Approval Is Required
Assumptions must be approved by the loan servicer, and in some cases the VA. A handshake between buyer and seller is not an assumption.
VA Loan Assumption
Taking Over a LoanInstead of Replacing It.
A VA loan assumption transfers an existing VA-backed mortgage to a new buyer, who takes over the loan and its terms. It is not a shortcut around qualifying, and for the seller it carries a detail most people miss: entitlement.
Every loan officer on our team is a Veteran or a military spouse. Call (678) 488-0608.
Buyers and Sellers
Military Serving Military™
How It Works
What an Assumption Involves.
The Buyer Must Qualify
The buyer's credit, income, and obligations are reviewed under the servicer's assumption requirements.
The Buyer Doesn't Have to Be a Veteran
A non-Veteran can assume a VA-backed loan when approved — but that choice has consequences for the seller's entitlement.
Entitlement Release
The seller's VA entitlement generally stays tied to the loan unless it is released by a substitution of eligibility with an eligible Veteran buyer.
Liability After Closing
Without a proper release of liability, the original borrower can remain responsible. This is the step people skip and regret.
Fees and Processing
Servicers charge processing fees, and a VA funding fee may apply to the assumption. Timelines are set by the servicer, not by you.
Before You Commit
Questions to Answer First.
- Who services the loan, and what is their assumption process and timeline?
- Will the seller's entitlement be released, and is the buyer an eligible Veteran?
- Is a release of liability being issued to the original borrower in writing?
- What is the current loan balance versus the sale price, and how is the gap covered?
- What fees does the servicer charge, and does a funding fee apply?
- Would a new VA loan actually serve the buyer better than the existing terms?
Common Questions
Straight Answers.No Runaround.
Assumption rules, fees, and timelines are set by the loan servicer and the U.S. Department of Veterans Affairs and can change. This page is educational and is not a loan approval, a commitment to lend, a rate quote, or legal advice. Military Mortgage LLC is a mortgage broker and is not affiliated with the VA or any government agency. NMLS #Coming Soon — licensing in progress. Equal Housing Opportunity.
Talk It Through
Assumption orNew Loan?
We'll compare both honestly, including the case where the assumption is the better deal.