First home
First-time buyers 4 in 10 clients
I'll explain how much you can borrow, what down payment you need and which programs you qualify for: FHA, VA or first-time buyer grants. And when it's worth saving a little longer to get a better rate.
Mortgage broker in Denver · since 2016
I get mortgages approved where the bank said no
I check your case with 6–9 lenders at once, compare the real offers and stay with you until you get the keys. You only pay once your mortgage is approved.
Free consultation, reply within 2 hours
Lender responsescase #1182 · 30-year fixed · $420,000 loan
By payment30-year termAll lendersIncluding fees
Sent to lenders7
Approved5 of 7
Difference in fees$640
LenderRatePaymentOrigination feeStatus
Lender 26.4 %$2,627$999approved
Lender 56.4 %$2,627$1,495approved
Lender 16.4 %$2,627$1,639approved
Lender 4———declined
Lender 7———reviewing
0applications approved in 10 years
0lenders on my panel, high-street and specialist
0 daysaverage time to a first decision
0 %approved after a first decline elsewhere
Figures from my own cases, 2016–2026
TipIs your adjustable rate about to reset? You can lock in a new rate early. I'll work out whether switching now saves you money
Calculator
What you'll pay
Monthly payment—%—
Loan amount——
Total interest over the term——
$100k$2M
5 %90 %
540
Fixed term
Example rate: it depends on your down payment, credit score and the lender. I'll give you the exact figure for your case
Balance remaining by year
Tip
—
What the property really costs
Down payment
Loan
Interest to the lender
This is an estimate. I'll show you the exact rate and payment once you have an agreement in principle: they depend on the lender, your income and the property.
Find out my real rate
Services
What people come to me
What people come to me
for most often
Six situations that cover nine out of ten of my clients
Checks
Buying an older home checked before closing
I check the property before your deadlines: title, HOA documents and any unpermitted additions. So the lender doesn't decline at appraisal.
Savings
Refinance −$310 a month in one case
I'll cut your payment when rates drop, your ARM resets or your income changes. I work out the saving first and only then apply, no guesswork.
No pay stubs
Self-employed and contractors bank statements or tax returns
No pay stubs is not a dead end. I know which lenders accept 12–24 months of bank statements, tax returns or 1099s, and how to present them properly.
Finding the reason
Declined before 82 % approved after a decline
I'll find the reason: credit history, existing debts or an error on the application. We fix what can be fixed and apply where you'll be accepted.
Comparison
New construction builder vs lender
I compare builder incentives with lender offers. A "special rate from the builder" is often built into the price; I'll show you that in numbers.
Case studies
Client stories
Three typical situations: declined over income, a problem property and a rate that jumped
Self-employed designer 2 declines
Two banks said no because of "irregular income". We pulled 24 months of bank statements and applied to lenders that work with the self-employed. Approved by two of five.
approved 2 of 59 days
Family with two children resale
The condo’s HOA was in a lawsuit, so most lenders would have declined at underwriting. We spotted it before the inspection deadline, found a portfolio lender that accepts it, and the purchase closed a month later.
earnest money protected1 month
Mortgage from 2023 refinance
Their adjustable rate reset after two years. We refinanced them into a 30-year fixed with another lender.
monthly payment−$310
Names changed, shared with clients' permission
Why a broker
A bank sells its own mortgage. I find the one that suits you
One inquiry, up to nine decisions. I choose the lenders where your situation has the best chance and send one careful application instead of nine visits to different branches.
Going to a bank yourself
- ✕One application, one decision
- ✕Every hard pull shows on your credit report
- ✕Comparing offers is up to you
- ✕The small print is your problem
Through a broker
- ✓6–9 decisions from one inquiry
- ✓I apply where your chances are best
- ✓A table with the total cost of each offer
- ✓I read the offer with you
How I work
From first call to keys
- 01
Getting to know you 30 minutes, free
We talk through your income, credit history and the home you want. I tell you straight away whether approval is realistic and with which lenders.
- 02
Documents 1–2 days
I send you a checklist for your situation and check every document before we apply, so nothing is declined over a typo.
- 03
Applications 2–5 days
I get pre-approvals from 6–9 lenders at once. You don't have to visit branches or fill in the same form nine times.
- 04
Choosing an offer 1–3 days
I put the lenders' answers into one table: rate, payment, fees and total cost. You choose; I explain the differences.
- 05
Closing until you get the keys
I help with the appraisal, inspection, homeowners insurance and the title company, and stay in touch until closing and the keys are in your hand.
On average 5–9 days from the first call to lender decisions; the whole purchase takes 30–45 days to close
FeesWhat my services
Get a quoteWhat my services
cost
Consultation
A look at your situation and an honest answer about your chances.
free30 minutes
Search and approval
You pay only once you're approved. No approval, no fee.
