!function(){"use strict";var e="https://tidycal.com/gtgfi?utm_source=tidycal&utm_medium=dashboard&utm_campaign=booking_link",t="https://1595076.my1003app.com/1124642/register?lang=en",r="",a={purchase:{label:"PURCHASE",phrase:"purchase",slug:"purchase",fast:!1,desc:"The full route. Every step applies, including In Contract and the appraisal contingency."},refi:{label:"REFINANCE",phrase:"refinance",slug:"rate-term-refi",fast:!0,desc:"No contract, no contingencies. Appraisal waiver is possible. Owner-occupied adds a 3-day right of rescission before funding."},cashout:{label:"CASH-OUT REFI",phrase:"cash-out refinance",slug:"cash-out-refi",fast:!0,desc:"Follows the refi route with extra underwriting scrutiny: seasoning rules and cash-use documentation. Rescission applies if owner-occupied."},heloc:{label:"HELOC",phrase:"HELOC",slug:"heloc",fast:!1,desc:"The compressed route. Reduced docs, often an automated valuation instead of a full appraisal, streamlined underwrite. Product-dependent."},irrrl:{label:"VA IRRRL",phrase:"VA IRRRL",slug:"va-irrrl",fast:!0,desc:"The fastest program we offer. Typically no income docs, no appraisal, minimal underwrite. Shortest document list in the mortgage world."}},o={purchase:{1:"full",2:"full",3:"full",4:"full",5:"full",6:"full",7:"full",8:"full",9:"full",10:"full",11:"full",12:"full"},refi:{1:"full",2:"full",3:"full",4:"mod",5:"skip",6:"mod",7:"full",8:"mod",9:"full",10:"full",11:"mod",12:"full"},cashout:{1:"full",2:"full",3:"full",4:"mod",5:"skip",6:"mod",7:"full",8:"full",9:"full",10:"full",11:"mod",12:"full"},heloc:{1:"full",2:"mod",3:"mod",4:"mod",5:"skip",6:"mod",7:"mod",8:"mod",9:"mod",10:"mod",11:"mod",12:"full"},irrrl:{1:"full",2:"mod",3:"mod",4:"mod",5:"skip",6:"mod",7:"full",8:"skip",9:"mod",10:"full",11:"mod",12:"full"}},i={2:{tag:"+ LEASE DOCS",stage:"If tenants are staying with the property, we need the current lease agreement. Own other rentals? Two years of Schedule E lets us count that income too."},3:{tag:"+ RENTAL INCOME",stage:"We can use the rent to help you qualify, but lenders count only about 75% of it. The other 25% is their cushion for vacancy and upkeep."},4:{tag:"+ MORE DOWN + RESERVES",stage:"Plan on more up front: usually 15 to 25% down, a rate a notch above a primary residence, and cash reserves (often six months of payments) sitting in the bank."},6:{tag:"+ LANDLORD POLICY",stage:"You will need a landlord (dwelling) policy, not a standard homeowner\u2019s. It covers the building and lost rent, not your personal belongings."},8:{tag:"+ 1007 RENT SCHEDULE",stage:"When we use the rent to qualify, the appraiser also completes a market-rent schedule (Form 1007) to back up the numbers."},11:{tag:"NO RESCISSION",stage:"No 3-day right to cancel here. That federal cooling-off window only applies to a refinance on your own home, so an investment file funds right after you sign."}},n={order:"01 \u2192 04 \u2192 02 \u2192 03 \u2192 onward",overrides:{1:{note:"Fast track: this call can go straight into lock strategy - same conversation."},4:{copy:"On the fast track, this happens on the discovery call itself. We can lock the rate we\u2019re quoting right now with basic info - and locking means the entire rate sheet, which we revisit at final structuring before closing. The moment we lock and have your application basics, a federal timing clock (TRID) starts: initial disclosures must go out within 3 business days, so your documents need to follow immediately.",stages:["Lock strategy - often the same call as discovery","Rate locked with basic application info","TRID clock starts - disclosures due within 3 business days","Hand-off: full application & docs, ASAP"]},2:{note:"Fast track: completed within ~24 hours after the lock. The clock is running."},3:{note:"Fast track: completed within ~24 hours after the lock. The clock is running."},7:{note:"Fast track: we always run the speed route here - estimated fees now, so nothing waits on exact numbers."},8:{note:"Fast track: we still shoot for a waiver first. If a standard appraisal is required, we rush-order it with the AMC - typically $150\u2013$250 above the standard fee - to compress the timeline."},9:{note:"Fast track: once you\u2019re approved with conditions and locked, your Closing Disclosure goes out immediately, and we work every condition in a compressed window - no gaps, no waiting."},11:{note:"Fast track: we get your signing scheduled the moment documents are ready. If you\u2019re owner-occupied, the 3-business-day right of rescission still applies by law - Fast Track can\u2019t skip it, but everything else moves as fast as the file allows."}}},s={agent:{label:"Real Estate Agent",color:"#7B5CC6",paths:["purchase"],note:"Discovery through Lifetime Support - the relationship, not just the transaction.",spanText:{purchase:"Rides along from Discovery all the way through Lifetime Support"},desc:"Your agent is on this journey the whole way - finding the property, negotiating the contract, coordinating the inspection, and moonlighting as your therapist when the process gets emotional - every good agent knows that\u2019s half the job. They stay in your corner long after the keys change hands, and GTG and your agent talk constantly so you never have to relay messages between the two."},escrow:{label:"Escrow & Title",color:"#3A7CC4",paths:"all",note:"Purchase: from In Contract. Refi: from Processing, with a company of GTG\u2019s choosing.",spanText:{purchase:"Joins at In Contract, wraps up at Sign & Fund",default:"Joins at Processing (a company of GTG\u2019s choosing), wraps up at Sign & Fund"},desc:"A neutral third party that holds the money, clears the title, and makes sure everything records correctly with the county. On a purchase they\u2019re chosen in the contract; on a refi, GTG brings in a company we trust. You\u2019ll get their wire instructions - always verify wire details by phone before sending anything."},lender:{label:"Lender / Underwriting / Funding",color:"#C2417A",paths:"all",note:"The external wholesale lender\u2019s own team - distinct from GTG\u2019s in-house processing.",spanText:{default:"Joins at Disclosures, wraps up at Sign & Fund"},desc:"The wholesale lender actually funding your loan - their underwriters review the file, their closing team draws the documents, and their funding department releases the money. As a broker, GTG shops multiple lenders and then quarterbacks this team on your behalf."},inspector:{label:"Inspectors",color:"#C34A36",paths:["purchase"],note:"Home, pest, and any specialty inspections - quarterbacked by your agent. Wraps up just after the appraisal.",spanText:{purchase:"Branches out after In Contract, work wraps up just after the Appraisal"},desc:"Rarely just one inspector: the home inspection, the pest inspection, and - depending on the property - roof, foundation, or geological/soils specialists. This is where your agent really shines: they quarterback the scheduling, the property access, and the reports for all of them on the contract\u2019s timeline. The results feed the inspection contingency, one of the safety nets protecting your deposit."},processing:{label:"GTG Processing Team",color:"#2F4B9E",paths:"all",note:"The quarterback: preps disclosures, orders the appraisal, submits to underwriting, chases every condition.",spanText:{default:"Joins at Processing, stays on through Sign & Fund"},desc:"GTG\u2019s in-house team and the quarterback of your file: double-checks everything before lender upload, preps disclosures, orders the appraisal, submits to underwriting, and chases every condition and third-party item - lender, escrow, title, doc-drawers - so you don\u2019t have to."},appraiser:{label:"Appraiser",color:"#12939B",paths:"all",note:"Where the appraisal isn\u2019t waived. Work wraps up once the underwriter signs off the report.",spanText:{default:"Branches out at Appraisal, work wraps up during Underwriting"},desc:'An independent licensed appraiser values the property. Their work is done when the report is delivered - but the appraisal isn\u2019t "final" until the underwriter reviews and signs it off, which is why this line wraps up during Underwriting rather than at the Appraisal step.'},insurance:{label:"Insurance",color:"#708238",paths:"all",note:"Starts with an early quote right after In Contract; policy bound before closing.",spanText:{purchase:"Starts with an early quote after In Contract, work wraps up before Clear to Close",default:"Runs alongside the file, wraps up before Clear to Close"},desc:"Homeowners insurance starts as an early quote conversation and ends with a bound policy the lender can verify before closing. Starting the quote early is one of the easiest ways to keep a closing on schedule - insurance surprises late in escrow are a classic avoidable delay."