Your Loan ADVISOR
Leslie Ziemba-Crosby
Advisor & Producing Branch Manager
NMLS# 2111186
843-789-9636
[email protected]Click on the link below.You will be taken to our online application and a member of my team will be reaching out to you once your application is complete.
Who We Are
Cross Country Mortgage - Coastal Team
As an Empowerment Coach and Strategist for over 20 years, I came to the mortgage world out of a desire to help the many real estate agents I was working with. I’ve always loved being an integral part of someone’s journey to excellence and helping Realtors, Entrepreneurs and Clients to get what they desire sets my soul on FIRE!This journey started when I was a child, my grandmother was a broker, Mom was a Realtor, Sister was a Realtor/now partner of a title company AND my husband was a Realtor for 7 years... so Real Estate is in my blood.My hubby, Chris Crosby, and started with a smaller lender in 2020 but we had such a desire to have more products and opportunities to present to our clients. Including a focus on New Construction with a dedicated Construction team who specializes in helping clients build their dream homes.With several unique programs and partnerships that truly set us apart, I am so excited to introduce YOU to something NEW!Check out reviews and FAQ's below.
LOAN PARTNERS - Brandi Mayne & Gleason Jones
A Little About Leslie
"There's no greater WHY than making an impact in the lives of others and this is my WHY!"I’ve lived in South Carolina for over 16 years, splitting time between Dorchester County and our farm in upstate, Anderson County. I grew up in NJ/PA area, but I’ve always been a Southerner at heart (with a little Jersey fire in my Soul). Chris and I have 4 grown children, Kat, Kyle, Lydia & Noah, as well as 3 grandbabies, Cyrus, Sera, and Kenji.In my free time I enjoy home renovations (more than my hubby does lol), time with family, personal growth seminars, and time watching our crazy chickens and French Bulldog, Poppy!
Frequently Asked Questions: New Construction to Perm Loan Program1. What is a New Construction Loan?
A new construction loan is a short-term loan designed to finance the building of a new home. Unlike traditional mortgages, this type of loan funds the construction process and converts into a permanent mortgage once the home is completed.2. What types of new construction loans do we offer?
We offer a variety of new construction loan options, including:
• Construction-to-Permanent Loans: Combines construction financing and mortgage financing into one loan.
• Utilizing VA, FHA, Conventional Mortgage options with USDA coming mid 2025.3. How does the Construction-to-Permanent Loan work?
With this option, you’ll only need one loan closing, saving time and money. During the construction phase, some programs you make interest-only payments, some you are allowed to roll the interest payments into the mortgage. Once construction is complete, the loan transitions to a standard mortgage with fixed monthly payments.4. What are the benefits of our Construction to Perm Loan Program?
• Simplified financing with one application and closing for construction-to-permanent mortgage.
• Land and New Construction can be purchased and closed together, at the same closing.
• Flexible loan terms and options tailored to your needs.
• Competitive rates and low fees.
• Expert guidance throughout the construction process.5. What is the interest rate on a new construction loan?
Interest rates vary based on market conditions and your financial profile. During the construction phase, rates are typically 1% higher as they cover the short-term financing of your home build as well as converting to a regular mortgage.
We also have a FREE One-Time Float Down Policy. So if rates drop during construction, you may be able to take advantage of the lower rates. Contact Leslie to discuss rate options.6. What is the typical down payment required for a new construction loan?
Down payment requirements vary based on the loan program and your qualifications but generally range from 0% to 20% of the total loan amount.7. What costs are included in the loan?
The loan typically covers costs such as:
• Land purchase (if applicable)
• Construction materials and labor
• Permits and inspections
• A 2% contingency reserves for unexpected expenses that may pop up during the build
• A construction management fee that covers 3rd party inspections throughout the build, draw administration by our dedicated team and title work done at every draw.8. How are funds disbursed during construction?
Funds are disbursed in phases, known as "draws," based on the project’s progress. Before each draw, an inspection verifies the completion of each construction milestone.9. Do I need a contractor to qualify for a new construction loan?
NO, let’s get you approved BEFORE you have a builder lined up. After your preapproved, you’ll need a licensed and experienced builder, approved by our experienced construction team. The contractor must provide a detailed construction plan and cost breakdown. Leslie works closely to have builders accepted and approved as well as making sure all of the necessary builder documentation is completed.10. Can I build on land I already own?
Absolutely! If you own the land outright, its value may be used as part of your down payment or equity toward the loan.11. How long does the construction process take?
The timeline depends on the scope of the project and other factors such as weather or material availability. On average, most construction projects take 6 to 12 months to complete.12. What happens if construction is delayed?
If delays occur, it’s essential to communicate with your loan officer. Extensions can often be arranged but may result in additional fees or a rate adjustment.13. Can I make changes to the construction plans after the loan is approved?
It’s best to get as close as possible on all of your specs before closing as this can impact the value/appraisal amount of your build. YES, an actual appraisal is done on the build and the land before we even close on the new construction loan. Changes can be made, but they must be reviewed and approved by our team and your builder. Significant changes could impact your budget and loan terms.14. What happens when the construction is complete?
For construction-to-permanent loans, your loan will automatically convert to a standard mortgage. You’ll begin making regular monthly payments based on the loan’s terms.15. How soon can I refinance my new construction loan?
Most of the time you must make 6 MORTGAGE PAYMENTS, in order to be eligible to refinance.16. Is there a cost to refinance?
