10 Things Buyers Should Avoid During a Real Estate Transaction (To Keep Your Loan Alive)

Buying a home is exciting — but once you’re under contract, your financial behavior matters more than ever. Many buyers are shocked to learn that a loan can fall apart after they’ve already been approved.

In markets like Winchester, the Shenandoah Valley, and the Eastern Panhandle of West Virginia, I’ve seen great homes nearly lost due to avoidable mistakes during the lender review process. This guide is here to help you protect your purchase, your deposit, and your peace of mind.

Below are the top 10 things buyers should avoid during a real estate transaction.

1. Opening New Credit Accounts

That furniture store card or new car loan can drastically change your debt-to-income ratio. Even one inquiry can impact approval.

Avoid: New credit cards, financing, personal loans, or co-signing for anyone.

2. Making Large Purchases

Big purchases reduce available funds and raise red flags with underwriters.

Avoid: Cars, boats, furniture, appliances, or luxury items until after closing.

3. Changing Jobs or Income Structure

Switching employers, moving to commission, or changing industries can delay or kill approval.

Avoid: Job changes without first speaking to your lender.

4. Depositing Large Cash Amounts

Unverified funds create documentation problems.

Avoid: Cash deposits that can’t be sourced or explained.

5. Letting Bills Slip

One late payment can change your credit profile instantly.

Avoid: Missing or delaying any payments — even small ones.

6. Moving Money Between Accounts

Transfers without documentation confuse underwriters.

Avoid: Shuffling funds unless your lender instructs you.

7. Ignoring Lender Emails or Requests

Silence equals delays.

Avoid: Waiting to send documents — speed matters.

8. Quitting or Pausing Employment

Even a short gap can require re-approval.

Avoid: Employment changes until after closing.

9. Applying for New Credit “Just to Check”

Every inquiry is recorded.

Avoid: Any credit applications without lender approval.

10. Assuming You’re “Already Approved”

Pre-approval is conditional — underwriting is final.

Avoid: Thinking the process is over until keys are in hand.

Why This Matters in Our Local Market

In competitive VA and WV markets, a failed loan doesn’t just mean disappointment — it can mean losing the home entirely. Sellers often move on quickly, and contracts rarely survive financing collapses.

That’s why I partner closely with trusted local lenders and guide my buyers through every step to protect their transaction.

Final Advice

When in doubt, ask first.
No question is too small when a home is on the line.

If you’re buying in Winchester, the Shenandoah Valley, or the Eastern Panhandle of WV, I’d love to help you navigate your purchase smoothly from offer to closing.