5 Things That Can Derail a Lowcountry Mortgage Closing (And How to Avoid Them)

In my years working with Lowcountry buyers, I've seen transactions fall apart in the final week — sometimes the final day — for entirely preventable reasons. Not because of anything the lender did wrong. Not because of market conditions. Because of something the buyer did between pre-approval and closing that changed their financial picture.

Here are the five things I warn every client about the moment we start working together.

1. Opening New Credit Accounts

This is the most common deal-killer I see. You're under contract on a home in Bluffton, you're excited, and the furniture store offers you 18 months same-as-cash if you open their store card. Don't do it. Every new credit inquiry lowers your score temporarily, and new credit accounts change your debt-to-income ratio. Both can push you below the qualifying threshold. Wait until after closing.

2. Making Large Deposits Without Documentation

Lenders review your bank statements and flag any large deposits that can't be explained. If your parents give you $20,000 toward the down payment, that's totally fine — but it needs to be documented with a gift letter and a paper trail. An unexplained large deposit can pause underwriting and delay closing by weeks.

3. Changing Jobs During the Loan Process

Job changes during a loan can require re-underwriting from scratch, particularly if you're moving from salaried to self-employed or commission income. If you can, hold off until after closing. If a job change is unavoidable, tell me immediately so we can get ahead of the documentation requirements.

4. Making Large Purchases on Credit

A new car. New appliances charged to a credit card. A boat — this is the Lowcountry, after all. Any new debt added between pre-approval and closing can increase your debt-to-income ratio above the allowable limit. I've seen a $35,000 car loan kill a $400,000 mortgage at the underwriting stage.

5. Ignoring Requests from Your Loan Officer

When I ask for a document, there's always a reason. Missing a deadline on a condition can push the closing date back, potentially triggering penalties or even contract cancellation. Respond to requests within 24 hours and your closing will stay on track.

The Lowcountry closing process is smooth when everyone does their part. My job is to anticipate every obstacle before it becomes a problem — and to guide you through the ones we can't avoid. That's why I stay in constant communication with every client, every step of the way.