$750flat fee, paid at closing
Full support
Approval plus property checks, insurance quotes and coordination with the title company through closing.
$1,250flat fee
I may also receive compensation from the lender when your loan closes. I'll tell you exactly how much at our first meeting.
About me
Hannah Bell
8 years at two banks
I worked as a loan officer, so I know how lenders see an application from the inside.
Independent since 2016
Not tied to any bank and not selling its products. I look for the option that suits you.
9:415G
HB
Hannah Bellonline
Hannah, any news from the lenders?14:02
Yes, all seven replied. Five approved, here's the table:
Lender 2$2,627Lender 5$2,627fees−$640
14:06I'd go with Lender 2: same payment, lower fees. Shall we talk at 6 pm?14:07
Yes, let's do it14:09
Message
1,240 families with keys
That's how many applications have been approved since 2016, from studio condos to houses with backyards.
I don't promise "100 %"
I promise you'll know your chances before we apply and won't lose money on mistakes.
I spent 8 years as a loan officer at two major banks, so I know how lenders see an application from the inside. I've worked independently since 2016, and in that time 1,240 families have moved into their own homes.
Reviews
What clients say
This demo shows sample layouts. On the live site these will be screenshots of real reviews from Google and Zillow with links to the originals
Googlesample
A client's review of buying their first home: what down payment they had, which rate they got and how quickly they were approved.
Client namefirst-time buyer
Googlesample
A review about checking the property before closing and getting the keys on time.
Client nameolder home
Zillowsample
A business owner's review: how they proved their income with bank statements and tax returns.
Client nameself-employed
Googlesample
A refinance review: what the payment was before, what it is now and how long it all took.
Client namerefinance
Googlesample
A contractor's review: which documents they gathered and how many lenders replied.
Client namecontractor
Googlesample
A review of support through the purchase: appraisal, inspection, title, keys.
Client namefirst-time buyer
Zillowsample
A review from someone who was declined at first: what we found and who approved them in the end.
Client namebank decline
Googlesample
A review about comparing builder incentives with lender offers and the price difference we found.
Client namenew build
Googlesample
A short review after a free consultation: what became clear about their chances.
Client nameconsultation
What to prepare.
Five groups of documents. I'll send the exact list for your situation after our first call
ID and address: what to bring
so the lender doesn't send it back
Personalchecklist · 4 items
- Driver’s license or passport for every borrower
- Proof of address from the last 3 months
- Marriage certificate or name-change documents, if relevant
- Details of anyone else who will live in the property
Proof of income: what to bring
so the lender doesn't send it back
Incomechecklist · 4 items
- Last 30 days of pay stubs and 2 years of W-2s
- Last 2 months of bank statements for your main account
- Self-employed: 2 years of tax returns and a year-to-date P&L
- Contractors: 1099s and your current contract
Property documents: what to bring
so the lender doesn't send it back
Propertychecklist · 4 items
- Signed purchase agreement
- Condo or HOA: dues, budget and HOA questionnaire
- Any inspection reports you already have
- New construction: builder contract and incentive details
Down payment: what to bring
so the lender doesn't send it back
Moneychecklist · 4 items
- Statements for the account holding your down payment
- A gift letter, if family is helping
- Down payment assistance approval, if you're using a program
- Closing statement if the down payment comes from selling a home
Credit history: what to bring
so the lender doesn't send it back
Checkchecklist · 4 items
- I run a soft credit pull with your consent; it doesn't affect your score
- I look at missed payments, existing debts and recent applications
- If you've cleared old debts, paid-in-full letters
- I tell you honestly which lenders to apply to with your history
Frequently asked
questions
What does a broker actually do?
I don't lend you money; I help you get it. Your mortgage contract is directly with the lender, and the funds go to the title company at closing, never to me.
Why not just go to my bank?
You can. But each hard credit pull shows on your report, and a run of declines lowers your chances with the next lender. I apply where approval is most likely.
I have a poor credit history. Do I have a chance?
It depends on the reason and how long ago it was. I'll check your credit report first and tell you honestly. Sometimes settling one old missed payment is enough.
How long does approval take?
Pre-approvals usually take 2–5 business days. Closing usually takes 30–45 days, depending on the property and the appraisal.
Can I get a mortgage if I'm self-employed?
Yes, many lenders accept bank statements or tax returns, some after just one year in business. Let's talk through your situation.
What if the lender approves me but not the property?
That's why I check the property before your inspection and appraisal deadlines. If there's a problem, it's better to know before your earnest money is at risk.
Do you only work in Denver?
I meet clients across the Denver metro in person and work remotely with buyers anywhere in Colorado.
InquiryTell me about your situation —