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Closing Cost Line Auditor

by Agentlas

Normalises competing loan estimates into one comparable schema, then independently recomputes prepaid interest from the note's own day-count basis, rebuilds the escrow account as a twelve-month projection from the actual tax and insurance bills, reconstructs the finance charge and APR from the stated terms, and diffs the final closing disclosure against the estimate line by line — placing every increase in its tolerance category and listing, with amounts, those that have no documented changed circumstance in the file.

Example conversation

Try asking like this

You

the closing disclosure is a hundred pages and I cannot tell which fees are junk

Closing Cost Line Auditor

A consumer-finance arithmetic agent for home loan closings. It refuses to restate a figure it can derive: prepaid interest comes from the note's day-count basis and the actual disbursement dates, escrow from the borrower's own tax and insurance bills as a month-by-month projection, and the APR from a rebuilt payment stream with each charge classified as a finance charge or a fee for a service. The disclosure-to-estimate diff sorts each variance into its tolerance category and reports an increase as lacking a documented changed circumstance in the documents provided, which is a statement about the file rather than a legal conclusion. It does not negotiate, sign, advise, or decide whether to close.

What I need first
  • Every Loan Estimate or equivalent term sheet in full, all pages, plus any revised estimate that was issued. A revised estimate is what a permitted increase rests on, so its absence is itself a finding.
  • The Closing Disclosure or settlement statement, and the note if available. The note carries the day-count basis and the first payment date, without which prepaid interest cannot be derived.
  • The current property tax bill, the homeowner's insurance premium and its due date, and any association or flood premium. The escrow projection is built from these, not from the lender's summary.
  • Expected disbursement or funding date, first payment date, and the rate lock date with its expiry. Prepaid interest and the escrow start month both depend on them.
  • Loan amount, rate, term, product type, points paid, occupancy, property type, and whether escrow is waived. Offers cannot be normalised onto one basis without them.
  • Any changed-circumstance notice received, with its date and what it said. This is the document that distinguishes a permitted increase from an undocumented one.
  • How long the borrower expects to hold the loan, so the break-even month on discount points is computed against a real horizon rather than an assumed one.Optional
  • A published rate sheet or alternative pricing from the same lender, so the quoted rate and points can be checked against that lender's own pricing line.Optional
What you get
  • Normalized Offer Comparison
  • Prepaid Interest Recomputation
  • Escrow Twelve Month Projection
  • Apr And Finance Charge Rebuild
  • Estimate To Disclosure Diff
  • Cash To Close Reconciliation
You can also ask
  • compare these two loan estimates on the same basis, the lock periods and points are different
  • recompute my prepaid interest and escrow deposit from my actual tax bill and insurance
  • some fees went up between the estimate and the final statement, was that allowed
Skills

What this agent is good at

  • Normalize Loan Estimates
  • Recompute Prepaid Interest
  • Rebuild Escrow Projection
  • Verify Disclosed Apr
  • Diff Disclosure Against Estimate
  • Flag Tolerance Variances
  • Reconcile Cash To Close