Kiera Thomas | (318) 935-9833

HOME LOANs WITH KIERA THOMAS

Know What to Expect Before You Ever Apply

This page breaks down exactly how the home loan process works, what costs to expect upfront, and how my approach is different. Read through, complete your application, then book a call so we can focus on what matters most for your specific situation.

  1. Read through this page — understand the process and costs

  2. Complete your application (takes ~10 min on your phone)

  3. Book a strategy call — or I'll reach out to you directly

about kiera thomas

Straight Answers. Smart Loan Strategy. Real Mortgage Solutions.

I help borrowers get approved when the file isn’t perfectly clean — because a lot of loan officers only want the easy deals. Lower credit scores, self-employed income, VA buyers, investment properties, complex scenarios… that’s the work I actually enjoy figuring out.I specialize in FHA, VA, Conventional, and DSCR loans, and I’m honest about what’s possible from the beginning. If there’s a path forward, I’ll show you exactly what it looks like. If there isn’t, I’ll tell you that too — because your time matters.A lot of people come to me after being told no, getting ghosted, or feeling confused by the process. My approach is simple: clear communication, real strategy, and no sales pressure. I believe borrowers deserve straight answers and a loan officer who actually stays involved from start to finish.

The Full Picture

The Home Loan Process with Kiera

This page breaks down the mortgage process step-by-step — costs, timelines, credit requirements, and what to expect working with me. Read through it first, then come back to the top and get started.

Know Before You Start

Take Control of Your Money, One Month at a Time

Simple, easy-to-use budgeting and savings trackers that help you stay organized, save consistently, and move closer to buying a home or reaching your financial goals.

monthly budget

budget 50/20/30

saving tracker

yearly budget

Know Before You Start

5 Steps of the Mortgage Loan Process

A clear, step-by-step look at how your loan moves from application to closing—so you always know what’s happening and what comes next.

Step 1
Find Out How Much You Can Borrow

The first step in obtaining a loan is to determine how much money you can borrow. In case of buying a home, you should determine how much home you can afford even before you begin looking. By answering a few simple questions, we will calculate your buying power, based on standard lender guidelines.

Step 2
Select The Right Loan Program

Home loans come in many shapes and sizes. Deciding which loan makes the most sense for your financial situation and goals means understanding the benefits of each. Whether you are buying a home or refinancing, there are 2 basic types of home loans. Each has different reasons you’d choose them.

Step 3
Apply For A Loan

In order to improve your chances of getting a loan approval:
Fill out your loan application completely. You may use our online forms to expedite the process.
Respond promptly to any requests for additional documentation especially if your rate is locked or if your loan is to close by a certain date.

Step 4
Begin Loan Processing

Although lenders conform to standards set by government agencies, loan approval guidelines vary depending on the terms of each loan. In general, approval is based on two factors: your ability and willingness to repay the loan and the value of the property.Once your loan application has been received we will start the loan approval process immediately.

Step 5
Close Your Loan

After your loan is approved, you are ready to sign the final loan documents. You must review the documents prior to signing and make sure that the interest rate and loan terms are what you were promised. Also, verify that the name and address on the loan documents are accurate. The signing normally takes place in front of a notary public. Your loan will normally close shortly after you have signed the loan documents

Know Before You Start

5 Questions Everybody Asks

Here are straightforward answers—clear, honest, and to the point.

How Long Will It Take?

Timelines vary based on your individual file, documentation, and the property you select. Manual underwriting files take more time than automated approvals. We'll give you a realistic estimate based on your specific situation — not a generic promise.

Do I Even Qualify?

Most buyers qualify more often than they think and if you don’t qualify yet, I’ll tell you exactly what needs to improve and what your next steps are.

What Does It Cost Upfront?

The first cost is a ~$28 soft credit pull — no score impact. From there, a hard credit report fee, appraisal fee, and earnest money. Every cost is listed in detail below. No surprises.

How Does This Work?

You apply first, your income, credit, and documents are reviewed upfront through TBD underwriting, then you shop for a home knowing the difficult parts of your file were already addressed before going under contract.

Why Work with Kiera?

I keep the process straightforward, communicate consistently, and work through the tougher loan scenarios that a lot of lenders avoid.

Know Before You Start

Real Upfront Costs
Clearly Broken Down

Here’s exactly what you can expect to pay during the process. These are typical ranges based on your situation, so nothing catches you off guard later.

Soft Credit Pull

~$28 per borrower
We start with a soft credit pull to review your full credit picture before anything else. This does not impact your credit score and is not visible to other lenders. It helps us spot any issues early (late payments, collections, charge-offs) so we don’t waste time or unnecessary inquiries. This fee is collected upfront and is non-refundable.

Hard Credit Report Fee

~$80–$150
If your file is ready, we order a full tri-merge credit report to move into underwriting. This allows us to properly structure and submit your loan file. This fee is collected upfront and is non-refundable once the report is ordered.

