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Broker Meeting Preparation Pack.
Most clients walk into a broker meeting with their payslips and a hope. This prompt generates your complete pre-meeting briefing: the documents to bring, the questions to ask, the scenarios to discuss, and the things you need to understand before you sign a loan application.
Why this matters
A mortgage broker’s job is to find the right loan for your situation from the lenders available to them. Their ability to do this well depends entirely on how well they understand your situation — which depends on how well you have explained it.
Most clients walk into their first broker meeting with the impression that the broker’s job is to tell them how much they can borrow. This is one part of the conversation. The more useful parts — which lender suits your income type, which structure supports your long-term property plans, which rate type fits your risk tolerance, and which policy flags in your situation need to be managed — require a detailed understanding of your complete financial position, your goals, and your timeline.
A client who arrives at a broker meeting with their documents organised, their liabilities calculated, their goals articulated, and their questions prepared gets a different quality of advice than a client who arrives and answers questions reactively. Both experiences take a similar amount of time. The prepared client leaves with a more complete picture.
**Real case study summary:** Two clients came to me in the same month for first home buyer pre-approvals. The first arrived with her payslips, her most recent bank statement, and a figure she’d read on a website as an estimated borrowing capacity. The second arrived having run the Day 03 and Day 06 prompts, with a document folder organised by category, a list of questions, and a clear view of her HECS impact and credit card limit situation.
The first appointment took 90 minutes and produced an outcome that required a follow-up call three days later when I had reviewed her full situation. The second appointment took 45 minutes and produced a complete picture in one session. The quality of advice I could give the second client was materially better because she arrived knowing what she needed to know.
“The broker can only work with what you bring them. Bring them everything.
What you're building
A complete mortgage broker briefing pack detailing: organized assets and liabilities list, PAYG and secondary income documentation checklists, credit card limit reductions, and target property policy checks.
Claude (free tier works), your gross salary, payslips, credit card limits, HECS balance, and deposit account statements.
Copy the prompt.Paste your details.Analyze the output.
Paste the prompt below into Claude or ChatGPT. Replace the bracketed fields with your specific property or portfolio details.
Always verify the AI's assumptions with qualified professionals. This output is a first-pass educational tool, not advice.
Broker preparation
Broker meeting preparation pack · documents and HECS checklist
You are an Australian property finance educator helping a buyer prepare for their mortgage broker meeting. Most clients walk in with payslips and a hope. Help me walk in with a complete picture. MY DETAILS: - My purpose for this meeting: [first home buyer seeking borrowing capacity assessment / investor seeking approval for a specific property / refinancing existing loan / equity release / other — describe] - Property I am considering (if applicable): [suburb, state, type, price or 'I don't have a specific property yet'] - My employment: [PAYG / self-employed / combination] - My approximate gross income: $[amount] - My deposit position: $[amount available, from what source] - My known liabilities: [HECS $X / credit cards $X / car loan $X / other] - Have I spoken to a broker before: [yes — outcome / no, this is my first meeting] Return a complete broker meeting preparation pack with these 5 sections: ## 1. THE DOCUMENTS TO BRING Generate a complete document checklist for my meeting, organised by category. For each document, explain why the broker needs it and what it demonstrates to a lender. Income documents: [Specific to my employment type] Savings and deposit documents: [Specific to my source of funds] Liability and expense documents: [Based on what I have disclosed] Identity documents: [Standard requirements] If buying a specific property: [Contract, listing, other relevant documents] ## 2. THE QUESTIONS TO ASK Generate 12 specific questions I should ask at this meeting. Not generic questions — questions that are relevant to my profile and purpose. Include questions about: - My realistic borrowing capacity at current serviceability - Which lenders suit my specific situation and why - How my specific liabilities (HECS, credit cards) are affecting my capacity - What I could do to improve my capacity before applying - The loan structure that suits my situation — not just the rate - The timeline from application to formal approval to settlement - Any red flags in my situation that a lender might scrutinise ## 3. THE NUMBERS I SHOULD KNOW BEFORE I WALK IN The calculations I should have done before the meeting so I can engage meaningfully with the broker's assessment: - My estimated deposit as a percentage of my target price - My total estimated funds to complete (deposit + stamp duty + costs) - The gap between my current savings and my total funds required - My estimated borrowing capacity using the Day 06 prompt - My estimated total funds-to-complete using the Day 03 prompt (if FHB) - The three questions I want answered before I leave ## 4. WHAT A GOOD BROKER MEETING LOOKS LIKE Describe what I should expect: - A good broker will ask as many questions as I do - They should ask about my goals, my timeline, my risk tolerance, and my future plans — not just my income and liabilities - They should explain lender options rather than recommending a single lender without explanation - They should be clear about their commission and how they are remunerated - Red flags: a broker who recommends a lender immediately without asking questions, or who does not disclose their commission structure ## 5. AFTER THE MEETING — WHAT I SHOULD HAVE By the end of a good broker meeting, I should have: - A realistic estimate of my borrowing capacity (not just a maximum — a comfortable borrowing level) - An understanding of which lenders suit my situation and why - A clear picture of my loan structure options - A document checklist for the formal application - A realistic timeline from application to approval to settlement - Any actions I need to take before applying (reduce credit card limits, lodge tax return, other) If I do not have all of the above, I should either ask the broker to provide it or consider whether this broker is the right fit for my situation. --- Educational framework only. Not financial or credit advice. Mortgage brokers in Australia are required to hold an Australian Credit Licence or be a credit representative. Verify your broker's credentials on the ASIC Connect Professional Registers. Brokers are required to provide you with a credit guide and a credit proposal disclosure document before or at the time they provide credit assistance.
Two clients came to me in the same month for first home buyer pre-approvals. The first arrived with her payslips, her most recent bank statement, and a figure she’d read on a website as an estimated borrowing capacity. The second arrived having run the Day 03 and Day 06 prompts, with a document folder organised by category, a list of questions, and a clear view of her HECS impact and credit card limit situation.
The first appointment took 90 minutes and produced an outcome that required a follow-up call three days later when I had reviewed her full situation. The second appointment took 45 minutes and produced a complete picture in one session. The quality of advice I could give the second client was materially better because she arrived knowing what she needed to know.
Your first run is fine. Your fifth is sharp.
Organize income documents by category
Update the checklist with your specific income types (salary, bonus, overtime, business dividends) for broker review.
List credit card and HECS limits
Ensure all card limits and HECS balances are recorded to calculate HEM living expense benchmarks.
Prepare questions on loan policies
Use the pack to ask your broker about LMI waivers, first home buyer grants, and lender appetite for the postcode.
Save this preparation pack in your Claude Project. Update it before meeting a broker or reviewing loan offers.
What it still gets wrong.
Brokers are limited by panel lenders
Brokers can only recommend loans from lenders on their aggregator panel. While broad, some specialty or direct lenders are excluded.
Declared expenses are double-checked
Lenders inspect 3 months of bank statements to categorize your transactions. Under-reporting living expenses is easily identified by assessors.
Pre-approvals expire in 90 days
If you don't purchase within 90 days, your pre-approval expires. Re-applying requires submitting fresh payslips and bank statements.
HECS is treated as a major liability
Lenders assess HECS based on your gross income, reducing your borrowing capacity by $40k-$60k even if your debt balance is small.
How this stacks.
Day 29 audits broker meeting items. Day 03 checks home buyer readiness. Day 06 checks borrowing reality. Stack them to accelerate pre-approval.
Before you see your broker.
You'll have organized your payslips, debts, and assets.
You'll walk in with a structured briefing pack showing HECS impacts and card-limit scenarios, so the broker can spend the meeting on your options rather than gathering the basics.
Buy, Wait, or Walk Away?
This is the final prompt in the series. The full series of analysis culminates in one decision framework. Not a formula that tells you what to do — a structured process that forces you to test every assumption, check every risk, and make the decision you can justify. Not just the one you want to make.
Read Day 30 ↗