}},g=[{id:"c1",title:"Inspection & Insurance Contingency",short:"Inspection & Insurance",deadline:"TYPICALLY ~10 CALENDAR DAYS",order:8.6,copy:"Your earnest money deposit went in during the first days of contract - contingencies are the safety nets protecting it. This one covers the home inspection and confirming the property can be insured, usually coordinated by your agent on their own timeline. Releasing it means you\u2019re satisfied on both fronts and choosing to move forward with that protection lifted.",needs:["Review the inspection report with your agent","Confirm an insurance quote is in hand before releasing"]},{id:"c2",title:"Appraisal Contingency",short:"Appraisal Contingency",deadline:"TYPICALLY ~17 CALENDAR DAYS",order:9.3,copy:"Released once the underwriter has reviewed and signed off the appraisal. Timing inside underwriting varies - sometimes it\u2019s early, sometimes it\u2019s the very last item before clear to close. Until it\u2019s released, this safety net protects your deposit if the value comes in short.",needs:["Nothing to do here - we\u2019ll tell you the moment the underwriter signs off the value"]},{id:"c3",title:"Loan / Financing Contingency",short:"Loan Contingency",deadline:"TYPICALLY ~17 CALENDAR DAYS",order:9.7,copy:"The final safety net - and often the last one released, even when inspection, insurance, and appraisal are all already clear. Same typical deadline as the appraisal contingency, but a separate release event.",callout:"Releasing a contingency is not the same as being clear to close. The lender may still be waiting on something low-risk and unrelated - an updated driver\u2019s license, for example - that doesn\u2019t affect your approval but means the file isn\u2019t clear to close quite yet. We\u2019ll always tell you which one you\u2019re looking at.",needs:["Talk with your agent and us before authorizing this release - it\u2019s the last protection on your deposit"]}],l=[{id:1,phase:1,slug:"discovery",cardTeaser:"A conversation about your goals - no credit pull, no commitment. Just bring your questions.",title:"Discovery & Consultation",short:"Discovery",teaser:"A conversation about goals, timeline, and budget.",time:"DAY 0 \xb7 30\u201345 MIN CALL",badges:["NO CREDIT PULL","NO OBLIGATION"],copy:"We start with a call, not a form - usually 30 to 45 minutes. We walk through the four cornerstones of your pre-approval - income, assets, credit, and existing debts - so we can point you at the right programs before any paperwork starts. One thing we\u2019re careful about: we don\u2019t pull your credit on this call. We only do that once you\u2019re ready to fully move forward - protecting your credit is part of the job.",stages:["Goals conversation","The four cornerstones: income, assets, credit & existing debts","Timeline & budget review","Program recommendation"],needs:["Just you and 30\u201345 minutes - no documents needed yet"],duration:"One 30\u201345 minute call",overrides:{refi:{teaser:"A quick call about your goal - save on your payment, pull cash out, or shorten your term. No credit pull.",badges:["NO CREDIT PULL","NO OBLIGATION"],time:"DAY 0 \xb7 15\u201320 MIN CALL",copy:"We start with a call, not a form - usually 15 to 20 minutes. First we pin down your goal: a lower payment, cash out of your equity, dropping mortgage insurance, or a shorter term. Then we walk the four cornerstones - income, assets, credit, and existing debts - and figure out what it\u2019s worth for you: how much you could save, or how much of your equity you could access. We also find the product that fits best - and if you already have a VA or FHA loan, you may qualify for a streamlined refinance that makes the whole process faster and smoother. We don\u2019t pull your credit on this call - not unless you\u2019re ready to [[fast:take the fast track]] and move forward right away.",stages:["Your goal: lower payment, cash out, dropping mortgage insurance, or a shorter term","The four cornerstones: income, assets, credit & existing debts","What it\u2019s worth for you: how much you could save, or how much equity you could access","The best product fit - including VA and FHA streamlines when they apply"],needs:["Just you and 15\u201320 minutes - no documents needed yet"],duration:"One 15\u201320 minute call"},heloc:{teaser:"A quick call about your equity line - what it\u2019s for, how much you can access. No credit pull.",copy:"A HELOC is its own animal - a revolving line of credit against your home\u2019s equity, not a lump-sum loan. This first call is about what you want the line for - home improvements, consolidating higher-rate debt, or a cushion you can tap when you need it - and how much equity you have to work with. We look at your first mortgage against your home\u2019s value (your combined loan-to-value) to size the line, walk the four cornerstones - income, assets, credit, and existing debts - and talk through how the different HELOC products work. No credit pull on this call unless you\u2019re ready to move.",stages:["Your goal for the line - improvements, consolidation, or a cushion","How much equity you have (combined loan-to-value)","The four cornerstones: income, assets, credit & existing debts","How the HELOC products work"],needs:["Just you and 15\u201320 minutes - no documents needed yet"],duration:"One 15\u201320 minute call"}},cta:[{label:"Book a discovery call",href:e,external:!0},{label:"Ready to go? Apply now",href:t,external:!0}],video:{label:"\u201cDiscovery & Consultation - Overview\u201d",youtubeId:"https://youtube.com/shorts/LnKZUdvffgg"}},{id:2,phase:1,slug:"application",cardTeaser:"Fill out the application and send in your documents. It opens the conversation - it doesn\u2019t commit you.",spot:{label:"The biggest mistake buyers make",sel:".gtg-rm-callout",paths:["purchase"]},title:"Application & Documentation",short:"Application",teaser:"Complete the 1003 and submit your paperwork.",time:"1\u20133 DAYS \xb7 YOU SET THE PACE",badges:["MILESTONE M1: APPLICATION","SECURE UPLOAD"],copy:'This is the official application - the "1003" - plus the documents that back it up. Filling it out doesn\u2019t commit you to anything; it simply gives us what we need to verify and confirm your information as part of the next step.',stages:["Complete the loan application (1003)","Upload income, asset, and ID documents","E-consent & credit authorization (we\u2019ll confirm with you before we run credit)"],needs:["Completed application (1003)","Income, asset & ID documents uploaded to the secure portal","E-consent and credit authorization signed (we\u2019ll confirm before we run credit)"],duration:"Usually 1\u20133 business days - you set the pace",callout:{tone:"warn",paths:["purchase"],title:"The biggest mistake buyers make",body:['Nobody wants a mortgage - everyone wants the house. So we hear this all the time: "We don\u2019t want to jump through the hoops of a mortgage until we find a house we love."',"It\u2019s a real pattern, and it creates a bottleneck at the worst possible moment: you may absolutely qualify, but the puzzle pieces aren\u2019t in place yet to make the strong, confident offer a seller and listing agent take seriously - and catching up puts stress on everyone who\u2019s in your corner.","The application takes about 15 minutes, and then you\u2019ll need to upload some financial docs. Do it now, and you\u2019re prepared for the opportunity. Need it rushed? We can, and we will. We\u2019d just rather you never need to rush when you can be prepared."],gif:{src:"https://gtgfi.com/wp-content/uploads/2026/07/Just-Do-It-Ted-Lasso-GIF-by-Apple-TV.gif",alt:"Ted Lasso: Just do it",after:2}},overrides:{refi:{teaser:"Same application, a lighter document list for a refinance.",copy:'Same official application - the "1003" - plus the documents that back it up. For a refinance it\u2019s usually lighter: your current mortgage statement, homeowners insurance, and proof of income and assets. Filling it out doesn\u2019t commit you to anything - it just gives us what we need to confirm the numbers and move forward. Already on a VA or FHA loan? The streamlined refinance list is shorter still - just ID and your mortgage statement.',stages:["Complete the application (1003)","Upload your refinance documents - mortgage statement, insurance, income & assets","E-consent & credit authorization (we\u2019ll confirm with you before we run credit)"],needs:["Completed application (1003)","Current mortgage statement, homeowners insurance, and income/asset documents uploaded to the secure portal","E-consent and credit authorization signed (we\u2019ll confirm before we run credit)"]},heloc:{teaser:"Same application, a lighter document list for a line of credit.",copy:"The application is the same official form, but a HELOC\u2019s document list is usually lighter. We\u2019ll typically need your current first-mortgage statement, homeowners insurance, and proof of income and assets - exactly what depends on the product and how much you\u2019re accessing. Filling it out doesn\u2019t commit you; it gives us what we need to size and confirm the line.",stages:["Complete the application","Upload your documents - first-mortgage statement, insurance, income & assets","E-consent & credit authorization"]}},cta:{label:"Apply now",href:t,external:!0},video:{label:"\u201cWhat Documents Do I Need?