Do's and Don'ts to Keep Your Home Purchase on Track
July 30, 2026
Purchasing a home is one of the biggest financial decisions most people will ever make.
While buyers often focus on finding the right property, what happens between a purchase agreement and closing can be just as important.
Delays and challenges often stem from avoidable mistakes, making it essential for buyers to understand what not to do during the homebuying process and the steps they can control to help everything go smoothly.
UnitedOne Credit Union’s Local Home Loan Experts discuss the “Do’s and Don’ts” when buying a home on the latest episode of the “At Home on the Lakeshore” podcast.
One of the biggest mistakes homebuyers can make is changing jobs in the middle of the mortgage process without first talking to their lender.
Even when a new position comes with better pay and benefits, lenders must verify employment details before approving a loan.
“If you are considering or you know that you are going to be switching jobs, please, please, please tell us in advance,” said UnitedOne Mortgage Specialist Julie Peot, NMLS # 441412. “Please talk it out with us.”
Another common misstep is moving money between accounts or making large cash deposits that cannot be documented.
“Don't move your money around or make large cash deposits that we can't paper trail, verify,” said UnitedOne Mortgage Specialist Kari Johnsrud, NMLS # 441414.
Mortgage underwriting relies heavily on documenting where funds come from, particularly when those funds are being used for a down payment or closing costs.
Cash from rummage sales, wedding gifts, or the sale of personal property can create issues if there is no supporting documentation. For larger sales, creating a bill of sale can help establish the necessary records.
Large purchases are another red flag during the mortgage process. Financing a vehicle, furniture, appliances, or other major items can increase monthly debt obligations and potentially affect a buyer's qualification.
“I would say to avoid or don't make any large purchases,” said UnitedOne Mortgage Specialist Marla Hitsman, NMLS # 2696821. “That can affect your debt-to-income ratio and it could change your approval.”
Even if a purchase feels manageable, it is always best to discuss it with a lender first.
“We don't want surprises,” Peot said.
Communication issues can create delays as well. Mortgage processors and lenders often need additional paperwork, explanations, or signatures while working through an application.
A slow response can hold up underwriting and jeopardize a planned closing date.
“Don't delay in bringing in your signed disclosures and your documents we request,” Johnsrud said.
Buyers should also avoid scheduling vacations that conflict with important milestones in the transaction.
“I can't tell you how many times people sign a contract saying they are closing on a certain day and then they tell us, ‘Oh, we're going to be out of town that week,’” Johnsrud said.
While there are plenty of pitfalls to avoid, there are also several proactive steps buyers can take to make the experience smoother.
One of the most important is maintaining open communication with the lending team throughout the process.
Whether considering a job change, debt payoff, account transfer, or any other financial move, keeping lenders informed allows them to provide guidance before a decision impacts the loan.
“Always reach out to us if you're considering something that could impact your finances,” Hitsman said.
Building a consistent savings pattern can also strengthen a mortgage application. For buyers moving from a lower rent payment to a significantly higher mortgage payment, regularly setting aside money can demonstrate affordability.
Johnsrud recommends buyers “start a pattern of savings.” Showing that extra funds can comfortably fit within a household budget may help reassure underwriters while also preparing buyers for the realities of homeownership.
Staying organized is another important step. Mortgage applications typically require pay stubs, bank statements, retirement account statements, and other financial documents.
“Start gathering that information,” Peot said.
Having documents readily available can save valuable time and reduce frustration later in the process.
Above all, buyers should remember that their lender is a partner in the transaction. The goal is not to make the process more difficult but to help borrowers successfully reach closing day.
“We want you in that house as soon as possible, too,” Johnsrud said.
By avoiding common mistakes, maintaining a clear paper trail, and communicating openly, homebuyers can greatly improve their chances of a smooth, successful path to homeownership.
Whether you’re a first-time homebuyer or looking to refinance, UnitedOne’s Local Home Loan Experts in Manitowoc and Sheboygan can help point you in the right direction with all of your home loan needs.