Key Takeaways

• Getting pre-approved before house hunting prevents wasted time and strengthens your offer.
• Comparing multiple mortgage quotes can save thousands over the life of the loan.
• Your credit profile and new debt decisions have a major impact on approval and pricing.
• Focusing only on interest rates ignores important costs like closing fees and mortgage insurance.
• Borrowing less than the maximum approved amount helps maintain long-term financial comfort.

Bill Huemmer is a Wisconsin-based mortgage loan officer with four decades of experience guiding borrowers through the home financing process. Since beginning his career in the mid-1980s, Bill Huemmer has worked closely with first-time buyers, repeat homeowners, realtors, and builders to help clients understand mortgage options and complete successful closings. Currently serving as a mortgage loan originator with Old National Bank in the Madison area, he supports customers from initial consultation through application, underwriting, and approval.

Over the course of his career, Bill Huemmer has earned top producer recognition for loan volume and number of originations in Wisconsin on 30 occasions, reflecting consistent performance across changing market conditions. In addition to working directly with clients, he provides training and guidance to newer mortgage loan officers, answering questions about loan programs and underwriting requirements. His long-standing experience offers practical insight into common mortgage pitfalls and how borrowers can avoid them through preparation, clear communication, and informed decision-making.

Common Mortgage Mistakes and How to Avoid Them

Securing a mortgage is a very important financial decision. However, despite its importance, borrowers often make mistakes that cost them significant time and money. Mortgage professionals play a crucial role in helping clients navigate the complexities of lending, setting realistic expectations, and avoiding common lending pitfalls. Understanding common errors and adopting proactive strategies to prevent them from happening can result in seamless closings and long-term financial success for homebuyers.

Starting the home shopping process before securing pre-approval is one of the most common mortgage mistakes. Without pre-approval, buyers might become interested in a property that they cannot afford, and they might lose credibility with sellers in competitive markets. Mortgage pre-approval provides clients with a clear picture of what they can borrow while also strengthening their offer.

Getting only one mortgage quote is also a common mistake that potential home buyers make. Interest rates and fees often vary among lenders. This means that considering several options might save the potential home buyer thousands of dollars during the lifetime of the loan. Mortgage professionals should encourage clients to compare offers within a short timeframe, preferably 45 days of credit inquiries, so they can consider other competitive rates and terms.

Potential homebuyers sometimes underestimate how important their credit profile is to mortgage approval and pricing. Errors on credit reports or unmanaged debts might result in higher interest rates or loan denials. Mortgage professionals should advise clients to check their credit reports from the three major bureaus so they can spot errors and correct them on time.

Mortgage professionals should also counsel borrowers on avoiding taking on new debt or large purchases during the approval process. Doing this might increase debt-to-income ratios and jeopardize loan eligibility.

Many borrowers focus only on the quoted interest rate and overlook the full cost of obtaining a mortgage. Closing costs typically range from two to five percent of the purchase price and include items such as appraisal fees, title insurance, and loan origination charges.

When clients fail to budget for these expenses in advance, they can face last-minute financial strain that delays or even derails a closing. Mortgage professionals can help by clearly outlining all expected upfront and ongoing costs early in the process so borrowers know exactly what to expect.

Mortgage insurance is another expense that often surprises buyers. When a borrower puts down less than 20 percent, private mortgage insurance is usually required and increases the monthly payment. Clients need to understand how this insurance affects affordability and when it may be removed as home equity grows. By explaining these details clearly, professionals can help borrowers make informed decisions about down payments and long-term costs.

Borrowers frequently assume that the maximum loan amount they qualify for is the amount they should borrow, which can lead to financial stress. While lenders may approve larger loans, stretching a budget too far can limit flexibility and create long-term pressure. Mortgage professionals should guide clients through realistic affordability assessments, using common benchmarks and accounting for expenses such as property taxes, insurance, utilities, and ongoing maintenance.

In addition to regular housing costs, buyers tend to overlook expenses beyond the mortgage payment, including homeowners’ association fees, future repairs, and potential renovation costs. A comprehensive budget that accounts for both immediate and future expenses helps clients avoid regret after closing. Setting these expectations early supports healthier financial decisions and long-term satisfaction with homeownership.

FAQs

Why is mortgage pre-approval so important before shopping for a home?

Pre-approval shows how much a buyer can realistically borrow and prevents falling in love with homes outside their budget. It also makes offers more credible to sellers in competitive markets.

Should borrowers really compare multiple mortgage lenders?

Yes, because interest rates and fees can vary significantly between lenders, which affects the total cost of the loan. Comparing offers within a short time frame can lead to meaningful long-term savings without harming your credit.

How does credit history affect mortgage approval and interest rates?

Your credit report influences both whether you are approved and what interest rate you receive. Errors or high debt levels can increase costs or even lead to denial, which is why reviewing your credit early is critical.

What costs do buyers often forget to budget for?

Many buyers focus only on the interest rate and overlook closing costs, which can be two to five percent of the purchase price. Others are surprised by expenses like mortgage insurance, HOA fees, and future maintenance or repairs.

Is it a good idea to borrow the maximum amount the lender approves?

Not necessarily, because the maximum approval does not always reflect what feels comfortable month to month. Choosing a lower loan amount can provide more financial flexibility and reduce long-term stress.

About Bill Huemmer

Bill Huemmer is a mortgage loan officer with more than 40 years of experience serving homebuyers in Wisconsin. Based in the Madison area, he works closely with clients, realtors, and builders to guide borrowers through the mortgage application and approval process. Bill Huemmer has earned statewide top producer honors multiple times and also trains new loan officers, sharing practical knowledge about loan programs, credit considerations, and affordability planning.