For loan officers & brokerages

Your next file.
Your bigger picture.

Mortgage loan processing for your next file. Let’s talk about what your business needs.

Talk with UPG See the process

The file, in focus

Follow a file.

Select a stage. See the handoffs.

Disclosed

Current stage: Disclosure package prepared
Next action: Confirm the package and any outstanding questions.
Who needs to respond: The loan officer and relevant lender contact

Ordered

Current stage: Third-party item requested
Next action: Check what is still outstanding before moving ahead.
Who needs to respond: The party responsible for the requested item

What if an item is still outstanding?

The next step may wait, or an earlier step may need another look. Agree who will follow up and what information is needed.

Submitted

Current stage: Package submitted for review
Next action: Review feedback and identify any follow-up items.
Who needs to respond: The lender reviewing the package

Conditions Cleared

Current stage: Example conditions addressed
Next action: Confirm whether any further information is needed.
Who needs to respond: The lender and the person coordinating the response

CTC

Current stage: Clear to Close in this example
Next action: Confirm the remaining closing arrangements.
Who needs to respond: The relevant lender and closing contacts

United Processing Group

Funded

Current stage: Funding shown in this example
Next action: Confirm any remaining post-closing requirements.
Who needs to respond: The relevant lender and closing contacts

Start where you are

What’s on your plate?

01 / Loan officers

Map your handoffs

See where processing meets your work with borrowers.

Map your handoff 02 / Brokerage owners

Explore your workload

Put your own numbers into perspective.

Explore your workload 03 / Operations teams

Review the process

Look at each stage and who needs to respond.

Explore the stages

Processing options

Find your starting point.

Three options. Pricing per loan.

Option A

Disclosures to Close

$1,095 per loan

View scope

Option B

Submission to Close

$995 per loan

View scope

Streamlines & IRRRLs

Submission to Close

$695 per loan

View scope

Compare the full scope

Where we work

A closer look at your state.

UPG is authorized to conduct business in the states highlighted below.

Explore local mortgage-processing considerations and the sources behind them.

Explore our coverageSelect a state

Highlighted: authorized statesOutlined: other states

The local details

Every file has a place.

Choose a highlighted state to see its outline, a few processing considerations, and official sources.

Select a highlighted state on the map.

State notes

Alabama

Alabama’s regulator places mortgage processing and underwriting within its Mortgage Brokers Licensing Act application category; determine the applicable license or exemption before assigning work.

Source & section
Alabama Banking Department — Forms and Applications Mortgage Brokers Licensing Act Original License Application
For the 2027 renewal cycle, existing Alabama Consumer Credit and Mortgage Broker licensees conducting mortgage activity renew normally in NMLS; the department’s 2026 transition notice expressly excludes them.

Source & section
Alabama Banking Department July 15, 2026 transition notice, page 2

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Arizona

Independent contractor processors and underwriters must maintain a loan-originator license and valid unique identifier before performing those activities.

Source & section
Arizona Revised Statutes §6-991.02(P)
Processing-only individuals must not advertise or otherwise represent that they can perform loan-originator activities.

Source & section
Arizona Revised Statutes §6-991.02(Q)

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Arkansas

Clerical processing can include gathering borrower information, but that category excludes soliciting, accepting, or negotiating mortgage-loan terms and conditions.

Source & section
Arkansas Fair Mortgage Lending Rules 23 CAR §301-203(a)(1)-(2), pp.6–7
Licensees must retain required mortgage records for at least five years and protect them against unauthorized access and damage.

Source & section
Arkansas Fair Mortgage Lending Rules 23 CAR §301-1002(a)(2)(A), (4), p.29

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Colorado

Independent contractors performing residential mortgage loan origination activities as processors or underwriters must be state-licensed loan originators.

Source & section
Colorado Revised Statutes 2026 §12-10-704(2)
When Colorado MLOs collect advance fees for third-party goods or services, charges cannot exceed actual provider costs; fees for goods or services not provided must be refunded.

Source & section
Colorado Revised Statutes 2026 §12-10-726(3)

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Connecticut

Processor and underwriter licenses require active sponsorship; an individual licensee cannot have more than one sponsor at a time.