\u201d",youtubeId:"https://youtube.com/shorts/ZkVWjc5Wncw"}},{id:3,phase:1,slug:"qualification",cardTeaser:"We do the heavy lifting on your numbers. You just answer the follow-ups as they come.",title:"Qualification Review",short:"Qualification",teaser:"We run your numbers against real guidelines.",time:"24\u201348 HOURS TYPICAL",badges:["AUTOMATED UNDERWRITING","INCOME CALC"],copy:"This is where your file gets real. Income is the heavy lift - pay stubs, tax returns, sometimes a verification straight from your employer - and where most surprises get caught early instead of late. Credit we run when the timing\u2019s right for you: sometimes right away, sometimes after the income checks out - always with your OK. Running it rounds out the picture, confirms you fit the program, and can even tee up an appraisal waiver later on.",stages:["Income calculation (the heavy lift)","Asset review","Credit run - timed right for you, always with your OK","Existing debts confirmed (from credit)","Automated underwriting (AUS)"],needs:["Your final OK before we run credit - a courtesy double-check on top of the authorization you already signed","Any extra income docs we flag - employer verification, year-end stubs, or business returns"],duration:"Usually 24\u201348 hours",overrides:{refi:{teaser:"You\u2019ve likely qualified before - this is usually familiar territory.",copy:"Good news if you\u2019re refinancing: you\u2019ve likely already cleared the hardest part - qualifying for a mortgage on this home in the first place. We run your numbers again against today\u2019s guidelines, but we\u2019re rarely starting from zero. If you\u2019re a past GTG client, this goes even faster - we\u2019ve probably already solved your income puzzle once, so we know exactly how to navigate it again. Income is still the usual heavy lift - pay stubs, tax returns, sometimes a verification straight from your employer - but familiar territory moves faster than new territory. If you\u2019re on a VA or FHA loan doing a streamlined refinance, this step is often skipped altogether - no income requalification needed. Credit we run when the timing\u2019s right for you, always with your OK, and once it\u2019s in, it confirms whether your goal - the savings, or the equity you\u2019re after - actually holds up against real numbers.",stages:["Income calculation - often quicker if we\u2019ve seen your file before","Asset review","Credit run - timed right for you, always with your OK","Existing debts confirmed (from credit)","Automated underwriting (AUS) - confirms your goal pencils out"]},heloc:{teaser:"It comes down to your combined loan-to-value - we confirm the line you qualify for.",copy:"The number that matters most on a HELOC is your combined loan-to-value - your first mortgage balance plus the line you want, measured against your home\u2019s value. We run your income and credit against the product\u2019s guidelines to confirm the line size and terms you qualify for. Credit we run when the timing\u2019s right for you, always with your OK.",stages:["Combined loan-to-value (CLTV) check - the key number","Income & credit review (streamlined)","Confirm the line size & terms you qualify for"]}},cta:{label:"Apply now",href:t,external:!0},video:{label:"\u201cYou Can\u2019t Lock a Rate Without a House\u201d",youtubeId:"https://www.youtube.com/shorts/MLn0fR2kEnw"}},{id:4,phase:1,slug:"pre-approval",cardTeaser:"You\u2019re cleared to shop. One ask from here on: no new credit, no big money moves.",title:"Pre-Approval",short:"Pre-Approval",teaser:"Your file clears automated underwriting.",time:"SAME DAY TO 1 DAY",badges:["MILESTONE M2: PRE-APPROVAL","PRE-APPROVAL LETTER"],copy:"Your file clears AUS and you get a pre-approval letter. You shop with confidence, and we update the letter per offer so you never show a seller more than you need to. A pre-approval is not a commitment to lend - final approval still depends on the full underwriting review.",stages:["AUS approval","Pre-approval letter issued","Offer support - updated letters per offer amount"],needs:["Your target price range, and offer amounts as you write them","Don\u2019t open new credit or move large sums without a call first - it holds true all the way to closing"],duration:"Same day to 1 business day",overrides:{refi:{title:"Loan Strategy",short:"Strategy",teaser:"We compare structures, lock the rate sheet, and green-light the file.",copy:"No house hunting here - instead we lock in the plan. If you\u2019re lowering your payment or shortening your term, we compare structures and land on the one that fits. If you\u2019re pulling cash out, we nail down the amount, the cost, and whether the math actually works for what you need it for. Either way, we lock the whole rate sheet here, not just one square of it - the exact structure finalizes near the end at final structuring. If you\u2019re on a VA or FHA loan going the streamlined route, the bar is simpler: confirm the new payment is a net tangible benefit, then go.",stages:["Compare structures - lower payment/term, or cash-out amount & cost","Lock strategy - we lock the whole rate sheet; structure finalizes near the end","Green light to proceed"],needs:["A decision on the structure you want to move forward with - or the cash-out amount you need, and what it\u2019s for"]},heloc:{title:"Loan Strategy",short:"Strategy",teaser:"We size the line and pick your product - fixed, prime-based, or interest-only.",copy:"This is where we match the product to how you\u2019ll actually use the line - because a HELOC isn\u2019t one thing. Depending on the lender, you might choose a 30-year fixed, a one-month adjustable tied to the prime rate, or an interest-only option, and pick a draw period - often 5 or 10 years - during which you can borrow, repay, and borrow again. We size the line, walk through the trade-offs, and land on the structure that fits your plan.",stages:["Line size & combined loan-to-value confirmed","Product selection - 30-year fixed, prime-based ARM, or interest-only","Draw period chosen - often 5 or 10 years","Green light to proceed"]}},cta:[{label:"Apply now",href:t,external:!0},{label:"Questions first? Book a call",href:e,external:!0}],video:{label:"\u201cPre-Qualified vs Pre-Approved: What\u2019s the Difference?\u201d",youtubeId:"https://www.youtube.com/shorts/tkMEFqCVUBA"}},{id:5,phase:2,slug:"in-contract",cardTeaser:"Offer accepted. Your deposit goes to escrow - and never wire money without calling to verify first.",spot:{label:"Before you wire your deposit, read this",sel:".gtg-rm-alert"},title:"In Contract",short:"In Contract",teaser:"Offer accepted. Deposit in, safety nets up.",time:"CONTRACT DATES GOVERN",badges:["PURCHASE ONLY","DEPOSIT IN \xb7 SAFETY NETS SET"],copy:["Your offer\u2019s accepted and escrow opens. Your earnest money deposit goes to [[escrow:escrow]] - the neutral third party that holds it, not to us - usually within the first 3 business days, and the contract\u2019s contingency clock starts. Think of contingencies as safety nets around that deposit - each one you release later is a protection you\u2019re choosing to lift as the deal firms up.","It\u2019s also time for two quick conversations: locking your rate - which locks the whole rate sheet for the day, not just one number - and starting a [[insurance:homeowners insurance]] quote early."],stages:["Offer accepted & escrow opened","Earnest money deposited (usually within 3 business days)","Contingency timeline set - inspection / appraisal / loan safety nets","Rate lock (or float) conversation - the whole rate sheet, not just one rate","Homeowners insurance quote started early"],needs:["Wire your earnest money deposit per escrow instructions (always verify wire details by phone)","Tell us: lock now or float","Start an insurance quote - we can refer you if helpful"],duration:"Contract dates govern - typically a 21\u201330 day escrow",alert:{lead:"Wire fraud is real.",body:"Criminals impersonate escrow and send fake wire instructions that look completely legitimate. Before wiring your earnest money deposit, call escrow at a number you\u2019ve independently verified - never trust wire details or changes that arrive by email. When in doubt, call us first."