up or slows down my loan?

The seller wants to close quickly, and you're wondering what actually speeds up or slows down your loan approval. The underwriting timeline depends on how complete your documentation is and how complex your financial situation appears to the lender.

Four factors typically control the speed: your documentation completeness, property appraisal scheduling, title work, and any conditions the underwriter adds. Complete loan files with all required documents (pay stubs, bank statements, tax returns) move faster than files missing paperwork. Simple financial situations—steady W-2 income, strong credit, standard loan programs—typically process quicker than complex scenarios involving self-employment, multiple income sources, or non-standard properties.

Appraisal scheduling often creates the biggest delays, especially in busy markets where appraisers are backed up. Title companies also need time to research the property's ownership history and prepare documents.

Check what's outstanding on your loan file and get any missing documents to your lender immediately. Ask your lender about their current processing times and whether expedited underwriting is available for your loan type. Share the seller's timeline with your lender—many can prioritize files when they know the target closing date upfront.