Mortgage Pre-Approval · Edwardsville, IL
Get pre-approved before you fall in love with a house.
A mortgage pre-approval is a lender’s written review of your verified income, assets and credit that shows sellers exactly how much you can borrow. Brown’s local advisors check your file up front, so your offer reads as ready to close — not just interested.
- FreeNo cost, no obligation
- ~12 minTo complete the application
- 60–90 daysTypical letter validity
What Happens Next
From first call to letter in hand.
Here's what happens when you apply for a mortgage pre-approval with Brown. You call or text, complete a short online application, and your advisor reviews your income, bank statements and any down payment assistance you may qualify for. Then you go over your options together and get your pre-approval letter. If you're not ready yet, you leave with a clear plan.
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1
Call or text us
We send you a secure link to the application.
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2
Complete the application
It takes a few minutes on your phone or computer. No cost and no obligation.
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3
We review your file
Your advisor checks your income documents and bank statements to confirm funds for your down payment and closing costs.
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4
We look for money to help
We check first-time buyer grants and down payment assistance programs you may qualify for.
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We review your options together
A real conversation about your monthly payment, your down payment and how the process works, until you're comfortable.
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Get your pre-approval letter
Shop for your home with confidence, with a letter sellers and agents take seriously.
Not quite ready yet?
That's okay. Your advisor tells you exactly what to work on and about how long it should take, so you know your path to pre-approval.
Read along: full transcript
- If you call me today and said, "Blake, I want to buy a house," here's exactly what would happen.
- First, you'll call me or text me. I'll share the application link with you. It only takes you about five to 10 minutes of your time.
- What I'm doing in the background during that time is reviewing your income docs and reviewing bank statements to make sure you have adequate funds for down payment and closing costs.
- And then I even sift through all the guidelines for first-time home buyer grants or different down payment assistance programs that could help you purchase the home.
- Once I have all that packaged up nicely, I give you a call so that we can review your options together. Make sure that you're comfortable monthly payment wise, down payment wise, and just overall comfortable with how the mortgage process works.
- Once you're nice and educated, then I can hand you the pre-approval letter so that you can go out there and shop for a home confidently.
- If I review your application and you're not quite there yet, you're not quite at the pre-approval mark yet, that's okay. I can tell you exactly how to fix it and how long it's going to take you.
- Either way, when we get off that call, you're going to know exactly where you stand and what the next step is.
Pre-approval is not a commitment to lend. Final approval depends on underwriting review of your complete application, the property and program guidelines.
Blake Brown, VP | Senior Mortgage Advisor, walks through the process. Tap any step to jump to that moment.
KNOW THE DIFFERENCE
Pre-qualified and pre-approved are not the same thing.
A pre-qualification is typically a quick estimate based on what you report. A true pre-approval is a deeper review that validates the file against lending guidelines, so your offer reads as credible and ready to execute.
Use this as your rule of thumb: pre-qualification is a starting point; pre-approval is the file being validated.
| COMPARE | Pre-Qualification | Pre-Approval |
|---|---|---|
| What it represents | A preliminary estimate of what may be possible based on initial information. | A lending decision-in-progress: the file is reviewed against guidelines so the numbers are dependable. |
| How the numbers are built | Often relies heavily on self-reported income, debts, and assets. | Uses verified inputs and consistent calculations so your price range and payment plan are accurate. |
| Credit review | May use a basic pull or a quick look, depending on who issues it. | A full credit evaluation that surfaces items a listing agent and seller care about. |
| Income and employment | Usually not fully validated, so the figures can shift later. | Reviewed for stability and eligibility so surprises are reduced before you write an offer. |
| Assets and funds-to-close | May be assumed, not confirmed, which can weaken confidence in the offer. | Evaluated for sufficiency and sourcing, helping your offer read as ready to close. |
| Underwriting depth | Typically not touched or only lightly reviewed. | Often reviewed as if it is heading toward underwriting, creating a stronger, cleaner file. |
| How it lands with sellers | Signals interest, but not certainty. | Signals seriousness: you did the work early, so the path to closing is clearer. |
| Best time to use it | Early research stage to understand a rough range. | Before touring seriously and before making offers where acceptance hinges on confidence. |
Swipe to compare
If you are planning to compete for a home, the extra depth of a pre-approval is what turns a number into a credible offer.