},video:{label:"\u201cEarnest Money Deposit: What It Is & When You Lose It\u201d",youtubeId:"https://www.youtube.com/shorts/BU8GGpukonI"}},{id:6,phase:2,slug:"processing",cardTeaser:"Our in-house team takes the wheel and preps your file. Mostly hands-off for you.",title:"Processing & File Prep",short:"Processing",teaser:"GTG\u2019s team preps and quarterbacks your file.",time:"USUALLY 3\u20137 BUSINESS DAYS",badges:["GTG IN-HOUSE TEAM"],copy:"Before anything goes to [[lender:the lender]], [[processing:GTG\u2019s in-house processing team]] - the quarterback of your file - double-checks everything, preps the file for lender upload, and reaches out to [[escrow:escrow and title]] for the items the lender will need. From here through funding, they chase every condition and third-party item so you don\u2019t have to.",stages:["File review - double-check before lender upload","Escrow & title contacted for lender-required items","Title report ordered","Employment verification (if needed)","Homeowners insurance follow-through"],needs:["Quick responses if anything is missing from your file"],duration:"Usually 3\u20137 business days",overrides:{refi:{copy:"Same quarterback role on a refinance - the difference is escrow and title are companies of our choosing rather than ones tied to a purchase contract. The team preps your file for lender upload and orders the payoff demand on your current loan. If you\u2019re on a VA or FHA streamline, this step is often minimal - largely a paperwork assembly step.",stages:["File review - double-check before lender upload","Escrow & title opened (GTG\u2019s choosing)","Title report ordered","Payoff demand ordered on your current loan","Existing insurance updated with new mortgagee clause"]},heloc:{teaser:"Our team preps the file - lighter than a full mortgage, mostly hands-off for you.",copy:"Our in-house team preps the file the same way, just lighter for a line of credit. We open title, verify your insurance, and confirm the standing of your first mortgage - since your HELOC usually sits behind it as a second lien. Mostly hands-off for you.",stages:["File review & prep","Title check (streamlined)","Insurance verification","First-mortgage / lien position confirmed"]}},video:{label:"\u201cWhat Processing Actually Does\u201d",youtubeId:""}},{id:7,phase:2,slug:"disclosures",cardTeaser:"Initial disclosures are sent - e-sign them ASAP. Signing is an acknowledgment, not a commitment.",spot:{label:"Spotted an error on a disclosure?",sel:".gtg-rm-callout"},title:"Disclosures & Loan Setup",short:"Disclosures",interchange:!0,teaser:"Initial disclosures out, intent to proceed in.",time:"SAME DAY TO 3\u20135 DAYS (FEE PATH)",badges:["MILESTONE M3: DISCLOSURES","THE FEE PATH"],copy:"Your initial Loan Estimate and disclosures go out for signature. Signing them is an acknowledgment, not a commitment - the numbers are still estimates. Your loan officer makes one call here and hands it to [[processing:processing]]: disclose fast with estimated fees (what we do about nine times out of ten), or wait a day or two for exact fees from [[escrow:escrow]]. Either way, these fees firm up as the real numbers come in, and they aren\u2019t truly final until your loan documents at signing.",stages:["Fee path decided - your LO\u2019s call, passed to processing","Initial Loan Estimate & disclosures sent","You sign - an acknowledgment, not a commitment","Intent to proceed"],needs:["Sign both sets of disclosures - the lender\u2019s, plus a small GTG compliance package (2-3 pages) that\u2019s easy to miss","E-sign promptly - the appraisal order, when one\u2019s needed, is gated behind it","Confirm your intent to proceed"],duration:"Same day to 3\u20135 business days, depending on the fee path",branch:{title:"THE FEE PATH (YOUR LO\u2019S CALL)",routes:[{name:"SPEED ROUTE",key:"speed",note:"About 9 in 10 files. We disclose now with estimated fees so signed disclosures and the appraisal order aren\u2019t held up - the real numbers backfill as they come in."},{name:"ACCURACY ROUTE",key:"accuracy",note:"For detail-first borrowers, when the schedule has room. We wait a day or two for the exact escrow/title fees (Box B on your Loan Estimate), which come in spot-on - though prepaids, insurance, and impounds are still moving parts. Prefer exact fees? Tell us early - before disclosures go out, that\u2019s still an open conversation (knowing it can slow things down and put your closing date at risk). Once disclosures are out, the route\u2019s been run - but you lose nothing: the real numbers replace the estimates on every update that follows, and nothing is final until your loan documents."}]},callout:{title:"If something looks off",body:"A quirk of the mortgage world worth knowing: once a disclosure goes out - the initial Loan Estimate, an updated version after a change of circumstance, the Closing Disclosure - it can\u2019t be pulled back and edited. So if you spot a misspelled name or a number that looks off, no need to worry, and no need to wait: let us know what you\u2019re seeing, and it\u2019s OK to go ahead and sign. Your signature just confirms you received the document - it doesn\u2019t lock in the contents. The correction rides the next version, and signing keeps your timeline moving while we make it right."},overrides:{heloc:{teaser:"No Loan Estimate here - HELOCs use their own disclosures. E-sign to keep moving.",badges:["MILESTONE M3: DISCLOSURES"],time:"SAME DAY TO A FEW DAYS",copy:"Here\u2019s a real difference: a HELOC isn\u2019t a TRID loan, so there\u2019s no Loan Estimate, no Closing Disclosure, and no fee-path decision. Instead you\u2019ll get HELOC-specific disclosures - the line\u2019s terms, rate, and fees, plus the federal home-equity booklet - to review and acknowledge. E-sign promptly so we can keep the file moving. As with any disclosure, signing acknowledges you received it; it doesn\u2019t lock you in.",stages:["HELOC disclosures prepared","Disclosures sent for your review","You e-sign to acknowledge & proceed"],needs:["E-sign your HELOC disclosures promptly","Confirm you want to proceed"],duration:"Same day to a few business days",branch:null}},video:{label:"\u201cReading Your Loan Estimate\u201d",youtubeId:""}},{id:8,phase:2,slug:"appraisal",cardTeaser:"The property gets valued. All behind the scenes - we\u2019ll bring you the result.",title:"Property & Appraisal",short:"Appraisal",teaser:"Three routes to one destination: valuation complete.",time:"WAIVER ~1\u20133 DAYS \xb7 APPRAISAL ~7\u201310 DAYS",badges:["VALUATION \xb7 3 POSSIBLE ROUTES","APPRAISAL CONTINGENCY"],copy:"Every loan needs the property valued, and there are three ways to get there. This isn\u2019t a menu you pick from - which route you land on depends on your property and what the automated systems allow. Steering it to the best outcome is where a good broker earns their keep.",stages:["Valuation route selected (see routes below)","Appraisal received / waiver confirmed","Value review"],needs:["Payment for the appraisal, unless it\u2019s waived - a payment link comes straight from the appraisal management company (the AMC), or from [[processing:our processing team]] if available, and we\u2019ll run a card on file."],duration:"Waiver: about 1\u20133 days. Standard appraisal: typically 7\u201310 calendar days.",overrides:{purchase:{stages:["Valuation route selected (see routes below)","Appraisal received / waiver confirmed","Value review","Appraisal contingency released - or renegotiation if value comes in low"]},refi:{copy:"Refis are the most likely route to an appraisal waiver - AUS may accept the value from data alone, skipping the appraisal entirely.",needs:["Interior access if a full appraisal is ordered","Payment for the appraisal, unless waived"]},heloc:{teaser:"Usually an automated valuation, no appraiser visit - unless you\u2019re near the CLTV ceiling.",time:"AVM: SAME DAY TO A FEW DAYS",copy:"Most HELOCs skip the full appraisal entirely. As long as you\u2019re taking a total line under about $400,000 and staying up to 80% combined loan-to-value, we can usually confirm your value with an automated valuation (AVM) - fast, and no appraiser visit. Push toward the 85% CLTV ceiling and the lender may call for a desk review or a full appraisal. We steer for the AVM whenever the