The new-home financing process can be overwhelming even to the most seasoned home buyer. Mortgage loan programs, rules and requirements are constantly changing, but having a clear understanding of the home loan basics will help make the process as simple and hopefully stress-free as possible.

First, you must determine how much home you can afford. The amount you may be able to borrow will depend on your income and current debts as well as the value of the home you're purchasing. As a rule of thumb, lenders require a monthly mortgage payment for principal, interest, taxes and insurance not exceed 28 percent of your gross (pre-tax) monthly income. These percentages can be higher or lower depending on the type of loan for which you apply but this is a good place to start.

Once you have determined how much home you can afford, you can begin to prepare for the mortgage loan process. Your down payment and the interest rate you receive will have a large impact on your monthly payment and your lender can help you with the details of this part of the process.

Builders such as Coventry Homes have preferred lenders who will work with consumers to get them pre-approved. Working with a builder’s preferred lender can often provide special incentives for buyers, such as assistance in closing costs, for example.

Once you’ve applied for a mortgage loan, a lender will pull reports on your credit from the three major credit reporting bureaus and determine your credit score. This will have the most impact on the interest rate you will receive and the overall approval process.

Although interest rates have remained at historic lows, this will not last for long, making now an ideal time to invest in a new home. You can compare interest rates to determine your best financing options and lenders are required by the federal government to provide you with the annual percentage rate (APR) in order to help you make comparisons.

A word of caution: if you are having a new home built- your lender will pull your credit report again just prior to closing, so make sure that you don’t incur any more debt during the new-home construction process. This could impact your loan and in some cases, even prevent you from closing on your new home. If you are considering a major purchase such as a new car or furniture, be sure to wait until after you close on your new home.

Be Prepared

Paperwork is the foundation of the mortgage process, so it’s best to be prepared. Upon filling out the mortgage loan application, you will be required to have the following:

• Your driver’s license
• Social security card
• An alternative form of identification
• Employment and financial which includes three to six months of bank statements

All lenders are going to require extensive information about your financial and employment information. In addition to your credit report (which they obtain), it is up to you to provide additional information such as verification of your income and job history.

Bank statements, a record of current debts, tax returns and W-2s are some of the items you should have on hand prior to the start of the mortgage loan process. Any special or unusual circumstances should be noted, such as a divorce, gifts to help purchase the home, unusually large deposits, bankruptcy, etc. Lenders will take all of the information you provide under consideration when reviewing your mortgage application.

Make copies of any and all documentation you provide to the mortgage lender. Keep all of this information on a file that is easily accessible. It’s a good idea to have a copy in a safe place at home and keep a copy with you, in case questions arise during the mortgage loan process.

Upon completion of the finance process, prepare to head to the closing table and close on your new home. Keep in contact with your Realtor and/or title company representative in the day and hours before closing. This will help in making sure all of the information needed from you is provided and will help make your closing as efficient as possible.

Finally, keep all paperwork from your closing in a safe place – it will be especially important when you prepare your taxes next year, and remember, all mortgage interest paid this year will be a tax deduction next year.