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Grok+17 agentsClosing Disclosure Decoder: Real Fees vs. Junk
Decode a mortgage Closing Disclosure line by line and catch fees that moved beyond what the Loan Estimate allowed.
$5
Closing Disclosure Decoder: Real Fees vs. Junk
Example session with this skill installed
Closing on a $420,000 house Thursday. Loan Estimate had origination fee $1,200, appraisal $550, title services $1,800, recording $150. Closing Disclosure shows origination $1,510, appraisal $550, title services $2,350, recording $150, plus a new 'processing fee' $395 in section A. Cash to close on the CD says $31,420. Decode this and tell me what to challenge.
- Read your context and instructions
- Compiled the closing disclosure decoder
Closing Disclosure Decode: $420,000 purchase — closing Thursday, review clock ends Wednesday
Verdict: call the lender today about 2 items. The origination increase and the new processing fee sit in the zero-tolerance category; the title increase needs a question but may be legitimate depending on who chose the provider.
Sections A–J, decoded
| Line | Plain English | Triage |
|---|---|---|
| A. Origination $1,510 | Lender's own charge for making the loan | Challenge: up $310 from LE |
| A. Processing fee $395 | New lender charge not on the LE | Challenge: zero tolerance, new fee |
| B. Appraisal $550 | Services you didn't shop, unchanged | Clean |
| C. Title services $2,350 | Services you could shop, up $550 | Question: did you use the lender's listed provider? |
| E. Recording $150 | Government fee, unchanged | Clean |
Changed since the Loan Estimate
| Fee | LE | CD | Δ | Tolerance tier | Your move |
|---|---|---|---|---|---|
| Origination | $1,200 | $1,510 | +$310 | Zero tolerance | Correct or document changed circumstance |
| Processing fee | — | $395 | +$395 | Zero tolerance (lender fee) | Remove or justify |
| Title services | $1,800 | $2,350 | +$550 | 10% aggregate if lender's provider; unlimited if you chose your own | Ask which |
The challenge list
- "Section A origination increased $310 beyond the Loan Estimate; that category has zero tolerance. Please correct the figure or provide the changed-circumstance documentation."
- "A $395 processing fee appears in Section A that was not disclosed on the Loan Estimate. Lender charges cannot increase without a valid changed circumstance. Please remove it or document the basis."
- "Title services increased $550. Was the provider one from your written list? If so, the 10% aggregate limit applies; please confirm the aggregate calculation."
Cash to close, reconciled: $31,420 stated vs. $31,420 computed from the lines provided — match. If the $705 in challenged lender fees is corrected, cash to close becomes $30,715.
This is a plain-language reading, not legal or lending advice — disclosure and tolerance rules vary by jurisdiction and loan type; confirm anything load-bearing with your closing attorney or settlement agent before signing.
Connects securely to your tools. The creator never sees your data.
What you get
About this skill
The problem
The Closing Disclosure arrives three business days before closing, five pages of fees in sections A through J. Buyers sign it without noticing the fees that grew since the Loan Estimate, some of which had zero tolerance to change.
What it does
- Decodes sections A through J into plain English with a triage per line.
- Compares every fee to the Loan Estimate and assigns its tolerance tier.
- Builds a ranked challenge list with scripts to send the lender.
- Reconciles cash-to-close against the computed figure.
- Works against the three-business-day review clock so you act in time.
Why this beats prompting it yourself
A general prompt explains what a Closing Disclosure is. This skill applies the tolerance framework fee by fee, produces the exact sentence to send your lender, and tells you whether the cash-to-close number adds up.
Use cases
- Reviewing the Closing Disclosure the day it arrives.
- Checking whether lender fees increased beyond the Loan Estimate.
- Preparing a challenge list before the closing appointment.
- Understanding prepaid interest, escrow, and title charges.
Known limitations
Not legal or lending advice. Tolerance and disclosure rules vary by jurisdiction and loan type. Without the Loan Estimate, the skill decodes only and says so. Confirm anything load-bearing with your closing attorney or settlement agent.
How to install
Works the same in every agent - Claude, Cursor, Codex, Copilot and 20+ more.
- 1
Download the ZIP
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- 2
Unzip into your skills folder
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- 3
Ask your agent to use it
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