numbers allow.",stages:["Valuation route determined by line size & CLTV","AVM confirmed - or desk review / appraisal if required","Value confirmed"],needs:["Usually nothing - AVMs run on data"],branch:null}},branch:{title:"HOW WE GET YOUR VALUE - THREE ROUTES",routes:[{name:"APPRAISAL WAIVER",note:"We always shoot for these - no appraisal, about 1-3 days. It\u2019s property-dependent, though: it hinges on recent nearby sales (roughly a quarter to half mile, last six months) and what Fannie Mae and Freddie Mac\u2019s automated systems are granting that day. Usually needs 20% or more down on a conventional loan; FHA and VA don\u2019t qualify, and the lender still confirms it. If we can land it we take it - otherwise we default to a standard order.",key:"waiver"},{name:"STANDARD ORDER",note:"Where most loans land - typically 7-10 calendar days. Ordered once disclosures are signed and you\u2019ve confirmed intent to proceed (Step 07). [[agent:Your agent]] coordinates property access with the [[appraiser:appraiser]]; borrower pays.",key:"standard"},{name:"FHA GATE",note:"Any FHA loan: no appraisal until the lender issues an FHA case number - and they usually won\u2019t request it until disclosures are acknowledged. The case number alone can take 1-2 business days, so FHA timelines stack up fast.",gate:!0,key:"fha"}]},video:{label:"\u201cAppraisals, Waivers, and Why Timing Matters\u201d",youtubeId:""}},{id:9,phase:2,slug:"underwriting",cardTeaser:"The lender reviews everything and approves with conditions. Expect a few follow-up requests.",spot:{label:"Why your Closing Disclosure shows up early",sel:".gtg-rm-para-2"},title:"Underwriting & Conditions",short:"Underwriting",teaser:"Approval with conditions - and your CD goes out here.",time:"DECISION 24\u201372 HRS \xb7 CONDITIONS VARY",badges:["MILESTONE M4: SUBMITTED TO UNDERWRITING","MILESTONE M5: APPROVED W/ CONDITIONS","CLOSING DISCLOSURE OUT \xb7 3-DAY CLOCK STARTS"],substeps:[{code:"submitted",label:"Submitted to Underwriting"},{code:"conditions",label:"Approved with Conditions"}],copy:['The file goes to a human underwriter. "Approved with Conditions" is good news - it\u2019s the underwriter saying yes, pending a short list.',"Here\u2019s a GTG move most borrowers never see: once you\u2019re approved with conditions and your rate is locked (we can\u2019t send a CD while you\u2019re floating), we send your Closing Disclosure right away instead of waiting for clear to close - whenever [[lender:our lender]] allows it. The CD carries a mandatory 3-business-day review period under federal law, so sending it now runs that clock while we clear conditions instead of after. The numbers are still estimates that firm up at final loan docs, but starting that clock early is what saves you days at the end.","One disclosure quirk applies here too: a CD can\u2019t be recalled once it\u2019s sent. If something looks off, it\u2019s still OK to sign - tell us what you\u2019re seeing and the fix rides the next version."],stages:["Submit to underwriting","Underwriter review",'Conditional approval issued - "Approved with Conditions"',"Closing Disclosure (CD) issued - mandatory 3-business-day clock starts now","Conditions cleared & resubmitted"],needs:["Fast turnaround on condition items - an updated pay stub, a letter of explanation"],duration:"Underwriter decision typically 24\u201372 hours; condition clearing varies by file",overrides:{refi:{teaser:"The lender reviews everything and approves with conditions - expect a few quick follow-ups.",copy:['The file goes to a human underwriter, and "Approved with Conditions" is good news - it\u2019s the underwriter saying yes, pending a short list. A rate-and-term refinance is usually a clean, quick underwrite. If you\u2019re pulling cash out, expect a little more scrutiny - seasoning rules and a short letter explaining what the cash is for are common, and we prep those before the underwriter even asks. On a VA or FHA streamline, the underwrite is lighter still.',"Here\u2019s a GTG move most borrowers never see: once you\u2019re approved with conditions and your rate is locked (we can\u2019t send a CD while you\u2019re floating), we send your Closing Disclosure right away instead of waiting for clear to close - whenever [[lender:our lender]] allows it. The CD carries a mandatory 3-business-day review period under federal law, so sending it now runs that clock while we clear conditions instead of after. The numbers are still estimates that firm up at final loan docs, but starting that clock early is what saves you days at the end.","One disclosure quirk applies here too: a CD can\u2019t be recalled once it\u2019s sent. If something looks off, it\u2019s still OK to sign - tell us what you\u2019re seeing and the fix rides the next version."]},heloc:{teaser:"A streamlined underwrite and account disclosures - no Closing Disclosure on a HELOC.",badges:["STREAMLINED UNDERWRITE","ACCOUNT DISCLOSURES"],copy:'Your file goes through a streamlined underwrite - lighter than a full mortgage, but a real review of your income, credit, and combined loan-to-value. You\u2019ll get account-opening disclosures for the line (not a Closing Disclosure - HELOCs don\u2019t use one), and we clear any conditions as they come in. "Approved with conditions" still means yes, pending a short list.',stages:["Streamlined underwrite (product-dependent)","Approved with conditions","Account-opening disclosures issued","Conditions cleared"]}},video:{label:"\u201cApproved With Conditions Is Good News\u201d",youtubeId:""}},{id:10,phase:2,slug:"clear-to-close",cardTeaser:"Every condition cleared. We review your final structure together before documents go out.",spot:{label:"What we revisit before going final",sel:".gtg-rm-branch",paths:["purchase","refi","cashout","irrrl"]},title:"Clear to Close",short:"Clear to Close",teaser:"Conditions cleared, numbers final - CD wait usually already done.",time:"OFTEN 1\u20132 DAYS \xb7 3-DAY CD WAIT USUALLY DONE",badges:["MILESTONE M6: CLEAR TO CLOSE","FINAL STRUCTURING"],copy:["Every condition is signed off and your numbers are ready to go final. Because your Closing Disclosure went out back in underwriting, the 3-business-day review period is usually already satisfied - so we go straight to scheduling your signing, no waiting period.","This is also when we do something most lenders skip: the final structuring session. When you locked, you locked the whole rate sheet for that day, not just one square of it. Now that every puzzle piece is in hand - value, credits, payoffs, what the house really needs - we revisit it and confirm the structure still fits. Sometimes we nailed it at lock; sometimes we fine-tune. Either way, it\u2019s the right mortgage for right now - because \u201cright now\u201d at clear to close isn\u2019t always the day you locked."],aside:"Why sending the CD early is safe: it\u2019s the FIRST CD that starts the mandatory wait - corrected CDs can follow along the way without restarting anything. Only a few big changes re-trigger a new 3-day period, like the APR rising by more than an eighth of a percent.",stages:["Final conditions signed off by the underwriter","Final structuring session (sometimes just before clear to close, sometimes just after) - the locked rate sheet, revisited with every puzzle piece in hand","CD 3-business-day period verified complete (usually already ran during underwriting)","Closing scheduled"],needs:["Pick a signing time","Plan your cash-to-close wire (verify wire details by phone, every time)"],duration:"Often 1\u20132 business days once conditions clear",branch:{title:"FINAL STRUCTURING - WHAT WE REVISIT",routes:[{name:"CONCESSIONS & CREDITS",paths:["purchase"],note:"Repair negotiations produced seller credits? They can buy down your interest rate or cover closing costs."},{name:"VALUE CAME IN DIFFERENT",note:"An appraisal above or below expectations changes your loan-to-value - and LTV drives pricing. Sometimes a small loan-amount tweak lands a better tier."},{name:"PAYOFF & TITLE SURPRISES",note:"A payoff demand with arrears, or back taxes on the preliminary title report, can shift the loan amount or cash to close."},{name:"CASH STRATEGY",note:"Decided how much cash the house - or your reserves - really needs? Down payment and structure can shift to match."