Here’s how to master it.

Why the Loan Submission Process Matters

Submitting a loan request isn’t just about sending documents.  It’s about framing the deal so the lender sees clarity, Professionalism, and reduced risk.  A strong submission:

• Answers lender questions upfront
• Highlights strengths and mitigates weaknesses
• Positions you as a trusted partner—not just a middleman

Think of your submission as a sales pitch in written form.

It should tell the lender: “This deal makes sense, and here’s why.”

Step 1: Start with an Executive Loan Summary

The executive summary is the centerpiece of your submission.  It’s the first thing lenders read—and often the deciding factor in whether they dig deeper or move on.

What to Include

• Broker details: Name and desired fee
• Property description: Type, condition, income, and estimated value
• Positive attributes: Why this deal is attractive
• Potential weaknesses: Transparency earns trust
• Exhibits: Photos, maps, and supporting documents

Pro Tip: Keep the summary clear and concise—one page if possible.  Use bullet points for easy scanning.

Step 2: Organize Exhibits for Impact

Visuals and supporting documents matter.

 Include:

• Property photos (interior and exterior)
• Location map
• Title profile with ownership History and recorded documents
• Comparable sales or valuation references

If you have more than 5–6 exhibits, split them into multiple emails or use a secure transfer tool like LockBox.  Large attachments often fail, and broken email chains slow the process.

Step 3: Address Key Lender Questions Before They Ask.

 Your submission should address lender concerns, including property value support, protective equity, income stability, and risk mitigation strategies.  Proactively addressing these points can prevent delays and improve the likelihood of approval.

Your submission should anticipate lender concerns:

• Does the property value support the loan amount?
• Is there sufficient protective equity?
• Are income streams stable?
• What risks exist—and how are they mitigated?

If weaknesses exist, acknowledge them openly and explain your mitigation strategy.  Demonstrating transparency shows respect for the lender’s process and builds trust in your Professionalism.

“Property requires minor repairs, but Borrower has allocated $50,000 from proceeds for improvements.”

Step 4: Set Expectations on Costs

Clarify upfront that the Borrower is responsible for:

• Appraisal fees (always)
• Phase 1 Environmental Site Assessment (for commercial properties)

Failing to disclose these costs early can derail the deal.  Transparency prevents surprises and builds trust.

Step 5: Timing and Follow-Up

Speed matters.  After sending your submission:

• Follow up within 48 hours to confirm receipt
• Be ready for questions—your responsiveness signals Professionalism
• Keep communication clear and documented

Takeaway: “Speed and clarity aren’t optional—they’re your competitive edge.”

Step 6: Maintain a Clean Digital File

Organize your lead file in Outlook or your CRM:

• Name the file: Property address + agent name
• Store all exhibits digitally—avoid paper clutter
• Email yourself property references (Zillow, Redfin, Realtor) for quick access

A well-organized file makes updates easy and accelerates lender decisions.

Step 7: Verify Borrower and Property Details

• Borrower research: Use Google, LinkedIn, and Secretary of State filings for entities
• Property profile: Pull from the title company for purchase History and recorded documents
• Foreclosure laws: If the property is out of state, check judicial vs. non-judicial foreclosure—many lenders avoid judicial states

Step 8: Include Minimum Documentation

At a minimum, your submission should include:

• Completed loan application
• Most recent payment statement
• Three months of bank statements (personal and business, if applicable)

Strong files move faster.  Weak files stall.

Step 9: Address Lien Restrictions

• 1–4 units: Second liens are generally allowed by Law
• Commercial or 5+ units: Review deed of trust and loan agreement for junior lien prohibitions
• Deed of trust is recorded; the loan agreement often is not—request it from the Borrower

Step 10: Environmental Risk for Commercial Properties

Run a GeoTracker search to identify contamination risks.  Download the summary and include it in your file.  Environmental surprises can kill deals—better to know early.

Best Practices for a Winning Submission

• Lead with strengths, then disclose weaknesses
• Use bullet points for clarity
• Attach exhibits logically—photos first, maps second, documents last
• Keep tone professional—avoid jargon or filler

Recap

• Executive summary = your pitch
• Include broker info, property details, positives, weaknesses, exhibits
• Split large files or use secure transfer
• Follow up in 48 hours
• Verify Borrower and property details
• Include minimum documentation
• Address lien restrictions and environmental risks

Conclusion: Own the Narrative

The loan submission process is your chance to control the lender’s first impression.  When you lead with clarity, transparency, and Professionalism, you don’t just submit a loan—you sell an opportunity.

Takeaway: “Professionalism isn’t a personality trait—it’s a process.  Show it in your submission.”