Source & section
Connecticut General Statutes §36a-486(b)(1)
Advance fees to licensed lenders or brokers are refundable unless a compliant nonrefundability agreement is signed before payment; the statute specifies separate-form and disclosure requirements.

Source & section
Connecticut General Statutes §36a-498(a), (c)-(e)

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Florida

Contract processors declaring their intent to engage solely in contract processing are excepted from Florida’s single-company employment rule; the declaration takes effect when received by the Office of Financial Regulation.

Source & section
Florida Statutes 2026 §494.00331(2), (2)(b)
A contract processor’s earned fee may be paid to the company employing that processor under Florida’s express fee-payment exception.

Source & section
Florida Statutes 2026 §494.00331(2)(c)

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Georgia

Georgia treats loan processors as mortgage brokers for covered loans on Georgia real property; independent contractors and processing-company owners or controllers require licensing.

Source & section
Georgia Rules and Regulations Rule 80-11-4-.07(1)-(2)
Before accepting fees, covered lenders and brokers must disclose the amounts, refund terms, and services covered by an application fee in writing.

Source & section
Georgia Rules and Regulations Rule 80-11-1-.01(1), (2)(c)-(e)

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Idaho

Independent processing-only businesses working on Idaho dwellings for listed Idaho mortgage or regulated-lender licensees/registrants need exempt-entity registration; that processing-only route does not permit mortgage origination.

Source & section
Idaho Department of Finance — Mortgage Information and Forms What License Type Should I Apply For? — Exempt Entity Registration
Individuals performing independent-contractor mortgage processing or underwriting need an Idaho MLO license when acting for covered mortgage, regulated-lender, or exempt entities.

Source & section
Idaho Department of Finance — Mortgage Information and Forms What License Type Should I Apply For? — Mortgage Loan Originator License

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Illinois

An independent processing entity must employ at least one licensed MLO to supervise and instruct processors. If only one processor provides services for that entity, that processor must hold the MLO license.

Source & section
Illinois Administrative Code 38 IAC 1050.370(b)(3)
A residential mortgage brokerage licensee and borrower must sign a written brokerage agreement before the borrower signs a completed residential mortgage application or gives the licensee any consideration, whichever occurs first.

Source & section
Illinois Administrative Code 38 IAC 1050.1010 introductory paragraph, (b)

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Indiana

Indiana MLOs use the DFI or Secretary of State licensing route according to their sponsoring employer’s license; confirm the correct regulator before arranging sponsorship.

Source & section
Indiana DFI — MLO FAQ Introduction; Sponsorship
For DFI-issued MLO licenses, the sponsor must employ the individual on a W-2 basis; independent contractors and 1099-paid workers are not eligible for that sponsorship.

Source & section
Indiana DFI — MLO FAQ Qualifications — Sponsorship

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Iowa

Independent-contractor processors and underwriters must obtain and maintain the required license and an NMLS unique identifier before performing processing or underwriting.

Source & section
Iowa Code 2026 §535D.4(2)
For persons subject to Iowa’s mortgage-originator licensing chapter, borrower contracts cannot award a fee or commission for best efforts to obtain a loan when the borrower obtains no loan.

Source & section
Iowa Code 2026 §535D.17(4)

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Kansas

Covered mortgage advertising to Kansas residents must show the licensee’s recorded name and license number or unique identifier, with records retained for 36 months; this subsection excludes business cards and promotional items.

Source & section
Kansas Statutes 2026 K.S.A.9-2208(c)
Kansas mortgage-company reporting includes processing and underwriting transactions in the State Specific Supplemental Form’s licensed-processor and underwriter fields.

Source & section
Kansas OSBC — Applications/Forms Mortgage Company Annual Report; K.S.A.9-2216a

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Kentucky

Kentucky DFI distinguishes employee processors from non-W-2 contract processors: contract processors still need to register.

Source & section
Kentucky DFI — Mortgage Licensing & Exemptions Mortgage Processors
Before hiring an employee mortgage processor, licensed companies must obtain a written background check including credit history and specified criminal-record searches.

