Get a Home Loan

How quickly can you close my mortgage?

Town and Country can typically close the majority of home purchase mortgages in 30 days or less. Our experienced team will work with you to identify the documents we will need to meet your closing date.

The time to close may vary depending on the property, borrower circumstances and third party providers such as an appraiser. Be sure to speak with one of our experienced Mortgage Lenders about your specific situation.

Can I apply for a Mortgage Loan before I find a home to buy?

Yes, applying for a mortgage loan before you find a home may be the best thing you could do! If you apply now you could pre-qualify online in minutes. Or, take it a step further, and we will review requested documentation in order to issue an official pre-approval. You can use the pre-approval letter to assure real estate brokers and sellers that you are a qualified buyer. A mortgage pre-approval helps give more weight to any offer that you make.

When should I lock in my interest rate?

Mortgage interest rate movements are as hard to predict as the stock market. No one can really know for certain whether they'll go up or down, and they may change several times within a single day. If rates are on an upward trend, then you'll want to consider locking the rate as soon as you are able. Before you lock your rate, talk to your mortgage lender for help in choosing the right rate lock period for your situation.

How do FHA, VA and USDA Rural Housing loans differ from conventional loans?

Not every lender can offer “government” loans, but Town and Country does. FHA, VA and USDA loans are insured and administered by the federal government. FHA, VA and USDA loans generally require lower down payments and have lower qualification requirements than conventional loans. (Only qualified veterans can obtain VA loans.) Additionally, FHA, VA and USDA loans have established maximum loan amounts that limit the amount an individual can borrow. USDA loans have geographical restrictions and restricted income limits. Talk to your mortgage lender to learn more about our government loan products.

How do I find a down payment assistance program?

Search online for down payment programs.

Manage Your Loan

Make a Payment

How do I make my monthly mortgage payment?
You can pay your monthly payment by mailing a check with your payment coupon, or online through our payment portal.

Online-Pay allows you to make a payment through our online payment portal of our affiliate banks. There is no charge for this service if the payment is made within 5 days of the due date.

Speed-Pay is a pay-by-phone service, which allows you to select the payment processing date. Call our Solutions Center at 1-866-770-3100 for this option. Have your checkbook available to refer to when making your Speed-Pay payment. There will be a fee up to $20 for this optional service. 

How can I sign up for automatic payments and how much does it cost?
Online and on-time payments are easy to manage when you set up automatic, recurring payments. At no cost to you, you can schedule automatic payments within your due date and grace period. Visit the online payment portal or contact our Solutions Center at 1-866-770-3100.

When will I receive my monthly statement?
Your monthly billing statement is sent approximately two weeks prior to your next scheduled due date. If you have not received a billing statement by the first day of the month, please do not delay your remittance. We'll send out your monthly statement roughly two weeks before the due date. If for some reason one month it doesn't reach you around the usual date you get it, please check your online statement to find out what you owe and when it's due. Then you can make a convenient online or phone payment, or mail a check or money order with your loan number written on it to:

Town and Country Banc Mortgage Services, Inc.
PO Box 13320
Springfield, IL 62791-3320

To ensure your payments are applied correctly, please write your loan number on your payment. Please contact our Solutions Center at 1-866-770-3100 if you have trouble receiving your statement.

Can I receive my monthly statement electronically?
If you don't want to receive paper statements you can sign up to receive statements electronically. Just sign in to your Town and Country mortgage account and click on "monthly Statement" along the left navigation. Make sure "Electronic Bill" is selected as your preferred delivery option and click submit. A confirmation email will be sent from Support@MyTCBMortgage.com. Click on the verification link and enter the password associated with your login.

Home Loan Information Access

Where can I find information about my home loan?
Access your home loan information with Online Account Access. You can view information such as loan detail, loan history, tax and insurance information, and set up recurring payments.

Mortgage Transfers

Why was my mortgage transferred?
Town and Country Bank will acquire Premier Bank and The EdgeBank on March 1, 2016. As part of the acquisition, Town and Country Bank's mortgage subsidiary Town and Country Banc Mortgage Services will acquire your home loan. Be assured the terms of your loan remain the same. When a loan is transferred, you are notified by the selling company 15 days prior to the transfer date and by the purchasing company within 15 days of the transfer date. You may have already received this notification from Premier Bank or The EdgeBank.

Will the transfer affect my loan terms?
No. The terms of your loan, interest rate, and monthly payment amount will not change. However, there may be a difference in our service fees compared to your former lender.

Will this transfer affect my credit report?
No. The transfer of the servicing of your loan will not affect your credit. To help ensure this, Town and Country will not report delinquencies to the credit bureaus for the first 60 days after the transfer.

Will I have a new account/loan number and how can I find out what the new number is?
Yes. The loan number you had with your previous institution will change. The new loan number will be on your mortgage billing statement that will be mailed to you two weeks prior to your first payment.

Your Town and Country account/loan number is available on the mortgage billing statement you will be sent or you can contact our Solutions Center at 1-866-770-3100, Monday through Friday 7:30 a.m. to 6 p.m. CST and Saturday 8 a.m. to 1 p.m. CST.

