For buyers with full entitlement, VA no longer caps the loan amount the way it once did, though the lender still qualifies you normally. With partial entitlement the picture changes, so it is worth checking yours.

A one-time fee that funds the program, expressed as a percentage of the loan and usually financed rather than paid at the table. Veterans receiving compensation for a service-connected disability are commonly exempt.

Up to four units is possible if you occupy one of them. It is a genuinely good strategy for some buyers and we are happy to walk through it.

In this market, comparable to any other loan. The old idea that VA is slow does not match what we see.

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.