On a Saturday morning in Short Pump, a homeowner leaves Crump Park thinking about a bigger yard, a lower rate, or a first rental property, and then wonders who to call. This guide takes you from that thought to a confirmed slot on the calendar. You will learn how to schedule a mortgage consultation appointment with Duane Buziak, and what to bring, ask, and expect, whether you are buying near Innsbrook, refinancing in Twin Hickory, or planning a Wyndham renovation.
You need a rough goal and about 15 minutes. You do not need a finished file, and no credit pull is required to book.
By Duane Buziak, NMLS #1110647
In this guide
- Step 1: Pin Down the Goal Your Consultation Needs to Solve
- Step 2: Gather the Short List of Documents and Numbers
- Step 3: Choose How to Book: Phone, Website, or In Person
- Step 4: Ask for a Soft Credit Pull Before Anything Else
- Step 5: Prepare Questions and Test the Numbers With a Worked Example
- Step 6: Walk Out of the Consultation With a Written Next Step
- Your Calendar Slot Is the Only Hard Part
- Frequently Asked Questions
Step 1: Pin Down the Goal Your Consultation Needs to Solve
Pick the single question that made you want to talk to someone. Common ones are buying a first home, a rate-and-term refinance, a cash-out refinance, an FHA or VA purchase, a renovation loan, or a commercial property. The topic matters because it decides what Duane Buziak prepares before you connect: which programs to run, which scenarios to price, and which documents to ask about.
Next, set a rough timeline.
- Under 30 days to a contract: book now. Offers on well-priced homes move quickly, and you want a pre-approval in hand first.
- Six to twelve months out: book a planning consult. The focus will be credit, savings, and debt, so you can use the months well.
Local context sharpens the conversation. A Henrico buyer weighing a new build near Short Pump Town Center against an older home in Tuckahoe needs a different consult from a Lakeside homeowner thinking about a refinance. The first involves comparing purchase programs, down payment structures, and possibly a renovation loan. The second is about your current balance, your rate, and how long you plan to stay.
Common mistake: waiting for a “perfect” credit score or a bigger down payment before booking. The consultation is where those gaps get mapped, and asking costs nothing. Many people find they are closer than they assumed, and those who are not leave with a dated plan instead of a guess.
Write your goal and timeline in one sentence, for example: “Buy in Innsbrook within 60 days, around $450,000.” You will use it in Step 3 when you book.
Step 2: Gather the Short List of Documents and Numbers
The first conversation needs the basics, not a full file. Have these within reach:
- Recent pay stubs, covering roughly the last 30 days
- Two years of W-2s or tax returns (self-employed borrowers should expect to need more, such as business returns)
- Recent bank statements
- A photo ID
- A rough list of monthly debts, such as car payments, student loans, and card minimums. Approximate figures are fine.
Add-ons by loan type
Refinance borrowers should also grab a current mortgage statement and the declarations page from their homeowners insurance policy. VA applicants should bring a Certificate of Eligibility if they already have one. If you do not, Duane Buziak can help you pull it, so do not hold up your booking over it. The VA explains the process on its Certificate of Eligibility page.
Three numbers to jot down
- Your target price range
- The down payment you have available, or the equity you hold if refinancing
- The monthly payment you would feel comfortable with, not just the maximum you might qualify for
That third number is the most useful. Approval limits and comfort are often far apart, and a good consult starts from your budget, not the ceiling.
Mistake to avoid: pushing the booking back because a pay stub is missing or a statement has not arrived. The first consult does not require a complete file. Bring what you have, say what you do not, and the checklist you receive at the end of the call will tell you exactly what remains.
Step 3: Choose How to Book: Phone, Website, or In Person
There are three routes, and all of them work:
- Phone: call 804-212-8663.
- Website: use the scheduling form on GlenAllenMortgage.com. It accepts requests around the clock, so you can book at 11 p.m. after the kids are asleep.
- In person: visit 4860 Cox Rd, Glen Allen, VA 23060.
If a Realtor is working with you, they can also book on your behalf through a referral, which is handy when you are already touring homes in West Broad Village or Wyndham.
Choose a format (phone, video, or in person) and a time that leaves room for 30 to 45 minutes. A lunch-break squeeze means rushed answers and skipped questions. Mention your one-sentence goal from Step 1 when you book so preparation can start.
Before you hang up or submit the form, confirm you will receive a calendar invite or text reminder. An appointment that lives only in your memory is the easiest one to lose.
