Assumption Clock

How long does a mortgage assumption really take?

Real timelines from buyers, agents and loan officers, ranked by servicer. 33 reports so far, median 106 days from application to close.

AllFHAVAUSDAConventional

Servicer leaderboard

Fastest median first · servicers with 2+ closed reports ranked first
  1. 1
    Rocket Mortgage61 days
    5 reports · 3 closedavg 2.7 mo · 45–137d
  2. 2
    Freedom Mortgage90 days
    5 reports · 3 closedavg 2.6 mo · 58–91d
  3. 3
    NewRez / Shellpoint126 days
    3 reports · 2 closedavg 4.2 mo · 70–183d
  4. 4
    Mr. Cooper152 days
    6 reports · 4 closedavg 4.7 mo · 120–152d
  5. 5
    Chase225 days
    5 reports · 3 closedavg 9.1 mo · 213–395d
  6. 6
    Truistlow data21 days
    1 reportavg 21 d
  7. 7
    M&T Banklow data46 days
    1 reportavg 1.5 mo
  8. 8
    Lakeview Loan Servicinglow data52 days
    2 reports · 1 closedavg 1.7 mo
  9. 9
    Veterans Unitedlow data52 days
    1 reportavg 1.7 mo
  10. 10
    Planet Home Lendinglow data90 days
    2 reports · 1 closedavg 3.0 mo
  11. 11
    Wells Fargolow data175 days
    1 reportavg 5.8 mo
  12. 12
    PNC Banklow data487 days
    1 reportavg 16.0 mo

Newest reports

  • M&T BankVA46 days

    Sellers: VA assumption with M&T Bank "closed on day 46"; entitlement restoration quoted another 4–6 weeks.

    • VA entitlement or VA approval
    Reported by a sellerPosted 2026-10Source: r/HomeLoans (u/Cnachat)
  • Freedom MortgageVA40+ days, still waiting

    Buyer on day 40, all documents in, waiting on title; servicer estimating close ~Nov 26.

    • Title or closing coordination
    Reported by a buyerPosted 2026-10Source: r/HomeLoans (u/Hopeful_Tank_4046)
  • Lakeview Loan ServicingVA110+ days, still waiting

    Sellers ~7 months under contract; packet submitted Jun 2, 2026 (subserviced via ServiceMac). Underwriting takes ~3 weeks per round and re-requests documents; CFPB complaint filed.

    • Lost or re-requested documents
    • Underwriting backlog
    • No single point of contact
    Reported by a sellerPosted 2026-09Source: r/VA_Loans (u/Emotional-Ad970)
  • Planet Home LendingNot stated183+ days, still waiting

    Agent: client under contract 6 months; PHL repeatedly says it lacks the paperwork/authorization already submitted.

    • Slow to send the application package
    • No single point of contact
    ApproximateReported by a agentPosted 2026-07Source: r/Mortgages (u/gooddaytoreddit)
  • Mr. CooperVA~152 days

    Same investor: Mr. Cooper "in the middle around 5 months" and "pretty bad at everything along the way."

    • Slow to send the application package
    ApproximateReported by a buyerPosted 2026-06Source: BiggerPockets (Glen Olson)
  • Rocket MortgageVA~137 days

    Same investor: Rocket was fastest at ~4.5 months — rough at first, great once in final underwriting.

    ApproximateReported by a buyerPosted 2026-06Source: BiggerPockets (Glen Olson)
  • Wells FargoVA~175 days

    Investor who assumed three VA loans in a year: Wells Fargo "almost 6 months total" but "the best to work with."

    ApproximateReported by a buyerPosted 2026-06Source: BiggerPockets (Glen Olson)
  • Rocket MortgageNot stated61+ days, still waiting

    Divorce assumption about two months in; stuck on a request for a decree awarding the house.

    • Lost or re-requested documents
    • Release of liability / seller paperwork
    ApproximateReported by a buyerPosted 2026-04Source: r/Mortgages (u/narcbynight08)