Source & section
808 KAR 12:055 Section 2(1)–(3)

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Louisiana

Independent contractors performing residential mortgage origination activities as processors or underwriters must maintain an MLO license and NMLS identifier; the supervised-employee exemption does not cover them.

Source & section
Louisiana Revised Statutes 6:1087 E(7)
Louisiana's mortgage-broker definition includes a lender closing a residential loan in its own name when a third-party lender supplies the funds through table funding.

Source & section
Louisiana Revised Statutes 6:1083 (8)(b)

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Maryland

Maryland applies mortgage-lender licensing provisions to mortgage independent contractors unless exempt; its definition turns on compensation without federal or state income-tax deductions, rather than the contract label alone.

Source & section
Maryland Financial Institutions §11-602 Independent contractor definition Financial Institutions §§11-601(h), 11-602(a)
A Maryland broker's finder fee requires a separate written borrower agreement; disclose its terms before helping obtain the loan and specify the fee.

Source & section
Maryland Commercial Law §12-805 (d)(1)–(3)

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Massachusetts

The Massachusetts exemption for individuals working solely as processors or underwriters excludes independent contractors; assess MLO licensing before assigning contract processing.

Source & section
Massachusetts General Laws chapter 255F, §2 (a), (b)(v)
Massachusetts limits each individual MLO to one employing entity; this employment rule does not set a processing company's number of brokerage relationships.

Source & section
Massachusetts General Laws chapter 255F, §4 (b)

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Michigan

Michigan requires independent contractor processors and underwriters to hold MLO licenses; the employee exception covers W-2 staff processing for a licensed mortgage company.

Source & section
Michigan DIFS — Mortgage Compliance FAQ Are mortgage loan processors required to be licensed?; MLOLA §5(3)
For purchase-file tax estimates, check whether the transfer uncaps taxable value in the following calendar year; Michigan excludes certain transfers from uncapping.

Source & section
Michigan Treasury — Changes in Ownership and Uncapping of Property How do changes in ownership affect property taxes?; MCL 211.27a(6)–(7)

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Minnesota

Independent contract processors and underwriters must maintain a Minnesota MLO license and an NMLS unique identifier before performing that work.

Source & section
Minnesota Statutes §58A.03 Subdivision 3
For covered residential origination arrangements involving advance fees, give the borrower a written services contract before or when collecting fees; include the required refund and trust-account terms.

Source & section
Minnesota Statutes §58.16 Subdivisions 1–2

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Montana

Montana's Independent Contractor Entity license authorizes third-party processing and underwriting; it does not authorize mortgage lending, brokering or servicing.

Source & section
Montana Banking and Financial Institutions — Independent Contractor Entity License Guide Authorized Business Activities
Montana Independent Contractor Entities must retain loan files for five years after the last activity, preserving access even when another company stores the files.

Source & section
Montana Banking and Financial Institutions — Independent Contractor Entity License Guide Record Keeping; Examination; MCA 32-9-121

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Nebraska

Nebraska treats independent residential loan-processing companies as mortgage bankers requiring a license or a qualifying exemption.

Source & section
Nebraska Department of Banking and Finance — Residential Mortgage Licensing Act Interpretative Opinions Interpretative Opinion 3, PDF page 9
Nebraska-licensed mortgage bankers must disclose whether a residential refinance provides a net tangible benefit, using the director-prescribed disclosure.

Source & section
Nebraska Revised Statute 45-737 (11)(a)–(b); operative July 18, 2026

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

New Hampshire

Individual independent-contractor processors and underwriters must maintain an MLO license and a mortgage broker, banker or servicer license, plus an NMLS identifier.

Source & section
New Hampshire RSA 397-A:3 VIII
When a mortgage banker or broker collects any fee before closing, New Hampshire requires a written explanation to the borrower of the fee's purpose and disposition.

Source & section
New Hampshire RSA 397-A:16 I

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

New Mexico

New Mexico distinguishes supervised employee processors from independent contractors: independent contract processors or underwriters need a license.

