No. Conventional programs exist with far lower down payments, including options aimed at first-time and moderate-income buyers. Twenty percent avoids mortgage insurance; it has never been a requirement to get the loan.

Unlike most FHA loans, conventional mortgage insurance can be removed once you reach the required equity position. That is one of the strongest arguments for conventional over FHA.

The ceiling for a loan that follows Fannie and Freddie guidelines, set annually by county. Above it you are into jumbo territory.

Yes. Unlike VA, USDA and FHA, conventional financing is available for second homes and investment property, with different terms.

Nothing. An initial conversation about your situation and which programs might fit carries no cost and no obligation.

Fees vary by loan and are disclosed to you in writing on your Loan Estimate. We will walk through that document with you line by line rather than leaving you to decode it.

A conversation does not touch your credit. A formal pre-approval involves a credit pull; mortgage inquiries made within a short shopping window are generally treated as a single event by scoring models.

Often the same day once we have your documentation, sometimes faster. The delay is almost always waiting on paperwork, not on us.

Yes, and you should. It is the correct order and agents in this market will expect it.

Entirely workable. It means different documentation — business returns, a profit and loss statement, sometimes bank statement programs. Tell us early so we set it up right.

Yes. We are licensed across South Carolina and we work files statewide, including the Charleston and Upstate markets.

Named people. The Home Loan Team includes licensed loan officers, processors and loan partners, and you will know who has your file.

You hear it from us early. Problems found in week one are usually solvable; the same problem found the week of closing frequently is not.

Often. A decline from one lender is a decline under one set of guidelines. It is worth a second look, and if the answer really is not yet, you will get a plan rather than a no.