Pipeline Operations and Delay Prevention
Most loan problems are not underwriting problems — they are process problems. Application Stage — LO Owns Submit a complete file to processing with: signed 1003, signed TRID disclosures, credit authorization, two years tax returns and W-2s, two months bank statements (all pages, all accounts), photo ID, purchase contract, and HOA documents if condo. A file submitted with missing items sits in processing while the processor chases you. Treat your processor as a client. Processing Stage — Processor Owns, LO Supports The processor orders the appraisal, title, flood certification, collects outstanding documentation, and submits to underwriting. Your role: respond to processor requests within 2 hours during business hours. Underwriting Stage — Underwriter Owns, LO Advocates When conditions arrive, the clock starts. Review conditions the day they arrive. Contact the borrower within the same business day for conditions they need to resolve. Set clear deadlines: I need this from you by Wednesday at noon to hit our close date. Never let conditions sit more than 24 hours without action. Clear to Close — Coordinator Owns After CTC: closing documents are prepared, the CD is issued (3-business-day waiting period starts), and closing is scheduled. Your role: confirm the closing appointment, review the CD with the borrower, confirm the exact cash-to-close amount and how funds will be brought. Post-Close Debrief Within one week of every close: What delayed this loan? Was it preventable? Most delays are repeatable and preventable.