How the booking options compare
The table below compares typical experiences. Individual providers vary, so treat the other two columns as general patterns, not guarantees.
| Factor | Local broker consultation with Duane Buziak | Large online application portal | Retail bank branch |
|---|---|---|---|
| How you book | Phone, website form (24/7 requests), or in person at 4860 Cox Rd | Typically an online account or application form | Typically a branch visit or a call to a loan officer |
| Credit check at first step | Free NoTouch Credit Pull, a soft inquiry with no hit to your score | Typically varies; some ask for a credit check early in the process | Typically varies; a hard pull is common once a pre-approval application starts |
| Loan options in one conversation | Purchase, FHA, VA, refinance, renovation, and commercial, compared across hundreds of wholesale options | Typically a range of options, often presented through an automated workflow | Typically that institution’s own product menu |
| Local Henrico market knowledge | Hands-on knowledge of Innsbrook, Twin Hickory, Wyndham, and Short Pump | Typically broad national coverage with limited neighborhood detail | Typically varies by the individual officer |
| Typical response time | Same-week scheduling is the goal; the site accepts requests at any hour | Typically fast for automated steps, slower for a live conversation | Typically depends on branch hours and officer availability |
Step 4: Ask for a Soft Credit Pull Before Anything Else
Many people hesitate to book because they fear a credit hit. Duane Buziak addresses that with the Free NoTouch Credit Pull. It is a soft credit pull mortgage approach, so booking and the first review do not cost points on your score.
Soft versus hard inquiries
A soft inquiry is a look at your credit that does not affect your score. A hard inquiry is recorded when you formally apply for credit and can nudge your score down slightly. A no hard inquiry mortgage pre approval step lets you see where you stand, and what could be improved, before you commit to a full application. The Consumer Financial Protection Bureau explains how credit reports and scores work, including the role of inquiries.
What score the review uses
The review draws on VantageScore 4.0 data. As of 2026, that is not necessarily the model used at final underwriting, since conforming mortgage underwriting has traditionally relied on other scoring models. Expect the soft review to be a strong guide to your standing, not a promise of the exact number a final approval will use. Ask Duane Buziak how the two are likely to differ for your file.
A misconception worth dropping
It is not true that every conversation with a mortgage professional damages your credit. Hard pulls typically occur at formal application, not at the consultation. Asking questions, reviewing options, and mapping next steps can all happen before that point.
When you book, simply say, “I’d like to start with the soft pull.” It is a normal request, and it gives you the numbers you need without any pressure.
Step 5: Prepare Questions and Test the Numbers With a Worked Example
Run a quick calculation before you go, so the conversation starts from real math. Here is an illustration, not a quote. Suppose you finance $400,000 over 30 years.
- At an illustrative 6.00%, principal and interest come to about $2,398 a month.
- At an illustrative 6.25%, it is about $2,463.
- The gap is roughly $65 a month, or about $23,300 over 30 years.
A quarter-point difference looks small monthly and large across the loan, which is why comparing multiple sources matters. For general rate context, Freddie Mac publishes its Primary Mortgage Market Survey weekly. Check the current reading, because rates move and your own rate depends on credit, down payment, and loan type.
The loan limit angle
As of 2026, the baseline conforming loan limit set by the Federal Housing Finance Agency is $832,750 for a one-unit home. Loans above the limit fall under jumbo rules, which typically mean different underwriting and down payment expectations. Confirm the current figure on fhfa.gov, since limits are reset annually.
A local data point
Property taxes belong in your payment estimate. Henrico County has long set its real estate tax rate at $0.87 per $100 of assessed value, though you should confirm the current rate on the Henrico County website. On a $450,000 assessment, that rate works out to roughly $3,915 a year, or about $326 a month.
Questions to bring
- Which programs fit my situation: FHA, VA, conventional, or a renovation loan?
- What is my estimated cash to close, and what no-out-of-pocket closing options should I ask about?
- How are rates compared across your wholesale options?
- What is a realistic timeline from offer to closing?
Step 6: Walk Out of the Consultation With a Written Next Step
Before the call or meeting ends, confirm what you will receive in writing. Ask for three things:
- A summary of which programs fit your goal and why
- An estimated payment range, including taxes and insurance
- A document checklist with what is still outstanding
Then ask Duane Buziak two direct questions. How are rates compared across multiple wholesale sources for my scenario? And what lock timing makes sense for my closing date? A lock that is too short risks expiring, while one that is too long can cost more, so the answer should tie to your actual contract or refinance timeline.
Next, set the follow-up date while you are still talking. For many borrowers, the sensible first step is a mortgage pre approval without hard pull, which gives you a working budget for house hunting. A formal application, and the hard inquiry that comes with it, can wait until you are ready to make offers. A consultation commits you to nothing, and you leave free to compare.
If you miss the appointment or need to move it, call 804-212-8663 and rebook within the same week. On a hot Short Pump listing, a few days’ delay can cost you leverage, so do not let a missed slot turn into a missed month.
Your Calendar Slot Is the Only Hard Part
You now have a goal, a short document list, a booking route, and a set of questions. What is left is picking a time, and I would be glad to be the one on the other end. Whether you are eyeing a place near Innsbrook, a refinance in Twin Hickory, or a renovation in Wyndham, I will start with a soft pull, show you the numbers, and leave you with a plan in writing.
Ready to experience stress-free mortgage approval with no credit hit and access to hundreds of wholesale sources at once? Get your free mortgage consultation today and discover why Glen Allen families trust Duane Buziak for personalized guidance and the fastest close times in the area. You can also reach Glen Allen Mortgage by Duane Buziak at 804-212-8663.
