When shopping for mortgage quotes and mortgage loans, we're presented with a dizzying array of loan packages, promotions, mortgage rates, and lenders who'll happily make us an offer. But sometimes, there's very little difference between the actual loans themselves, whereas there may be a vast gulf of difference between the lenders and their follow-up customer service performances.

Here are three key questions to ask potential mortgage lenders before you enter into a business relationship with them regarding your home purchase or refinanced mortgage rate.

1. How long have you been in the mortgage loan business, and how long has your company been around?

Your loan officer may be a newbie, and that's okay, as long as he's a knowledgeable and professional newbie. But if the company he works for is the new kid on the block, it may not be around next year. Your loan could be passed along to another organization whose location or service doesn't suit you.

2. What kind of loan do you have on your own home?

Ask what kind of loan he has and why, because insiders will generally pick the smartest mortgage loans and mortgage rates for their own properties.

3. What kind of educational experience do you have and what is your background in the mortgage industry?

As you would do with any professional, whether it's a lawyer, doctor, or CPA, ask mortgage lenders to explain their qualifications to you until you're confident and satisfied with their expertise.

4. Can you explain the tax implications of mortgage interest?

It's a trick question! He or she should instead refer you to your financial advisor.

Once you've interviewed a few lenders and found one who's a good match for you, start asking the right questions. They're important to help both of you understand which mortgage quotes or loans are appropriate for you and your unique situation.