The questions that come up at the table.

The timeline is longer, the property does not exist yet at application, documentation gets refreshed as closing approaches, and the rate strategy is built around a delivery window rather than a thirty-day escrow.

A schedule of payments released to the builder as construction reaches defined stages, usually verified by an inspection. The specific stages and inspection practice vary by program and lender.

In most structures the lender orders an inspection before releasing each draw. The builder's job is to communicate when a stage is complete so the request goes out promptly.

Tell the lender as soon as the delivery date moves. Timelines shift on nearly every build; the problems come from finding out late, not from the delay itself.

Pre-qualification is a conversation based on stated information. Pre-approval means a loan professional has reviewed documentation. Know which one a buyer has before a contract is written.

It depends on the program and the buyer's profile. There are options well below twenty percent. Rather than naming a figure at the sales desk, refer the buyer for a real number.

Often the purchase price includes selected options, which is why every price change should go back to the lender promptly. Treatment depends on the program and the contract.

No. Buyers always choose their own lender. A confident builder welcomes the comparison and lets responsiveness do the work.

Self-employed files are common and workable, but they need more lead time for documentation. Start the conversation earlier than you would with a W-2 buyer.

The appraiser works from plans, specifications, and the contract, supported by comparable sales. Complete, current plan documentation makes this materially easier.

Detailed specifications, an accurate options list, and documentation of what has already sold and closed in the community. Provide it early rather than in response to a question.

There are several paths, and the right one depends on the contract, the program, and the buyer. It is a conversation, not automatically a dead deal.

A hold on the buyer's interest rate for a defined period. Lengths, costs, and extension rules vary by program — specifics always come from the lender, never from the sales desk.

The lock window is chosen to reach the expected delivery date. Availability, cost, and float-down features depend on the program and market conditions at the time.

Extension options exist in most programs and typically carry a cost. This is exactly why delivery-date changes need to reach the lender early.

A limited window, with documents refreshed as closing approaches. Set that expectation at contract so nobody is surprised in month six.

The executed contract, the expected delivery window, the options and pricing, and the buyer's contact information — the same week the contract is signed.

Have them tell the lender immediately. Most job changes are manageable when known early and painful when they surface at the closing table.

In several structures, yes. Whether the lot is owned outright, under contract, or being purchased as part of the build changes the structure, so establish it at the first conversation.

Owned land is frequently treated as part of the buyer's equity contribution. The specifics depend on how and when it was acquired and on program guidelines.

Custom builds usually involve a construction structure rather than an end loan, a plans-and-specs appraisal, and a draw schedule agreed with the builder before work begins.

Plan for them as normal. Send every change order to the lender promptly so the loan amount, appraisal, and cash-to-close stay accurate.

Yes, whenever they change the purchase price. Anything that moves the price should reach the lender the same week it is signed.

Sometimes, but late additions can affect the loan amount, appraisal, and cash to close. Raise it with the lender before committing the buyer.

New credit of any kind — furniture financing, a vehicle, a store card. This is the single most common cause of late-stage problems on long builds.

Shortly before, and it should be scheduled with the closing date in view. Coordinate the two so the buyer is not managing both in the same forty-eight hours.

Cleared funds as instructed by the closing agent and government-issued identification. Wire instructions should always be verified by phone using a known number.