If you come back to us to refinance, we will always waive any lender fees. Our goal is to take care of you now and for many years to come. We are in this together.17. How can I get started with a new construction loan?
Contact Leslie today and/or complete the application! Leslie will guide you through the pre-approval process, help you understand your options, and ensure a smooth experience from start to finish
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Some common misconceptions about VA New Construction Loans?• Misconception: VA loans are not suitable for new construction.
~Reality: VA loans can be an excellent option for new construction. They offer competitive rates, no down payment requirements for qualified borrowers, no monthly payments during construction, no mortgage insurance and other benefits that make them highly advantageous.•Misconception: VA loans are too complicated for builders to work with.
~Reality: Our experienced team specializes in simplifying the VA loan process and working closely with builders to ensure a smooth experience. There are a few extra forms for the builder to fill out however, it is worth it for our Veterans.• Misconception: VA loans cost more money.
~Reality: We cannot charge different fees for VA, that would be ridiculous. VA loans do require the borrower to NOT make interest only payments during construction, so these are added into the overall loan amount and they are paid on your behalf. So while it may look like the loan amount is higher, it is only higher because the potential interest accrued during construction is figured into the loan. The great thing about it though is whatever you do not use, you do not pay for. So if we estimate 9 months to build and the home is complete in 7 months, the interest only accrues for those 7 months and only what is actually used goes into the loan amount.• Misconception: VA loans take too long to close.
~Reality: While VA loans have unique requirements, with the right lender, like Leslie, who does many VA New Construction loans, the process can be just as efficient as conventional loans.
RAVING CLIENT REVIEWS
Realtor - Kat Moten
"The one word that comes to my mind about Leslie Ziemba Crosby is Phenomenal! I have been working with Leslie for almost 2 years and she has never let me down. She is so professional and caring towards my clients. There has been numerous times where she has worked on the weekends and during vacations to help my clients win a deal. I honestly don't know what I would do without her. She is one ROCK STAR!! I highly recommend her to everyone:-) Thank you Leslie Ziemba Crosby for simply being YOU!!"
Realtor - Kelly Percy Esquibel
"I work with THE ONE AND ONLY Leslie Ziemba Crosby when my clients need to use the Ribbon cash program. Leslie is a pro in this complicated transaction and she makes it very easy for everyone involved. She is a top-notch professional and is not afraid of working 24/7 like the rest of us! She communicates, she is driven, and she goes the extra mile to make everyone's homeowner's dreams come true. Thank you Leslie for all of the seamless transactions!"
Buyer - Anna Inabinet
"Leslie went above and beyond to guide me through purchasing a house for the first time! She was there to answer any and all questions I had, she set me up with an amazing company who helped me purchase homeowner’s insurance and when everything was said and done she sent me such a nice house warming gift. She could not have made the process any smoother and I am so grateful for her! Thanks Leslie!"
Buyer - Sharon Ford-Bell
"Very caring and on top of thins. I was notified and everything was explained to me throughout the entire process. Would definitely recommend to others!"
Buyer - Laura Voth
"Absolutely loved working with Leslie and her team! So easy, quick to respond and very helpful."
Buyer - Amber K
"Leslie and her team were fantastic!!! I closed in record time and everyone was quick to answer any and all my questions!!!"
Realtor - Stella Tuten
"I am a local realtor who has used Leslie on multiple transactions. She is, hands down, one of the best lenders I have worked with. She is an out of the box thinker who, when she meets an obstacle in the lending process, doesn't just throw her hands in the air and say it won't work. She helps find a solution. As an agent, I especially appreciate a lender who will take the time to strategize with me before we put in an offer. On one of my last transactions, we ran the numbers about 200 different ways before settling on a solution that helped my clients pay a monthly payment that was within the range that they wanted to be, but was also hitting a number that the sellers would be ok accepting. With another client, we utilized one of her programs that allowed us to win a contract 45K UNDER the asking price- during a time when most other offers were going for 45K OVER asking. I am always happy when my clients choose to work with Leslie. I know the transaction will go smoothly. I know that there will be good communication. And I know that we will make it to the closing table. THANKS, LESLIE"
Buyer - Nan & Tim McKernon
"Not only did Leslie connect us with a great realtor, she and her team handled a complex VA / Ribbon transaction that secured us our dream home in a ridiculously competitive market. We didn’t worry at all because Leslie was experienced, easy to deal with and went above and beyond to take care of us. This is how real estate SHOULD be!"
Buyer - Karen Boston
"It was an experience but the girls got it done Kat and Leslie. Thank you all from the Smith's I would tell anyone who wants a home to look them up first!!! They will fight for you and WIN!!!!"
Buyer - Toby Smith
"Hard working and determined to accomplish the task at hand with patience."
Realtor - Lisa Birnbaumer
"As a Realtor you always want to refer your clients to some of the best people. Leslie and her team truly are one of the best lending teams I have worked with! 1.Explaining what they can offer and which option could be the best for the client. 2. Assisting the client through the process. From pre-approval to closing. 3. The most important thing. Making sure the client is happy! I look forward to working with Leslie and her team again soon. They truly are wonderful!"
Realtor - Ashley Grandin
"Leslie and her team are extremely approachable and have been able to find creative ways to help my clients purchase the home that they want. I always feel confident recommending her to my clients who are looking to purchase a home!!"