Are you afraid of your competition? You shouldn't be. When you are upfront with your customers, educating them and helping them get the the best deal given their situation, the competition issue becomes irrelevant. Here is a great mortgage shopping worksheet that covers all the bases for your clients when looking for a loan. If a borrower tells you that they are getting a rate of X percent and you know that the rate is not possible (given the market conditions), tell them to PROVE IT. Simply fax over this little worksheet, have them fill it out and fax it back. That way both you and they are on the same page. There are a lot of liars out there in the mortgage industry and I've used this technique successfully to poke holes in the competition. Now you can too! This resource is in Adobe PDF format.