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Use case

A complete loan file, without the follow-up calls.

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.

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How it works

One loan file, four steps.

The same way of working for purchases, refinances and self-employed borrowers.

  1. 1

    Pick the loan template

    One needs list for each loan type.

    Start the request from your template for this kind of loan, then add, remove or rename documents for this borrower.

    Create a template
  2. 2

    Send a private link

    The same day the application comes in.

    Set a due date ahead of your closing date and send. Your borrower uploads from a phone or computer, with no account.

    Create a request
  3. 3

    Let reminders follow up

    Only what's missing, until it's in.

    By default, reminders go out 3 and 7 days after you send the request and 3 days before the due date, listing only what's outstanding.

    How automatic reminders work
  4. 4

    Review each file

    Approve it, or ask for every page.

    Approve each document, or ask for a replacement when a statement is missing pages. Approving the last document completes the request.

    Ask a client for a replacement file

Features

What gets a loan file ready for underwriting.

A template per loan type

Build your purchase, refinance and self-employed needs lists once, then start each request from the one that fits.

Create a template

Due dates ahead of closing

Set each request's due date a few days before closing. It turns amber in its last three days and red once it's overdue.

Due dates and overdue requests

A final reminder before the due date

The default schedule ends 3 days before the due date. On Growth and Pro, count steps back from it, from 1 to 60 days.

Change your reminder schedule

Conditions on the same checklist

While the request is open, add underwriting's conditions to it. Your borrower is emailed the updated list.

Add, remove or rename requested documents

Replacements 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 file

A ZIP to upload to your LOS

Download a request's files as one ZIP and upload them to your LOS yourself. GarnerDocs deletes them after the retention period you choose.

Download all files as a ZIP

A loan file, start to finish

Before applications come in, build a needs list for each loan type you handle, such as a purchase, a refinance and a self-employed borrower. Each request gets its own copy to tailor.

The day the application comes in, start a request from the template that fits, add or remove documents for this borrower and send it. Your borrower gets a private link by email. They open it on a phone or computer, with no account, and upload each document against its item. Their progress is saved, so they can come back for the rest.

Before closing, reminders chase only what's still missing. They count from the day you sent the request and back from its due date, not from a closing date, so set the due date a few days before closing. The default schedule ends with a final reminder 3 days before it. On Growth and Pro, change the schedule to up to 6 steps, each 1 to 60 days after sending or before the due date, for every request in your workspace. If closing moves, change the due date and the reminders still to come move with it.

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, on the same link. Approving the last document completes the request, and a completed request can't be edited, so conditions that come after that go in a second request, such as "Hollis purchase: conditions".

When the file is complete, download its documents as a ZIP and upload them to your LOS yourself. Files are deleted after the retention period you choose.

Example needs list

Ask only for what this loan needs. The mortgage document checklist covers each item in more detail.

Income

  • Recent paystubs
  • W-2s for the last two years
  • Tax returns for the last two years, for self-employed borrowers

Assets

  • Bank statements, all pages
  • Gift letter, when a gift covers part of the down payment

Identity and the property

  • Photo ID
  • Purchase contract

Explanations

  • Letters explaining large deposits, gaps or credit inquiries
Typical examples to tailor to each borrower

This isn't a list of what any lender, investor or agency requires, and it isn't complete for any loan. Your underwriting guidelines decide what goes on the list.

What GarnerDocs doesn't do

GarnerDocs gets each loan file's documents from your borrowers to you, complete and reviewed. It isn't a loan origination system, and it doesn't connect to Encompass, LendingPad or any other LOS: you download the files and add them yourself. It doesn't pull credit, verify income or assets, or check that a file meets a lender's requirements. It doesn't collect e-signatures or send disclosures.

Read how borrower files and links are protected on the Security page.

Questions

Can reminders follow my closing date?

They follow the request's due date, so set it a few days before closing. The default final reminder goes out 3 days before the due date. On Growth and Pro you can add steps counted back from it, such as 10 and 3 days before. The schedule applies to every request in your workspace.

What if the closing date moves?

Change the request's due date. The reminders still to come are rescheduled from the new date, and those already sent stay as they are. Once a request is overdue no automatic reminders go out, so use Send reminder on the request page.

How do I ask for conditions?

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.

Does GarnerDocs connect to my LOS?

No. Download a request's files as one ZIP, or one file at a time, and upload them to your LOS yourself. GarnerDocs doesn't send anything to Encompass, LendingPad or any other system.

Can my borrower upload a statement from their phone?

Yes. The link works in any phone browser with no account, and the borrower can take a photo or choose a PDF their bank app saved, in the file types you accept for that document. Each file can be up to 25 MB, and several files can go against one document.

Related

  • For loan officers and mortgage brokers

    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.

  • 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.

  • 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.

  • Reminders

    Change your reminder schedule

    Change the days, add or remove reminders, and preview the emails.

Spend less time chasing. More time doing the work that matters.

Make document collection the easiest part of working with your clients.

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