}]},overrides:{heloc:{teaser:"No CD wait on a HELOC - we confirm the terms and go straight to scheduling your signing.",badges:["MILESTONE M6: CLEAR TO CLOSE","READY TO SIGN"],time:"OFTEN 1\u20132 DAYS \xb7 NO CD WAIT",copy:"Conditions are cleared and your line is ready to set up. Because a HELOC has no Closing Disclosure, there\u2019s no 3-business-day CD wait to satisfy - so we go straight to scheduling your signing. We confirm the final line amount, rate, and terms, and set a date.",aside:"",stages:["Final conditions signed off","Line amount, rate & terms confirmed","Signing scheduled"],needs:["Pick a signing time"],branch:null}},video:{label:"\u201cClear to Close: What It Means\u201d",youtubeId:""}},{id:11,phase:2,slug:"sign-fund",cardTeaser:"You sign, the loan funds, the county records - keys. Verify wire instructions by phone, always.",spot:{label:"The 3 documents to actually read",sel:".gtg-rm-keydocs"},title:"Signing, Funding & Recording",short:"Sign & Fund",interchange:!0,teaser:"You sign, the loan funds, and we stay in touch.",time:"1\u20133 DAYS SIGN-TO-RECORD",badges:["MILESTONE M7: DOCS OUT TO ESCROW","MILESTONE M8: FUNDED!"],substeps:[{code:"docs-out",label:"Documents Out to Escrow"},{code:"funded",label:"Funded"}],copy:"We order your loan documents, then hand off to [[escrow:escrow]] to coordinate your signing - they\u2019ll reach out to set it up and walk you through the options. After you sign, the lender funds, the county records, and on a purchase, recording means the keys are yours.",keyDocs:[{name:"Final Closing Disclosure",note:"Your final numbers - loan amount, interest rate, monthly payment, closing costs, and cash to close. This is the version that\u2019s truly final; make sure the rate and payment match what you expected."},{name:"Promissory Note & Deed of Trust",note:"The note is your promise to repay - amount, rate, and payment schedule. The deed of trust ties that promise to the home and is what secures the loan."},{name:"First Payment Letter",note:"When your first payment is due, how much it is, and where to send it once servicing is set."}],stages:["Loan documents drawn & released to escrow","Sign with notary","Lender funds","County records","Keys / complete"],needs:["Two valid forms of legal ID at signing - current driver\u2019s license, state ID, or passport (a Permanent Resident Card / I-551 is not accepted for signing)","Remaining funds wired (verified by phone)","No new credit, no job changes, no big purchases until after recording"],duration:"Often 1\u20133 business days sign-to-record - and sometimes same-day, if you sign early and your funds are already wired. Your LO and processing coordinate to hit the close-of-escrow date.",alert:{lead:"Wire fraud is real.",body:"Criminals impersonate escrow and send fake wire instructions that look completely legitimate. Before wiring your cash to close, call escrow at a number you\u2019ve independently verified - never trust wire details or changes that arrive by email. When in doubt, call us first."},branch:{title:"HOW YOU\u2019LL SIGN",routes:[{name:"MOBILE NOTARY",note:"A signing agent comes to you - home, work, wherever\u2019s easy. The most common pick."},{name:"ESCROW / TITLE OFFICE",note:"Go in and sign in person with their notary."},{name:"SPLIT SIGNING",note:"Co-borrowers who can\u2019t be in the same place sign separately. Build in an extra day or two."},{name:"MAIL-AWAY",note:"Out of the area? Docs are mailed to you, notarized locally, and sent back. Build in an extra day or two."}]},overrides:{refi:{teaser:"You sign, the rescission clock runs, then the loan funds and records. Verify any wire by phone.",copy:"We order your loan documents, then hand off to [[escrow:escrow]] to coordinate your signing - they\u2019ll reach out to set it up and walk you through the options. Owner-occupied refinances add one federally required stop most purchases don\u2019t: a 3-business-day right of rescission after you sign, before any money moves. It\u2019s your window to back out, and it can\u2019t be waived on a primary residence. After that window closes, the lender funds, your old loan is paid off, and the county records the new one. If you\u2019re pulling cash out, your funds disburse right after the rescission period ends.",stages:["Loan documents drawn & released to escrow","Sign with notary","Right of rescission - 3 business days (owner-occupied)","Lender funds - cash disbursed if you\u2019re taking cash out","County records","Complete"]},heloc:{teaser:"You sign, the rescission window passes, and your line goes live - ready to draw.",badges:["MILESTONE M7: DOCS OUT","MILESTONE M8: LINE ACTIVATED"],time:"3-DAY RESCISSION, THEN LIVE",copy:"You sign your HELOC documents, and if it\u2019s your primary residence, a federal 3-business-day right of rescission follows - your window to back out before the line goes live. After that window closes, your line is activated and your funds are available to draw. Verify any wire details by phone, always.",keyDocs:[{name:"HELOC Agreement",note:"Your line\u2019s terms - credit limit, rate (and how it can change), the draw period and repayment period, and any fees. This is the core document; make sure the limit and rate match what you expected."},{name:"Deed of Trust",note:"The second lien that secures the line against your home, behind your first mortgage. It\u2019s what lets the lender extend the credit."},{name:"How to draw",note:"How you access your funds once the line is live - checks, an online transfer, or a card, depending on the product."}],stages:["Sign your HELOC documents","Right of rescission - 3 business days (primary residence)","Line activated - funds available to draw"],needs:["Two valid forms of legal ID at signing","No new credit or big financial moves until the line is live"],alert:null}},video:{label:"\u201cSigning Day: What to Expect\u201d",youtubeId:""}},{id:12,phase:3,slug:"lifetime-support",cardTeaser:"Funding isn\u2019t goodbye. Rate drops, questions, next moves - we stay on your file.",title:"Lifetime Loan Support",short:"Lifetime Support",terminus:!0,teaser:"Funding isn\u2019t goodbye. We stay on the file.",time:"LIFE OF THE LOAN",badges:["WE STAY ON YOUR FILE"],copy:"The end of the process and the start of the relationship. Most lenders disappear after funding. This is where we don\u2019t.",stages:["First payment guidance & servicing transfer explanation","Property tax monitoring (CA supplemental tax bills - the classic surprise)","Escrow account analysis support","Mortgage insurance monitoring & removal","Rate & refi monitoring","Annual mortgage review"],needs:["Keep your contact info current with us","Call us before making mortgage moves - that\u2019s what we\u2019re here for"],duration:"Ongoing - life of the loan",overrides:{heloc:{teaser:"Your line stays open - draw, repay, repeat during the draw period. We stay on your file.",copy:"Your line stays open for the life of the loan, and we stay on your file the whole way. During your draw period - often 5 or 10 years - you can borrow, repay, and borrow again as you need. 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button.gtg-rm-line-all{font-family:inherit;display:inline-flex;align-items:center;font-size:11.5px;font-weight:600;letter-spacing:.03em;color:var(--gtg-green-dark);border:1.5px solid var(--gtg-green);background:#fff;padding:7px 13px;border-radius:2px;cursor:pointer;transition:background .15s,color .15s;}.gtg-rm-app button.gtg-rm-line-all:hover{background:var(--gtg-green-soft);}.gtg-rm-app button.gtg-rm-line-all.is-on{background:var(--gtg-green);border-color:var(--gtg-green);color:#fff;}.gtg-rm-app button.gtg-rm-line-all:focus-visible{outline:2.5px solid var(--gtg-amber);outline-offset:2px;}.gtg-rm-app label.gtg-rm-line-chip{display:inline-flex;align-items:center;gap:7px;font-size:11.5px;color:var(--gtg-ink-soft);border:1px solid var(--gtg-line);background:#fff;padding:7px 11px;border-radius:2px;cursor:pointer;user-select:none;transition:border-color .15s;}.gtg-rm-app label.gtg-rm-line-chip input{accent-color:var(--gtg-green);cursor:pointer;width:14px;height:14px;}.gtg-rm-app label.gtg-rm-line-chip.is-on{border-color:var(--gtg-ink-soft);background:var(--gtg-panel);color:var(--gtg-ink);}.gtg-rm-app .gtg-rm-line-swatch{width:16px;height:4px;border-radius:2px;flex:none;}.gtg-rm-app p.gtg-rm-path-desc{font-size:13.5px;color:var(--gtg-ink-soft);margin:12px 0 0;max-width:680px;}.gtg-rm-app .gtg-rm-map-wrap{border:1px solid var(--gtg-line);border-radius:6px;background:#fff;padding:14px 10px 8px;margin-top:16px;position:relative;}.gtg-rm-app .gtg-rm-map-wrap svg{width:100%;height:auto;display:block;}.gtg-rm-app .gtg-rm-station,.gtg-rm-app .gtg-rm-cmark,.gtg-rm-app .gtg-rm-gline,.gtg-rm-app .gtg-rm-vdiamond{cursor:pointer;}.gtg-rm-app .gtg-rm-station:focus,.gtg-rm-app .gtg-rm-cmark:focus,.gtg-rm-app .gtg-rm-gline:focus,.gtg-rm-app .gtg-rm-vdiamond:focus{outline:none;}.gtg-rm-app .gtg-rm-gline:hover path[stroke-width=\'4\'],.gtg-rm-app .gtg-rm-gline:focus-visible