Source & section
New Mexico Financial Institutions Division — FAQs Mortgage Loan Companies and Originators — Do processors or underwriters need a license?
When a licensed mortgage loan company requires an application deposit, its written agreement with the consumer must explain the deposit's disposition whether or not the loan closes.

Source & section
12.19.8 NMAC — Mortgage Loan Company Requirements 12.19.8.8(D)(2)

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

North Carolina

North Carolina's processing-only support registrants must employ at least one licensed, sponsored North Carolina MLO to supervise processors and underwriters; already licensed lenders and brokers need no separate support registration.

Source & section
North Carolina Commissioner of Banks — Mortgage Frequently Asked Questions Mortgage Origination Support Registration — Does a MOSR hold a license?; Do lenders and brokers need to register?
North Carolina support registrants may work from residences, but cannot process or underwrite outside the United States and its territories; their supervising MLO cannot originate residential loans from that role.

Source & section
North Carolina Commissioner of Banks — Mortgage Frequently Asked Questions MOSR — Can MOSRs work from a home?; Can MOSRs process outside the United States?

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

North Dakota

North Dakota requires independent contractor processors and underwriters to maintain an MLO license and an NMLS unique identifier.

Source & section
North Dakota Century Code chapter 13-10 13-10-03(3), PDF page 3
North Dakota prohibits borrower contracts allowing a fee or commission for best efforts to obtain a loan when no loan is actually obtained.

Source & section
North Dakota Century Code chapter 13-10 13-10-17(4), PDF page 10

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Ohio

Ohio processing companies seeking the exemption-letter route must apply through NMLS before processing residential loans on Ohio property; qualification and an issued exemption letter are required.

Source & section
Ohio Administrative Code — Loan processors and underwriters 1301:8-7-32(C), (E), (F)
An exempt processing company must use written service contracts and supervise clerical staff through its own licensed employees.

Source & section
Ohio Administrative Code — Loan processors and underwriters 1301:8-7-32(D)(4)(a)-(e), (I)-(K)

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Oklahoma

When a borrower cannot obtain or modify a loan, covered Oklahoma brokers and originators must provide borrower-paid appraisal, title or credit reports and transfer originals as directed within five business days of a written request. Depository institutions, their subsidiaries/affiliates and their employees or exclusive agents are excluded.

Source & section
Oklahoma State Courts Network — Agreement with Lender 59 O.S. §2095.15(C), (F)
Mortgage brokers and originators need a written lender correspondent or brokerage agreement before soliciting or contracting with the public.

Source & section
Oklahoma State Courts Network — Agreement with Lender 59 O.S. §2095.15(A)

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Oregon

Keep processing communications within information collection; offering, negotiating or advising on residential loan terms falls outside Oregon’s processor definition.

Source & section
Oregon Revised Statutes — Mortgage Lending ORS 86A.200(3)(a)-(b)
For transactions on up to four residential units, Oregon mortgage bankers, brokers and MLOs soliciting in another language and substantially communicating in it must provide required disclosures in both English and that language.

Source & section
Oregon Revised Statutes — Materials in languages other than English ORS 86A.198(1)-(2); 86A.100(8)

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Pennsylvania

Pennsylvania’s employee processor exclusion requires employment by a licensee or exempt/excepted person, direct licensed or registered MLO supervision, work solely for that employer, and no public representation as an originator.

Source & section
Pennsylvania Mortgage Licensing Act 7 Pa.C.S. §6102, mortgage originator definition (2)(viii)
Pennsylvania MLOs cannot collect consumer fees in their own names. Sponsor/third-party fees must be collected on the sponsor’s behalf; advance fees payable to the sponsor require its statutory authorization to collect them.

Source & section
Pennsylvania Mortgage Licensing Act 7 Pa.C.S. §6123(a)(8)

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

South Carolina

Under South Carolina’s mortgage-broker chapter, independent contractor processors and underwriters must be separately licensed unless exempt; employee status and the applicable regulator must be assessed separately.

Source & section
South Carolina Code — Mortgage Brokers S.C. Code §§40-58-20(33)(c), 40-58-30(D)
South Carolina’s covered brokers must provide written fee agreements stating estimated charges/services within three business days of application receipt; first-class USPS mailing constitutes delivery. Completed agreements require both signatures.