CHOOSE YOUR PATH
Get pre-approved for the loan that fits.
Pick the program that matches where you are today. Each option below opens a quick, plain-English walkthrough of what it is and when it makes sense.
Conventional
Best if you have steady income and solid credit, and you want the most flexible terms.
FHA
Best if you want a low down payment option and a little more breathing room on credit.
VA
Best if you are an eligible service member or veteran and want a powerful path to homeownership.
USDA
Best if you are buying in an eligible area and want a pathway that can minimize upfront cash.
Jumbo
Best if your price point is above conforming limits and you want underwriting tailored to higher balances.
First-Time Buyer
Best if this is your first purchase and you want a straightforward guide to programs and next steps.
Mortgage pre-approval questions, answered
What a mortgage pre-approval costs, what you'll need, how it affects your credit, and what to do once your letter is in hand. Answered by Brown — A Legacy of Home Lending, a family-run mortgage team serving Illinois, Missouri, Wisconsin, Indiana, and Florida.
Pre-approval with Brown at a glance
- Cost
- Free, no obligation
- Application time
- About 12 minutes
- Credit check
- One hard inquiry, usually a few points
- Letter valid for
- Generally 60 to 90 days
- Lowest down payment
- 0% (VA, USDA) or 3% conventional
- Credit scores from
- 580 (FHA, 3.5% down)
- Licensed in
- IL, IN, MO, WI, FL
- Call
- 618-323-3508
The basics
What is a mortgage pre-approval?
A mortgage pre-approval is a lender's written statement of how much you can borrow, based on a verified review of your credit, income, assets, and debts. A pre-qualification relies on numbers you report; a pre-approval checks them. That's why sellers and listing agents treat a pre-approval letter as proof that you're a serious, ready buyer.
How do I get pre-approved for a mortgage?
Getting pre-approved with Brown takes four steps:
- Call 618-323-3508 or start your application online. It takes about 12 minutes.
- Send your documents: pay stubs, W-2s, bank statements, and ID.
- Your Brown loan advisor reviews your credit, income, and assets and talks through your loan options with you.
- You receive your pre-approval letter, ready to attach to an offer.
Should I get pre-approved before I start looking at houses?
Yes, get pre-approved before you tour homes. Pre-approval sets your real budget before you fall in love with a house, and many listing agents expect a letter before they'll schedule showings or take an offer seriously. When the right home comes up, you can make an offer the same day instead of scrambling for financing.
Does it cost anything to get pre-approved?
No. Mortgage pre-approval with Brown is free and carries no obligation. Loan costs like the appraisal, title, and origination come later, and every one of them is itemized on your Loan Estimate before you commit to anything.
How long does it take to get pre-approved?
The application takes about 12 minutes, and many buyers have a pre-approval letter within a few business days of sending their documents. The biggest factor is how quickly your paperwork comes in. Having your pay stubs, W-2s, and bank statements ready speeds everything up.
Credit, documents, and down payment
Does getting pre-approved hurt my credit score?
A mortgage pre-approval usually lowers your credit score by only a few points, and only temporarily. It requires a hard credit inquiry. Credit scoring models count multiple mortgage inquiries within a short shopping window (14 to 45 days, depending on the model) as a single inquiry, so you can compare lenders without stacking up damage.
What credit score do I need to get pre-approved?
The minimum credit score depends on the loan program: about 580 for FHA with 3.5% down, around 620 for conventional loans, and no set minimum for VA loans, though most lenders look for 580 or better. Brown reviews your whole financial picture, not just the score. If you're not there yet, your advisor will tell you exactly what's holding you back.
