Conventional Loans


Most lenders would consider a conventional mortgage as a loan that conforms to the guidelines set forth by Freddie Mac and Fannie Mae, the two government sponsored enterprises (GSEs) that provide liquidity in the mortgage market. We are proud of our work with conventional loans with clients across Orange County, including Laguna Hills, Newport Beach and Irvine.

Technically speaking, a conventional loan is any mortgage that is not guaranteed or insured by the US government, such as VA, FHA and USDA.

Conventional mortgages include portfolio loans, construction loans, and even subprime loans. But again, whenever a lender refers to a “conventional loan” they are most likely referring to conforming mortgages that are eligible for purchase by Fannie Mae and Freddie Mac.

While many think that a 20% down payment is required for all conventional loans, at HomeQuest Mortgage, because of our broad range of programs, not typically available through retails banks, we  offer low down payment options as low as 0%.

Who Is Fannie and Freddie?

These publicly traded companies and Government Sponsored Enterprises (GSEs) are the largest source of mortgage money in the United States.

In the beginning, Fannie Mae was originally introduced as part of President Roosevelt’s New Deal, but was later privatized in 1968.

Freddie Mac, often referred to as Fannie Mae’s younger brother, was created in 1970. The sole purpose of the two agencies is to securitize mortgages and provide liquidity in the mortgage markets.

Why Securitize Mortgages?

The process of securitizing mortgage loans and selling them on the secondary market allows banks to continue writing loans for real estate.

For Example:

If you were to go to your favorite lender and were approved for a mortgage loan of $250,000, they would have to provide the funds necessary to complete the transaction while receiving a payment each month for the next 30 years until the loan was paid off. However, if the bank tied up their money for 30 years, they’d eventually run out of cash to lend on properties, auto loans, credit cards….

Fannie and Freddie provide that liquidity needed by purchasing the mortgages, bundling them with thousands of other similar loans and selling them as bonds on the mortgage backed securities market.

What Type Of Mortgages Do Fannie Mae and Freddie Mac Purchase?

1. They must meet the conforming loan limit which is evaluated every year
2. Loans with borrowers who have a minimum credit score of 680
3. It meets the GSE guidelines in regards to debt-to-income ratios of 45%-47%
4. Private mortgage insurance (PMI) is required for all loans where the borrower has less then 20% equity
5. Several more guidelines

It is important to understand that neither Freddie Mac nor Fannie Mae service the loans they purchase.

Basically, even though these companies purchase loans from various lenders, it is the lender who retains the servicing – just a fancy way of saying “we collect your payments.”

Although we are located in Laguna Hills, we work with clients around all of Orange County and California, including in Newport Beach, Irvine, Aliso Viejo, Dana Point, Laguna Niguel, San Clemente, Mission Viejo and as far as Oceanside and San Diego.