Will I receive billing statements?
Yes. You will receive a  monthly billing statement which can either be emailed to you or mailed via United States Postal Service.

I make my payments using bill pay directly with my bank. What do I need to do to continue having my payment automatically sent?
If you have a monthly recurring mortgage payment through your own personal bank, please take the time and update your mortgage's payee information. You will need your Town and Country loan number, which you can find on the mortgage billing statement. You will also need our mailing address:

Town and Country Banc Mortgage Services, Inc.
PO Box 13320
Springfield, IL 62791-3320

My payment is automatically deducted. Do I have to do anything to change this?
Yes, your automatic payment does not transfer from your old lender. You will need to call the Solution Center at 1-866-770-3100 to set up an auto-pay with Town and Country.

My loan was transferred and I made my monthly payment to my previous lender. Will I be assessed a late fee if the payment doesn’t make it to Town and Country by the due date?
For the first 60 days of your loan transfer you will not be charged a late fee.

My tax and or insurance payments are made by my mortgage company. Will this continue?
Yes. If your loan is escrowed for taxes and/or homeowner's insurance, Town and Country will continue making these payments.

Do I need to contact my insurance company?
Yes. Please ask your insurance carrier to change the mortgagee clause to:

Town and Country Banc Mortgage Services, Inc.
Its Successors and/or Assigns (ISAOA)
As Their Interests May Appear (ATIMA)
PO BOX 13255
Springfield, IL 62791-3255

Please advise them to change your loan number to the new Town and Country loan number

Periodically my escrow account is adjusted based upon an annual analysis. Will my escrow analysis date change and when will I receive an escrow analysis statement?
Town and Country complies with the Real Estate Settlement Procedure Act, which requires us to perform a periodic analysis of your loan. This analysis may result in an escrow account adjustment. You will receive an escrow analysis statement each time an analysis is performed. Town and Country generally performs analysis on loans shortly after we make the largest scheduled disbursement from your escrow account. This is typically in September or October of each year.

How can I get my totals for my year-end tax statements?
You will receive two year-end tax statements (1098/1099 tax forms) from:

  • Your previous loan servicer for the time period they serviced your loan
  • Town and Country for the time period we serviced your loan

Just combine the two amounts to figure out the total amount for the year.

Year-End Tax Statements

Where is my 1099-INT?
Your 1099-INT summarizes any interest earned and due to you on your mortgage account. If you didn't receive a 1099 INT, it's because you either were paid less than $10.00 in accrued interest in your escrow account or your interest income was paid on January 2nd, so you won't receive one until next year.

Where is my 1098?
Your 1098 summarizes any interest paid on your mortgage account to Town and Country.  If you didn't receive a 1098, it may be because you paid less than $600.00 in interest.   If you believe you might have paid more than $600.00 and did not get a 1098, then please call contact our Solutions Center at 1-866-770-3100, Monday through Friday 7:30 a.m. to 6 p.m. CST and Saturday 8 a.m. to 1 p.m. CST.
If you signed the note but your name isn't on the year-end tax statement or 1098, here's why: Only the primary borrower's Social Security number is reported.

To switch the order of the names and the reporting for future statements, you'll need to complete an Affiliation Change Agreement. Or by calling 888-480-2432. The form is short and simple. Please send the signed and notarized form back to Town and Country at:

Town and Country Banc Mortgage Services, Inc.
P.O. Box 3255
Springfield, IL  62791

After we receive the form, we'll process it within five to seven business days.

Is it a problem if my name or address has changed?
If your name and/or address changed from what's shown on the year-end tax statement, don't sweat it. This doesn't affect the reporting to the IRS, so you don't need a corrected 1098.

Why isn’t my name on my year-end tax statement?
If you signed the note but your name isn't on the year-end tax statement or 1098, here's why: Only the primary borrower's Social Security number is reported.

To switch the order of the names and the reporting for future statements, you'll need to complete an Affiliation Change Agreement. Or by calling 888-480-2432. The form is short and simple. Please send the signed and notarized form back to Town and Country at:

Town and Country Banc Mortgage Services, Inc.
P.O. Box 3255
Springfield, IL  62791

After we receive the form, we'll process it within five to seven business days.

More Commonly Asked Questions

How can I change my personal contact information?
You can change your mailing address, telephone number and email address by completing the secure online form at www.townandcountrybank.com or you may contact our Solutions Center at 1-866-770-3100, Monday through Friday 7:30 a.m. to 6 p.m. CST and Saturday 8 a.m. to 1 p.m. CST.

I may soon be called to active duty in the military. What do I need to do?
Please send in a copy of your orders to report for active duty to:

Town and Country Banc Mortgage Services, Inc.
Attention: Qualified Request – Compliance Dept.
3601 Wabash Avenue
Springfield, IL 62711

How can I obtain a payoff?
You can request a payoff by contacting our Solutions Center at 1-866-770-3100, Monday through Friday 7:30 a.m. to 6 p.m. CST and Saturday 8 a.m. to 1 p.m. CST.

If I need additional information on my loan, whom should I contact?
Please contact Town and Country's Solutions Center at 1-866-770-3100, Monday through Friday 7:30 a.m. to 6 p.m. CST and Saturday 8 a.m. to 1 p.m. CST.