This is what an actionable mortgage checkup looks like. Explore a report with questions to ask, or see how a sound offer is explained.
Fictional sample. This is an illustration of the report format, not an analysis of your loan or a current lending offer.
THE EXAMPLE, AT A GLANCECONVENTIONAL PURCHASE · PA
Loan amount$400,000.00
$500,000 purchase · 20% down
Illustrative monthly payment$3,178.27
Includes assumed taxes & insurance
Remaining cash to close$106,008.49
After a $10,000 deposit already paid
See how the numbers fit together
The loan & payment
Purchase price
$500,000.00
Down payment · 20%
$100,000.00
Term / fixed interest rate
30 years / 6.50%
Discount points
0 points / $0.00
Principal & interest
$2,528.27
Property taxes · $6,000/year
$500.00/month
Homeowners insurance · $1,800/year
$150.00/month
Mortgage insurance
$0.00/month
Illustrative monthly total
$3,178.27
Loan ÷ purchase price: 80%. Final LTV depends on the value accepted by the lender. No HOA dues or other recurring property charges are assumed; taxes and insurance can change.
Cash to close, explained
Down payment
$100,000.00
Fees & transaction charges
$11,340.00
First-year homeowners insurance
$1,800.00
Prepaid interest · 15 days
$1,068.49
Initial tax & insurance escrows
$1,800.00
Total borrower funds required
$116,008.49
Earnest money already paid
−$10,000.00
Seller / lender credits
$0.00
Remaining cash to close
$106,008.49
Prepaid interest uses actual/365. Initial escrows assume 3 months of taxes and 2 months of insurance. No other adjustments, prorations, financed charges, or payments outside closing are assumed.
Invented amounts for this sample—not a quote or property valuation. The $400,000 loan is financing, not a closing cost.
CATEGORY 02 / 05Worth a question
Lender fees & charges
A processing charge is worth discussing.
WHAT THE DOCUMENTS SHOW
The fictional fee worksheet includes a $995 processing charge alongside other origination charges.
WHAT IT MEANS FOR YOU
Separate fees can be legitimate. Ask what this charge covers and compare the total lender charges across offers. No reduction has been agreed or assumed.
YOUR QUESTION TO ASK
“Could you explain the $995 processing charge? Can it be reduced without increasing my rate, points, or another fee?”
A flag identifies a next step. It does not establish wrongdoing or a guaranteed saving.
FOLLOW THE MONEY
The charges, line by line.
What is being charged, what it means, and where a better question belongs.
Illustrative fees and transaction charges, totaling $11,340
Charge
Example amount
Your review note
Origination / underwriting
$1,000.00
Compare total lender charges across offers.
ProcessingWorth a question
$995.00
Ask what it covers and whether it can change without increasing another cost.
Appraisal + report services
$745.00
$650 appraisal + $95 report services. A fee does not establish property value.
Title policy premiums
$2,200.00
Combined lender and owner premiums in this fictional example. Ask for coverage and itemization.
Settlement service — entry ANeeds clarification
$950.00
The description does not identify the specific work.
Settlement service — entry BNeeds clarification
$450.00
Ask whether this is distinct work or a duplicate.
Recording charges
$250.00
Confirm the applicable local charges.
Transfer taxes
$4,750.00
Assumed buyer allocation; actual taxes and allocation vary by location and contract.
Fees & transaction charges
$11,340.00
No fee reduction has been assumed.
Prepaids and escrow deposits are shown separately in the snapshot above. In the questions scenario, the two settlement entries total $1,400; the flag asks for clarification and does not assume a $450 saving.
TAKE IT BACK TO YOUR LENDER
Your next conversation, already started.
Copy these questions into an email. Ask for any changes in writing, then compare the updated offer as a whole.
Lender fees & charges
Could you explain the $995 processing charge? Can it be reduced without increasing my rate, points, or another fee?
Title & settlement
Please itemize these two settlement-service charges. Do they pay for distinct services, or is one a duplicate? Please provide an updated written estimate.
Property & appraisal
Is an appraisal required for my loan? If so, what does this quoted charge include, and when will I receive the report?
What five green results mean
No material concerns were found in the information reviewed. They do not guarantee the lowest rate, approval, property condition, or suitability without a full assessment. Missing information is shown as unverified, not passed.
Rate & loan structure
Looks sound
The fixed-rate terms are consistent across the sample documents.
What the documents show
The same loan term, loan amount, and rate appear on the illustrative estimate and lock confirmation.
What it means
Consistency is reassuring. A rate’s competitiveness still requires comparable quotes with matching points, loan assumptions, lock periods, and dates.
Question to ask
Please confirm the rate-lock expiration and what happens if my closing is delayed.
Lender fees & charges
Worth a question
A processing charge is worth discussing.
What the documents show
The fictional fee worksheet includes a $995 processing charge alongside other origination charges.
What it means
Separate fees can be legitimate. Ask what this charge covers and compare the total lender charges across offers. No reduction has been agreed or assumed.
Question to ask
Could you explain the $995 processing charge? Can it be reduced without increasing my rate, points, or another fee?
Title & settlement
Needs attention
Two settlement entries need clarification.
What the documents show
Two similarly described settlement-service charges of $950 and $450 appear within the same fictional draft. The document does not identify different services.
What it means
The entries may cover distinct work, but the breakdown is not clear enough to accept as explained. Confirm the services and any duplication before relying on the total.
Question to ask
Please itemize these two settlement-service charges. Do they pay for distinct services, or is one a duplicate? Please provide an updated written estimate.
Down payment & mortgage insurance
Looks sound
The down payment and quoted insurance are clearly identified.
What the documents show
The sample shows a $500,000 purchase, a $400,000 loan, a $100,000 down payment, and $0 monthly mortgage insurance.
What it means
No monthly mortgage-insurance premium is shown. Final requirements depend on the lender-accepted property value and exact loan terms.
Question to ask
Please confirm whether this offer requires mortgage insurance and whether any insurance cost is paid upfront or included in the rate.
Property & appraisal
More info needed
There is not enough information to assess the property value.
What the documents show
The sample includes an appraisal fee, but no completed appraisal or reliable valuation data.
What it means
A fee is not a valuation. We cannot verify the home’s value, condition, or appraisal-waiver eligibility from this document alone.
Question to ask
Is an appraisal required for my loan? If so, what does this quoted charge include, and when will I receive the report?