FHA's guidelines are more forgiving than conventional, and the minimum depends on the rest of your file — down payment, debts, and history. We would rather look at your actual situation than quote a number that may not apply to you.

Yes, from an eligible donor with proper documentation. Gift funds are common on FHA files and we will tell you exactly what paperwork the gift needs.

No. It is popular with first-time buyers but available to repeat buyers who meet the guidelines and intend to occupy the home.

On most current FHA loans the annual premium stays for the life of the loan. Homeowners who build equity and improve their credit often refinance out of FHA later. That is a conversation worth having when the time comes.

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.