Statements as email attachments
Borrowers attach bank statements and tax returns to an ordinary email, or forward them from a phone. Then they sit in an inbox.
For loan officers and mortgage brokers
A complete loan file, without the chase.
Purchases, refinances, self-employed borrowers: send each borrower one needs list through a private link, add conditions as they come in, and let reminders chase what's missing.
Last updated
The file can't move until the borrower sends everything.
Pre-approval needs a list, underwriting adds conditions, and the processor's day goes on chasing both.
The same paystub, chased three times
A call, a text, another email. The latest paystub is still the one missing, and every borrower in the pipeline needs the same follow-up.
Conditions late, rate lock at risk
Underwriting asks for an explanation letter and an updated statement. They arrive in pieces while the lock date gets closer.
How it works
Four steps, for every loan file.
The same way of working for purchases, refinances and self-employed borrowers.
-
1
Pick a template
One needs list for each loan type.
Start from your purchase, refinance or self-employed borrower template, then add, remove or rename documents for this borrower.
Create a template -
2
Send a private link
Borrowers upload from their phone.
Your borrower opens the link on any device and uploads each document against its item. No account, and their progress is saved.
Copy or share the client link -
3
Let reminders follow up
Only what's missing, on a schedule.
By default, reminders go out 3 and 7 days after you send the request and shortly before the due date, listing only what's outstanding.
How automatic reminders work -
4
Review each file
Approve it, or ask for every page.
Approve each document, or ask for a replacement with a note your borrower sees next to that item. Earlier versions stay in the history.
Review and approve uploads
Start from your purchase, refinance or self-employed borrower template, then add, remove or rename documents for this borrower.
for Brennan household · Due 6 Nov
Private upload link · what Brennan household seesNo account needed
L
Larkspur Lending
Documents requested for
Due 6 Nov
Upload a few, leave some missing, then see what the reminders do.
Default schedule
Features
Everything a loan file needs to fill up. Nothing it doesn't.
A template per loan type
Build your purchase, refinance and self-employed borrower needs lists once, then start each request from the one that fits.
Create a templateA note on each document
Say exactly what underwriting needs. Your borrower sees the description under that document's name.
Add, remove or rename requested documentsReplacements with a note
A missing page, a cropped screenshot, last month's statement: ask for a replacement with a note shown next to that item.
Ask a client for a replacement fileDue dates ahead of closing
Set each request's due date ahead of your lock or closing date. It turns amber in its last three days and red once it's overdue.
Due dates and overdue requestsOne workspace for LO and processor
Growth and Pro
Invite your processors, assign each request to whoever works the file and see who reviewed what.
Invite your teamBranded borrower page
Growth and Pro
Your logo and accent colour on the upload page and in the emails your borrowers receive.
Add your logo and brand colourZIP download for your LOS
Download a loan file's documents as one ZIP and add them to your LOS. GarnerDocs deletes them after the retention period you choose.
Download all files as a ZIPPre-approval first, conditions later
Each request is the needs list for one loan file. Send the pre-approval list as soon as the application is in, with a due date ahead of your lock or closing date. When underwriting comes back with conditions, add them to the same request while it's still open: keep Notify ticked and your borrower is emailed the updated list. Once every document is approved, the request completes itself, so send a second request for conditions that come after that. Reminders follow up until each document arrives.
Your templates are typical examples to tailor to each borrower and each lender, not a list of what any loan requires.
Keeping borrower documents private
Files are stored privately with encryption. Only your team can download them, after a permission check, through a link that expires shortly after. Everything runs over HTTPS. Each borrower link ends in a long random code that GarnerDocs doesn't keep in readable form, and you can reset a link so the old one stops working. Files are deleted after the retention period your firm chooses, and borrower data isn't sold or used to train AI models. The Security page has the details.
GarnerDocs doesn't claim to meet GLBA, TRID or any regulator's or lender's requirements. Confirm the measures above against your own obligations.
What GarnerDocs doesn't do
GarnerDocs does one job: getting documents from your borrowers to you, complete and checked. It isn't a loan origination system, and it doesn't connect to Encompass, LendingPad or any other LOS. It doesn't pull credit, verify income or assets, collect e-signatures or send disclosures. Your borrowers get a link and a list, and you download the files into your LOS.
Questions
Do borrowers need to create an account?
No. Borrowers open the private link you send them and upload directly. There's no registration and no password to remember.
How do co-borrowers upload?
Each client in GarnerDocs has one email address, and the request and its reminders go to it. For a shared loan file, add the borrowers as one client and send one request: anyone with the link can upload, so your borrower can pass it to the co-borrower. If each borrower should get their own link and reminders, add them as two clients, each with their own email address, and send each a request.
Can I ask for conditions after approval?
Yes. While the request is still active, add the conditions to its checklist and keep Notify ticked, so your borrower is emailed the updated list. A request completes itself once every document is approved, and a completed request can't be edited, so send a new request for conditions that come later.
Can the loan officer and the processor share a file?
Yes, on the Growth and Pro plans. Invite your processors and assign the request to whoever works the file: they get its notifications and email replies. The activity history shows who reviewed what. Starter includes one seat.
How long are files kept?
For the retention period your firm chooses: 30, 90, 180 or 365 days after a request is completed. Then they're deleted, and the workspace owner is emailed 14 and 3 days before. Download what you need to keep into your LOS first.
Related
-
Use case
Mortgage and loan application documents
Paystubs, W-2s, bank statements and tax returns for each loan file. Send the needs list the day the application comes in, add conditions as underwriting asks, and let reminders chase the rest.
-
Use case
ID and KYC documents
For law firms, lenders, financial advisors, insurance brokers and accounting firms that need ID before work starts: send each client one checklist, ask for a clearer copy when an ID is blurred or cropped, and let reminders chase the rest.
-
Checklist
Mortgage document checklist, written for borrowers
Typical documents to ask a borrower for, by income type, assets, identity, the property, explanations and gifts, written so you can send it as it is.
-
Compare
GarnerDocs vs email attachments
Email is free, and every client already knows how to attach a file. Here's what it costs you in chasing time and risk once you collect from more than a few clients.
Spend less time chasing. More time doing the work that matters.
Make document collection the easiest part of working with your clients.
Start your free trial
No credit card required.