Appraisal Fee

~$500–$900
Once you’re under contract, a VA-approved appraiser evaluates the home’s value and condition. This is required by the lender and VA guidelines. Payment is made before the appraisal is completed and is non-refundable. Costs vary based on location and property type.

Earnest Money Deposit

Varies by market
When you submit an offer, sellers typically require earnest money to show good faith. This is not a lender fee — it’s held in escrow and usually applied toward your closing costs or down payment. Most markets range from $500–$2,000+, depending on the home and competition. Your agent will guide you on the exact amount.

Know Before You Start

Closing Costs Explained
What to Expect

Closing costs typically range from about 2% to 5% of the home’s purchase price and include expenses like title fees, lender fees, prepaid items, escrow setup, and other standard transaction costs involved in finalizing the loan.

First Priority — Seller Concessions

The goal in every deal is to negotiate for the seller to cover your closing costs whenever possible. In many markets, this is achievable when the offer is structured strategically.

If the Seller Doesn’t Cover Everything

If the seller only covers part—or none—of the costs, the remaining balance becomes your responsibility at closing. You’ll see the full breakdown upfront in your Loan Estimate so there are no surprises and nothing you’re committing to blindly.

Why It Matters

TBD Underwriting Explained

TBD underwriting means we fully review and conditionally approve your income, credit, and documents before you find a home, so you can shop with a clear budget, stronger offer position, and fewer surprises during the loan process.

We underwrite your file before you shop

so issues are found early, not after you’re under contract.

Most lenders only do a quick pre-approval,

which can miss important credit, income, or documentation problems.

We submit your full file to underwriting upfront

(credit, income, assets, VA eligibility) to get a real conditional approval before you make offers.

Any conditions are cleared ahead of time

so when you find a home, the focus is mainly on the property—not your file.

Result:

stronger offers, fewer surprises, and a smoother closing process.

Do You Qualify?

Required Documents

The following documents will be needed for loan approval. I recommend you begin assembling these documents.

Identification

  1. Driver’s license(s): Scanned copies are best as resolution can be reduced in a photo copy/fax.

  2. Social Security card(s).

  3. If you are not a US citizen, a copy of the front and back of your green card(s).

Income

  1. Your paystub(s) covering the last 30 consecutive days (must include a year-to-date income).

  2. W-2 Forms for the last 2 years.

  3. Award letter for any social security and/or disability income. Should show income to continue for the next 3 years.

  4. Retirement award letters. Should show income to continue for the next 3 years.

  5. Last 2 years personal federal income tax returns with all pages and all schedules. These must be signed and dated.

  6. If you are self-employed, please provide a copy of any applicable licenses for your business.

Assets

  1. Last 2 months of bank statements. These must include all pages of the statement(s) even if the last page is blank. Internet copies are acceptable as long as they contain bank name, account number, your name and 60 days history. Statements with redacted information are not acceptable.

  2. Last quarterly statement for all listed other asset accounts. This will include 401(k), IRA, stock accounts, and mutual funds. Must include all pages of statement even if last page is blank.

If Purchasing

  1. Fully executed sales contract completed by all parties (Realtors, sellers, and buyers) with all signed addendums ( any required documentation per said addendums).

  2. Proof earnest money deposit has cleared your bank. A picture of the cleared check (front and back) should be available through your bank’s online access.

  3. Copy of sales contract on existing home if you are selling current home.

If Refinancing

  1. Most recent mortgage statement(s) for your current loan(s) for all properties.

  2. Hazard Insurance Information: a copy of your hazard insurance declarations page or provide the name, company, phone number, and policy number for your homeowner’s insurance. * The following items should be in the file you received after your last closing on this property.

  3. Copy of current Title Insurance policy and attached schedules. (If you can locate as it is not required).

  4. Copy of HUD Settlement Statement or Closing Disclosure from your last transaction.

You've Done the Reading. Now Take the Next Step.

Complete Your Application.
Then Let's Talk.

The application takes about 10 minutes and can be completed from your phone — any time, any schedule. Once it's in, we'll connect to talk through your specific situation.

Do This First

Complete Your
Application

Submit your full loan application through our secure platform. Takes about 10 minutes on your phone. This is what starts the real process — and what lets me give you accurate, specific guidance on your call.

Do This After

Book Your
Strategy Call

After submitting your application, grab a spot on my calendar. Our call will be focused — no generic overview, just your specific situation, your file, your questions, and a clear picture of your next steps.

Kiera Thomas NMLS #1982562 Phone: (318) 935-9833 Email: [email protected] Nexa Mortgage, LLC Company NMLS #1660690 Office Address:
5559 S Sossaman Rd, Bldg #1, Ste #101 Mesa, AZ 85212