Source & section
South Carolina Code — Mortgage Brokers S.C. Code §40-58-75(A), (D)

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Tennessee

Tennessee’s general MLO definition covers compensated residential application-taking or offering/negotiating terms; applicable exclusions require assessment. State MLO applications, amendments and renewals use NMLS.

Source & section
Tennessee Department of Financial Institutions — Mortgage Loan Originator Tenn. Code Ann. §45-13-105(16)(A); Application and Requirements
Unless exempt, companies acting as Tennessee residential mortgage lenders, brokers or servicers need the applicable license; applications and renewals use NMLS.

Source & section
Tennessee Department of Financial Institutions — Mortgage Company Licensing introduction and Application and Requirements; §45-13-201(a)

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Texas

A Texas SML independent contractor processing/underwriting company license does not authorize loan origination or advertising the company as an originator.

Source & section
Texas SML — Frequently Asked Questions What is an Independent Contractor Loan Processor and Underwriter Company License?
For Texas homestead equity loans under Section 50(a)(6), closing cannot precede the 12th day after the later of application or delivery of the required notice.

Source & section
Texas Constitution — Article XVI Article XVI §50(a)(6)(M)(i), (g)

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Utah

Under Utah’s DRE regime, a processor who is not acting as an MLO may use the employee exemption only while acting for a licensed employer under licensed supervision; independent contractors cannot use that exemption.

Source & section
Utah Residential Mortgage Practices and Licensing Act Utah Code §61-2c-105(4)(a)-(b)
Confirm the Utah regulator for the loan: DFI’s MLO license does not authorize brokering or retail origination of closed-end residential first mortgages.

Source & section
Utah DFI — Mortgage Lending Utah DFI – Mortgage Loan Originator License

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Virginia

Virginia licensed lenders and brokers must review third-party processors before contracting and use a written outsourcing agreement.

Source & section
Virginia Administrative Code — Operating requirements 10VAC5-160-20, subdivision 8
Virginia licensed lenders’ and brokers’ processing agreements must permit commission examination and prohibit further subcontracting except to the processor’s bona fide employees.

Source & section
Virginia Administrative Code — Operating requirements 10VAC5-160-20, subdivision 8(ii)-(iii)

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Washington

Independent processing companies under Washington’s broker rules need a mortgage broker license, designated broker and at least one licensed originator.

Source & section
Washington Administrative Code — Loan originators WAC 208-660-300(13)
Under Washington’s broker rules, remote processors at unlicensed locations must access and store electronic broker files only on the broker’s system, avoid origination, and use systems safeguarding borrower information.

Source & section
Washington Administrative Code — Loan originators WAC 208-660-300(14)(a)-(c)

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Wisconsin

Companies solely providing third-party processing or underwriting for Wisconsin residential mortgages need a Wisconsin mortgage banker or broker license and at least one employee holding a Wisconsin MLO license.

Source & section
Wisconsin DFI — Mortgage Banking Frequently Asked Questions Licenses Needed — company solely providing third-party processing or underwriting
Wisconsin consumers must receive the disclosure explaining the broker relationship and compensation before entering a mortgage broker contract.

Source & section
Wisconsin DFI — Buying a Home: a Glossary of Terms Consumer Disclosure Statement

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

State notes

Wyoming

Independent contractor processors and underwriters must maintain a mortgage loan originator license and NMLS identifier under Wyoming’s mortgage licensing act.

Source & section
Wyoming Statutes — Title 40 W.S. §40-23-124(d), PDF page 341
Covered Wyoming brokers must execute and deliver a written agreement, signed and dated by both parties, within three business days after the borrower signs a completed application, before receiving borrower consideration.

Source & section
Wyoming Statutes — Title 40 W.S. §40-23-114(a), PDF page 332

Sources checked October 27, 2026

Selected rules for mortgage professionals. Confirm how they apply to your file and role.

Select a state to view its details.

State rules sit alongside federal requirements. Most closed-end consumer mortgages secured by real property are covered by the federal TRID disclosure rules, subject to their exceptions.

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