[quote=HLS]You had stated conforming loan amount, I’m assuming now that your loan is over $417K ? (Agency Jumbo)

I’m hoping that you are getting a ‘no cost’ loan PLUS additional credit towards closing costs.
(You will not get 3.50% above $417K…. If your loan is below $417K, something is wrong)

10 days for inspection is not unreasonable.
Loan contingencies are a dangerous item for a buyer, without being 100% clear on the consequences.
A loan approval-with conditions-
is not a funded loan. Lifting that contingency can put a deposit at risk.

Guidelines are guidelines, working miracles is relative.
With a bank/direct lender you probably will not see their
compensation, just your costs.

Underwriters are busy and may not accommodate a buyer who agreed to needing it fast.
It’s very dangerous for a buyer to agree to terms that they have no control over.
Many Realtors have unrealistic expectations

I hope that it goes well for you![/quote]

Thanks for this helpful post, HLS — I looked back through the paperwork and it turns out that we’re “Super Conforming” which is not as cool as it sounds. 🙂 I didn’t know we’d be dinged for it, but we definitely are above 417k on this one and ponying up the difference is not on the table.

We’re making a good faith effort on our part as far as all the paperwork/inspections/appraisal, but we will not lift the contingency until the loan is actually funded.