path[stroke-width=\'4\']{stroke-width:5.5;}.gtg-rm-app .gtg-rm-gline:hover path[stroke-width=\'3\']{stroke-width:4.5;}.gtg-rm-app .gtg-rm-vdiamond:hover path,.gtg-rm-app .gtg-rm-vdiamond:focus-visible path{stroke-width:3;}.gtg-rm-app .gtg-rm-station:focus-visible circle.gtg-rm-focusring{opacity:1;}.gtg-rm-app .gtg-rm-cmark:focus-visible path{stroke-width:3;}.gtg-rm-app .gtg-rm-tip{position:absolute;pointer-events:none;z-index:20;display:none;width:250px;background:var(--gtg-ink);color:#F5F4F1;border-radius:6px;padding:13px 15px;box-shadow:0 8px 24px rgba(40,40,40,.28);}.gtg-rm-app .gtg-rm-tip.is-show{display:block;}.gtg-rm-app .gtg-rm-tip .gtg-rm-t-eyebrow{font-size:9.5px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:#B9D8CB;margin-bottom:5px;}.gtg-rm-app .gtg-rm-tip .gtg-rm-t-name{font-size:15px;font-weight:600;margin-bottom:5px;}.gtg-rm-app .gtg-rm-tip .gtg-rm-t-teaser{font-size:12px;color:#D3D2CC;line-height:1.45;margin-bottom:8px;}.gtg-rm-app .gtg-rm-tip 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.gtg-rm-lg-dot.full{border:2.5px solid var(--gtg-green);}.gtg-rm-app .gtg-rm-lg-dot.mod{border:2px dashed var(--gtg-green);}.gtg-rm-app .gtg-rm-lg-dot.skip{border:2px solid var(--gtg-gray-skip);}.gtg-rm-app .gtg-rm-lg-inter{width:16px;height:16px;border-radius:50%;border:2.5px solid var(--gtg-green);box-shadow:inset 0 0 0 2px #fff, inset 0 0 0 3.5px var(--gtg-green);background:#fff;flex:none;}.gtg-rm-app .gtg-rm-lg-fast{width:20px;height:0;border-top:3.5px solid var(--gtg-bright);display:inline-block;border-radius:2px;flex:none;}.gtg-rm-app .gtg-rm-lg-guest{width:20px;height:0;border-top:3px solid;display:inline-block;border-radius:2px;flex:none;}.gtg-rm-app .gtg-rm-lg-diamond{width:11px;height:11px;background:#fff;border:2px solid var(--gtg-ink-soft);transform:rotate(45deg);display:inline-block;flex:none;}.gtg-rm-app .gtg-rm-lg-shield{width:12px;height:13px;background:#EEF3F8;border:2px solid var(--gtg-shield);border-radius:2px 2px 6px 6px;display:inline-block;flex:none;}.gtg-rm-app 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.gtg-rm-badge.milestone{border-color:var(--gtg-green);color:var(--gtg-green-dark);background:var(--gtg-green-soft);}.gtg-rm-app .gtg-rm-badge.warn{border-color:var(--gtg-amber);color:var(--gtg-amber);background:var(--gtg-amber-soft);}.gtg-rm-app .gtg-rm-badge.fast{border-color:var(--gtg-bright);color:var(--gtg-bright-dark);background:var(--gtg-bright-soft);font-weight:600;}.gtg-rm-app .gtg-rm-badge.here{background:#FF6A3D;border-color:#FF6A3D;color:#fff;font-weight:600;}.gtg-rm-app .gtg-rm-badge.shield{border-color:var(--gtg-shield);color:var(--gtg-shield);background:#EEF3F8;}.gtg-rm-app .gtg-rm-badge-link{appearance:none;-webkit-appearance:none;font-family:inherit;font-size:10.5px;font-weight:600;line-height:1.55;letter-spacing:.02em;margin:0;cursor:pointer;color:var(--gtg-amber);border-color:var(--gtg-amber);background:var(--gtg-amber-soft);text-decoration:underline;text-underline-offset:2px;}.gtg-rm-app .gtg-rm-badge-link:hover{background:var(--gtg-amber);color:#fff;}.gtg-rm-app 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.gtg-rm-substep-dot{border-color:var(--gtg-green);color:var(--gtg-green);}.gtg-rm-app .gtg-rm-substep.is-here{border-color:#FF6A3D;color:#fff;background:#FF6A3D;}.gtg-rm-app .gtg-rm-substep.is-here .gtg-rm-substep-dot{border-color:#fff;color:#fff;}.gtg-rm-app .gtg-rm-substep-arrow{color:var(--gtg-line);font-size:13px;}.gtg-rm-app .gtg-rm-vlink{color:var(--gtg-green-dark);text-decoration:underline;text-decoration-style:dotted;text-underline-offset:2px;cursor:pointer;font-weight:500;}.gtg-rm-app .gtg-rm-vlink:hover,.gtg-rm-app .gtg-rm-vlink:focus-visible{color:var(--gtg-green);text-decoration-style:solid;outline:none;}.gtg-rm-app .gtg-rm-alert{margin-top:22px;border:1.5px solid #C0392B;background:#FDECEA;border-radius:6px;padding:12px 15px;font-size:12.5px;color:#8A2A20;line-height:1.55;max-width:640px;}.gtg-rm-app .gtg-rm-alert strong{color:#C0392B;}.gtg-rm-app .gtg-rm-alert-icon{margin-right:2px;}.gtg-rm-app .gtg-rm-modal{position:fixed;inset:0;z-index:100000;display:none;}.gtg-rm-app .gtg-rm-modal.is-open{display:block;}.gtg-rm-app .gtg-rm-modal-backdrop{position:absolute;inset:0;background:rgba(40,40,40,.55);transition:background .25s;}.gtg-rm-app .gtg-rm-modal.is-peek .gtg-rm-modal-backdrop{background:rgba(40,40,40,.12);}.gtg-rm-app .gtg-rm-modal-box{position:absolute;top:50%;left:50%;transform:translate(-50%,-50%);width:calc(100% - 40px);max-width:440px;max-height:82vh;overflow:auto;background:#fff;border-radius:8px;padding:26px 24px 22px;box-shadow:0 12px 40px rgba(0,0,0,.32);}.gtg-rm-app .gtg-rm-modal-close{position:absolute;top:8px;right:12px;border:0;background:none;font-size:26px;line-height:1;color:var(--gtg-ink-soft);cursor:pointer;padding:2px 8px;}.gtg-rm-app .gtg-rm-modal-close:hover{color:var(--gtg-ink);}.gtg-rm-app .gtg-rm-modal-close:focus-visible{outline:2.5px solid var(--gtg-amber);outline-offset:2px;}.gtg-rm-app .gtg-rm-modal-title{font-size:19px;font-weight:600;margin:0 14px 12px 0;display:flex;align-items:center;gap:10px;line-height:1.25;}.gtg-rm-app .gtg-rm-modal-swatch{display:inline-block;width:24px;height:6px;border-radius:3px;flex:none;}.gtg-rm-app .gtg-rm-modal-see{display:flex;align-items:center;gap:9px;margin-top:16px;padding-top:15px;border-top:1px solid var(--gtg-line);font-size:13px;font-weight:600;color:var(--gtg-green-dark);cursor:pointer;user-select:none;}.gtg-rm-app .gtg-rm-modal-see input{accent-color:var(--gtg-green);width:16px;height:16px;cursor:pointer;flex:none;}.gtg-rm-app label.gtg-rm-feepath-box{display:flex;align-items:center;gap:9px;margin-top:12px;font-size:12.5px;font-weight:600;color:var(--gtg-amber);cursor:pointer;user-select:none;}.gtg-rm-app label.gtg-rm-feepath-box input{accent-color:var(--gtg-amber);width:15px;height:15px;cursor:pointer;flex:none;}.gtg-rm-app .gtg-rm-keydocs{margin:4px 0 22px;padding:16px 18px;background:var(--gtg-green-soft);border-radius:8px;max-width:640px;}.gtg-rm-app .gtg-rm-keydocs-h{font-size:11px;font-weight:700;letter-spacing:.1em;text-transform:uppercase;color:var(--gtg-green-dark);margin:0 0 11px;}.gtg-rm-app .gtg-rm-keydocs.warn{background:var(--gtg-amber-soft);border-left:4px solid var(--gtg-amber);border-radius:0 8px 8px 0;}.gtg-rm-app .gtg-rm-keydocs.warn .gtg-rm-keydocs-h{color:var(--gtg-amber);}.gtg-rm-app .gtg-rm-callout-gif{display:block;max-width:280px;width:100%;border-radius:8px;margin:14px auto;}.gtg-rm-app .gtg-rm-ft-cols{display:grid;grid-template-columns:1fr 1fr;gap:18px;margin:0 0 14px;}.gtg-rm-app.is-mobile .gtg-rm-ft-cols{grid-template-columns:1fr;gap:14px;}.gtg-rm-app .gtg-rm-ft-col h4{font-size:11px;font-weight:700;letter-spacing:.08em;text-transform:uppercase;color:var(--gtg-green-dark);margin:0 0 9px;}.gtg-rm-app .gtg-rm-ft-col.you h4{color:var(--gtg-amber);}.gtg-rm-app .gtg-rm-ft-col ul{margin:0;padding:0;list-style:none;display:flex;flex-direction:column;gap:8px;}.gtg-rm-app .gtg-rm-ft-col li{font-size:12.5px;line-height:1.5;color:var(--gtg-ink);padding-left:16px;position:relative;}.gtg-rm-app .gtg-rm-ft-col li:before{content:\'\';position:absolute;left:0;top:7px;width:6px;height:6px;border-radius:50%;background:var(--gtg-green);}.gtg-rm-app .gtg-rm-ft-col.you li:before{background:var(--gtg-amber);}.gtg-rm-app .gtg-rm-ft-caveat{font-size:12px;line-height:1.55;color:var(--gtg-ink-soft);background:var(--gtg-amber-soft);border-radius:8px;padding:12px 14px;margin:0 0 16px;}.gtg-rm-app .gtg-rm-ft-caveat strong{color:var(--gtg-amber);}.gtg-rm-app button.gtg-rm-ft-engage{font-family:inherit;font-size:13px;font-weight:600;color:#fff;background:#25C26A;border:none;border-radius:4px;padding:11px 20px;cursor:pointer;}.gtg-rm-app .gtg-rm-fastlink{color:var(--gtg-bright-dark);text-decoration-color:var(--gtg-bright);}.gtg-rm-app .gtg-rm-keydoc{padding:9px 0;border-top:1px solid rgba(62,118,102,.18);}.gtg-rm-app .gtg-rm-keydoc:first-of-type{border-top:0;padding-top:0;}.gtg-rm-app 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.gtg-rm-mphase{transition:none;}.gtg-rm-app .gtg-rm-celebrate.play .gtg-rm-celebrate-mark,.gtg-rm-app .gtg-rm-celebrate.play .gtg-rm-celebrate-text{animation:none;}}</style><div class="gtg-rm-app" lang="en"><div class="gtg-rm-progress" id="gtgProgress" aria-hidden="true"></div><div class="gtg-rm-eyebrow">GTG Financial, Inc. &middot; NMLS #1595076</div><h1 class="gtg-rm-h1">The Loan Process, Start to Close</h1><p class="gtg-rm-intro">Every loan is a little different. Pick your loan type below to see the exact steps that apply to you, how long each typically takes, and who\u2019s working on your file at every stage.