Underwriting suspended - Should I complain or escalate

[Ausfarm]

After I had been given the clear to close, my loan originator contacted me via email to tell me we have a DTI issue caused by a high tax estimate and that it could jeopardize my application.  We tried to troubleshoot the issue.  Ultimately, I reached out to my county appraisal district and asked them to expedite my protest which they kindly did.  The district agreed to reduce the tax assessment to an amount well below the amount that created the DTI issue.

I sent my LO the signed settlement agreement with the county showing the newly assessed amount yesterday, and was told they'd get back to me today.  It's worse than pulling teeth getting information from my lender.  (Side bar here:  My original loan originator and coordinator were replaced at the very end of the process.  I was told that they are no longer with the company.  Googled the company to find out they recently had a massive layoff).

I can't just leave this lender because I'm locked in at a rate that is no longer available anywhere.  If I leave the new interest rates would likely create it's own DTI issue for me.  

I don't understand why, if they now have the DTI in order, we can't expedite my file to get a clear to close.   Does anyone know what the process is generally like in this situation (underwriting suspension)?  Would the lender have to send me new disclosures or could we resume where things were suspended, so to speak?  I have not been impressed with my new loan originator.  For example, after I sent him the settlement agreement he called to ask (on behalf of his manager, apparently) about the legal description referenced in the agreement.  I had to explain that in my state, property is assigned a legal description and a property address.  I had to direct him to the appraisal district's website so that he could confirm the legal address was the same as the subject property's address.  He was trying to look it up on Redfin.  I recognize every state is different and my state (Texas) is especially weird when it comes to real estate stuff, but this seemed like information he should have known especially considering that he lives in Texas.  Something I discovered during our conversation.

At this point I'm wondering if I should escalate my file.  Should I call a manager?  An executive with the lender?  I am trying my best to be patient, but I am loosing it.  Doesn't help that rates went up yesterday and I feel even more desperate about the situation.  I'm just wondering if I should start complaining and, if so, what's the most effective way to go about it.  Thanks in advance for your help.

[ShanetheMortgageMan]

In any situation where new information is presented to underwriting it goes through their normal underwriting condition review process.  Usually should just take 1-2 days.  But your loan officer should have a direct supervisor, usually the branch manager or a sales manager, that you should be able to call in and speak with to find out how long it normally takes to review and see if there is anything they can do to expedite it (essentially request a "rush" to review the new assessment info).  If your closing date isn't looming and you'd still be able to close on time without a rush being granted then I would expect the new info to be reviewed in the standard amount of time however.

[zerofire]

Don't you have rate lock? That is kind of the point of that feature. Now I understand that you feel like your ready to close but that is completely at the hands of the lender. I know I had a refinance last year and they did a 60day rate lock. They dragged their feet all the way through while on our side we diligently cleared all of their barriers, sometimes proactively. In the end they had to extend the rate lock by an extra 30days because it was their fault for delaying closing. The new lender and the old one were the same company so it was in their interest to drag it out. What you should do is push the lender to close. Weather that is by answering questions on time or thinking up reasons they can become concerned is up to you. On our refinance there was a HELOC attached after the mortgage. I figured out that issue before the application went in and since it was already at $0 ordered it closed. The lender took so long to file stuff that the refinancing company balked for a moment at being a third mortgage. They really hate being at the end of a long conga line.

[MortgageMama]

But this: "I sent my LO the signed settlement agreement with the county." The county may have settled, but did they state when the start date of the new tax amount would occur? It's possible that they MUST use the Current tax. Kind of like someone who is eligible for 1) Senior tax freeze eligible but the current taxes are a certain amt until they own the place and apply 2) Veteran eligible for -0- taxes but not yet applied for, 3) Currently owned as an investment property and now being purchased as an owner occupied. I hate to be pessimistic but until the title changes hands I don't see this working to get your DTI down.

[Ausfarm]

The settlement works so that the county agreed to a reduction of the the tax year at issue which in this case 2022.  The appraisal district has even updated the assessment on their public website.