What documents do I need for a mortgage pre-approval?
Most buyers need five things:
- Pay stubs covering the most recent 30 days
- W-2s from the last two years
- Bank and investment statements from the last two months (all pages)
- A government-issued photo ID
- Details on any other income, such as bonuses, child support, or Social Security
Self-employed buyers, VA borrowers, and anyone using gift funds will need a few additional items. Your Brown loan advisor will send you a personalized list.
Can I get pre-approved if I'm self-employed?
Yes. Self-employed buyers and 1099 earners can get pre-approved with two years of personal and business tax returns and a year-to-date profit-and-loss statement. Because tax write-offs lower your qualifying income, talk with a Brown advisor before you file if you're planning to buy soon.
Can I use gift money for my down payment?
Yes. Most loan programs allow gift money from family for the down payment and closing costs. You'll need a signed gift letter and a paper trail showing the money moving from the giver's account to yours. Tell your advisor about a gift early so it's documented correctly.
Do I really need a 20% down payment?
No. Conventional loans can start at 3% down for qualified first-time buyers, FHA loans at 3.5%, and VA and USDA loans can require nothing down. Putting less than 20% down usually adds mortgage insurance, which your advisor will build into your payment estimate. Run your numbers first with Brown's mortgage calculators.
After you're pre-approved
How long is a pre-approval letter good for?
A pre-approval letter is generally valid for 60 to 90 days. If you haven't found a home by then, Brown will refresh your documents and update your letter without starting over.
Does a pre-approval lock my interest rate?
No. A pre-approval sets how much you can borrow, not your interest rate. Once you have an accepted offer on a home, you can lock your rate so it's protected from market changes through closing.
Is a pre-approval a guarantee that I'll get the loan?
No. A pre-approval is not a final loan approval, but it's the strongest position you can be in before you have a house under contract. Final approval still depends on the appraisal, the property's title, final underwriting, and your finances staying the same until closing.
What should I avoid after I'm pre-approved?
Keep your finances steady until you close. Avoid these five common mistakes:
- Opening new credit cards or financing a car or furniture
- Changing jobs or switching from salary to commission without talking to your advisor first
- Making large cash deposits you can't document
- Co-signing a loan for someone else
- Missing a payment on any account
If something changes, call your advisor right away. Most issues are easy to solve when they come up early.
What happens if I'm not approved?
A denial usually means "not yet," not "never." Your Brown advisor will explain exactly what's holding you back, whether it's a credit item, debt-to-income, or savings, and give you a step-by-step plan to qualify. Plenty of Brown clients get approved on the second try.
Getting pre-approved near you
Where can I get pre-approved for a mortgage in Edwardsville, the Chicago suburbs, or Lake Geneva?
Brown — A Legacy of Home Lending offers free mortgage pre-approval from three offices:
- Edwardsville, IL (231 N Main St, Suite 20), serving the St. Louis Metro East including Glen Carbon, Collinsville, Alton, O'Fallon, and Belleville. Brycen Brown, NMLS #2567359, 618-972-4739.
- Oakbrook Terrace, IL (1801 S Meyers Rd, Suite 500), serving Chicago's western suburbs including Oak Brook, Lombard, and Downers Grove. Blake Brown, NMLS #1525629, 618-978-5744.
- Lake Geneva, WI (753 Geneva Parkway, Building 2, Suite 4), serving Walworth County including Delavan and Elkhorn. James Bochnovic, NMLS #1892655, 630-217-7604.
All three offices are open Monday through Friday, 8:30 AM to 5:30 PM. Meet the advisors on our team page.
Can I get pre-approved if I'm moving from another state?
Yes. Brown can pre-approve you for a home in Illinois, Indiana, Missouri, Wisconsin, or Florida, wherever you live today. The whole process can be handled by phone and online. If you're relocating for work, have the details of your relocation package ready, since it can affect your qualifying income and closing costs.