</p><div class="gtg-rm-section-label">Select your loan type</div><div class="gtg-rm-toggle-bar" id="gtgToggleBar" role="group" aria-label="Loan type"></div><div class="gtg-rm-toggle-row2"><button class="gtg-rm-fast-btn" id="gtgFastBtn" type="button" aria-pressed="false">\u26a1 Fast Track \xb7 Lock First</button><label class="gtg-rm-overlay-toggle"><input type="checkbox" id="gtgInvToggle"> Investment property overlay</label></div><button type="button" class="gtg-rm-section-label gtg-rm-lines-toggle" id="gtgLinesToggle" aria-expanded="false" aria-controls="gtgLineBarWrap">Show who else is working on your file<span class="gtg-rm-chevron"></span></button><div class="gtg-rm-linebar-wrap" id="gtgLineBarWrap"><div class="gtg-rm-line-bar" id="gtgLineBar" role="group" aria-label="Vendor lines"></div></div><p class="gtg-rm-path-desc" id="gtgPathDesc"></p><div class="gtg-rm-section-label">The roadmap - discovery to funding &amp; beyond</div><div class="gtg-rm-map-wrap"><div id="gtgMap"></div><div class="gtg-rm-tip" id="gtgTip" role="tooltip"></div></div><div class="gtg-rm-legend" id="gtgLegend"></div><div class="gtg-rm-section-label" id="gtgDetailLabel">Step detail</div><span id="gtgDetailAnchor"></span><div class="gtg-rm-detail" id="gtgDetail" role="region" aria-live="polite" aria-label="Selected step detail" tabindex="-1"></div><div class="gtg-rm-mscrim" id="gtgMScrim"></div><div class="gtg-rm-mdrawer" id="gtgMDrawer" role="dialog" aria-modal="true" aria-label="Step detail"><div class="gtg-rm-mdrawer-in" id="gtgMDrawerIn"><div class="gtg-rm-mdhead"><div class="gtg-rm-mgrab"></div><button type="button" class="gtg-rm-mback" id="gtgMBack">\u2190 Back to the roadmap</button></div><div id="gtgMDetailSlot"></div></div></div><div class="gtg-rm-mlb" id="gtgMLb" aria-hidden="true"><button type="button" class="gtg-rm-mlb-close" id="gtgMLbClose" aria-label="Close video">\xd7</button><div id="gtgMLbBody"></div><p class="gtg-rm-mlb-title" id="gtgMLbTitle"></p></div><div class="gtg-rm-celebrate" id="gtgCelebrate" aria-hidden="true"><canvas class="gtg-rm-celebrate-cf" id="gtgCelebrateCf"></canvas><div class="gtg-rm-celebrate-card" role="dialog" aria-modal="true" aria-label="Loan funded"><div class="gtg-rm-celebrate-mark"><svg viewBox="0 0 88 88" aria-hidden="true"><circle cx="44" cy="44" r="44" fill="#3E7666"/><path d="M26 45 L39 58 L63 31" fill="none" stroke="#fff" stroke-width="6.5" stroke-linecap="round" stroke-linejoin="round"/></svg></div><div class="gtg-rm-celebrate-text"><div class="gtg-rm-celebrate-eyebrow">MILESTONE 8 OF 8 &middot; FUNDED</div><h2 class="gtg-rm-celebrate-h">You\u2019re funded.</h2><p class="gtg-rm-celebrate-body">The lender\u2019s part of this journey is officially done - the money\u2019s released. Now we\u2019re just waiting on final word from escrow and title that everything\u2019s recorded with the county. Once it is, the home is truly yours. We\u2019ll be in touch the moment it\u2019s official.</p><button type="button" class="gtg-rm-celebrate-go" id="gtgCelebrateGo">Continue \u2192</button></div></div></div><div class="gtg-rm-modal" id="gtgModal" aria-hidden="true"><div class="gtg-rm-modal-backdrop" data-modal-close="1"></div><div class="gtg-rm-modal-box" role="dialog" aria-modal="true" aria-label="Who\u2019s working on your file"><button type="button" class="gtg-rm-modal-close" data-modal-close="1" aria-label="Close">\xd7</button><div id="gtgModalBody"></div></div></div><div class="gtg-rm-tailor" id="gtgTailor" aria-hidden="true"><div class="gtg-rm-tailor-backdrop" data-tailor-dismiss="1"></div><div class="gtg-rm-tailor-card" role="dialog" aria-modal="true" aria-labelledby="gtgTailorH"><div class="gtg-rm-tailor-eyebrow">Make this yours</div><h2 class="gtg-rm-tailor-h" id="gtgTailorH">Want this tailored to your loan?</h2><p class="gtg-rm-tailor-sub">Tell us what you\u2019re doing and we\u2019ll show the steps that apply to you. You\u2019re already on the right stop either way.</p><div class="gtg-rm-tailor-opts"><button type="button" class="gtg-rm-tailor-opt" data-tailor-path="purchase">Buying a home</button><button type="button" class="gtg-rm-tailor-opt" data-tailor-path="refi">Refinancing</button><button type="button" class="gtg-rm-tailor-opt" data-tailor-path="heloc">Opening a credit line</button></div><button type="button" class="gtg-rm-tailor-skip" data-tailor-dismiss="1">Not sure yet - just show me where I am</button></div></div><div class="gtg-rm-ptoast" id="gtgPathToast" role="status" aria-live="polite"></div></div>';var c="purchase",b=!1,v=!1,w=1,F=null,I=!1,O=null,D=!1,M=!1,R=null,z={agent:!1,escrow:!1,lender:!1,inspector:!1,processing:!1,appraiser:!1,insurance:!1},N={escrow:12,lender:18,processing:24,insurance:30,inspector:36,appraiser:42,agent:48},q={},P=!1,H=!1,Y=[];function W(e){Y.push(e);try{history.pushState({gtgOverlay:Y.length},"")}catch(e){}}function U(e){var t=Y.pop();if(t&&t(),!e)try{history.back()}catch(e){}}var B=r.querySelector("#gtgToggleBar"),G=r.querySelector("#gtgLineBar"),_=r.querySelector("#gtgLinesToggle"),V=r.querySelector("#gtgLineBarWrap"),j=r.querySelector("#gtgFastBtn"),K=r.querySelector("#gtgInvToggle"),J=r.querySelector("#gtgPathDesc"),X=r.querySelector("#gtgMap"),Q=r.querySelector("#gtgTip"),Z=r.querySelector(".gtg-rm-map-wrap"),$=r.querySelector("#gtgDetail"),ee=r.querySelector("#gtgLegend"),te=r.querySelector("#gtgProgress"),re=r.querySelector("#gtgModal"),ae=r.querySelector("#gtgModalBody"),oe=null;function ie(e,t){if(s[e]){ae.innerHTML=function(e){var t=s[e];if(!t)return"";var r=ce(e),a="";if(M){if(r){for(var o=ue(e),i="",n=1;n<=12;n++){var g=o&&n>=o[0]&&n<=Math.floor(o[1]);i+='<span class="gtg-rm-sdot'+(g?" lit":"")+(n===F?" now":"")+'"'+(g?' style="background:'+t.color+';"':"")+">"+n+"</span>"}a='<div class="gtg-rm-sdots-lbl">ON YOUR FILE AT THESE STEPS</div><div class="gtg-rm-sdots">'+i+"</div>"}}else r&&(a='<label class="gtg-rm-modal-see"><input type="checkbox" class="gtg-rm-modal-seebox"'+(z[e]?" checked":"")+"> Show their path on the map</label>");return'<div class="gtg-rm-d-eyebrow">Who\u2019s working on your file</div><h2 class="gtg-rm-modal-title"><span class="gtg-rm-modal-swatch" style="background:'+t.color+';"></span>'+p(t.label)+"</h2>"+(r?'<div class="gtg-rm-d-badges"><span class="gtg-rm-badge" style="border-color:'+t.color+";color:"+t.color+';">ON YOUR PATH: '+p(Ee(e).toUpperCase())+"</span></div>":"")+'<p class="gtg-rm-d-copy" style="margin-bottom:0;">'+p(t.desc||t.note)+"</p>"+a}(e),re.classList.add("is-open"),re.classList.remove("is-peek"),re.setAttribute("aria-hidden","false"),oe=t&&t.focus?t:null;var r=ae.querySelector(".gtg-rm-modal-seebox");r&&r.addEventListener("change",function(){r.checked?(z[e]=!0,q[e]=0,_.setAttribute("aria-expanded","true"),V.classList.add("is-open"),m("vendor_see_path",{line:e,loan_type:c}),xt(),oe=null,re.classList.add("is-peek"),Z.scrollIntoView({behavior:Te()?"auto":"smooth",block:"start"})):(z[e]=!1,re.classList.remove("is-peek"),xt())});var a=re.querySelector(".gtg-rm-modal-close");a&&a.focus(),W(ne),m("vendor_modal_opened",{line:e,loan_type:c})}}function ne(){if(re.classList.contains("is-open")){if(re.classList.remove("is-open"),re.classList.remove("is-peek"),re.setAttribute("aria-hidden","true"),oe)try{oe.focus()}catch(e){}oe=null}}function se(e){ae.innerHTML='<div class="gtg-rm-d-eyebrow">The Fast Track</div><h2 class="gtg-rm-modal-title">High-speed, low-drag refinance</h2><p class="gtg-rm-d-copy" style="margin-bottom:14px;">This is the pedal-to-the-metal refinance: the shortest path from hello to funded. It moves fast because we both do.</p><div class="gtg-rm-ft-cols"><div class="gtg-rm-ft-col"><h4>What we do</h4><ul><li>Pull your credit and lock your rate day one - unless we agree a float strategy makes more sense.</li><li>Turn disclosures around immediately and go after a property inspection waiver (PIW), so we can skip the appraisal entirely.</li><li>Disclose with estimated fees so nothing sits waiting.</li><li>Send your Closing Disclosure at initial underwriting, starting the 3-day clock early.</li><li>Work every condition in a compressed window - no gaps, no waiting.</li></ul></div><div class="gtg-rm-ft-col you"><h4>What we need from you</h4><ul><li>Sign your disclosures the second they land.</li><li>Get us anything we ask for the same day - no \u201cI\u2019ll get to it this weekend.\u201d</li><li>Be ready for final structuring the moment all the pieces are in place - and get your signing scheduled ASAP.</li></ul></div></div><div class="gtg-rm-ft-caveat"><strong>One honest caveat:</strong> \u201cNo plan survives first contact with the enemy.\u201d - von Moltke. 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