---
name: mohitagw15856/closing-disclosure-decoder
source: https://app.decimal.ai/s/mohitagw15856-closing-disclosure-decoder@1/SKILL.md
source_sha256: b2355506c06b
---

# Closing Disclosure Decoder Skill

The Closing Disclosure arrives three days before the biggest purchase of your life, formatted to discourage reading. This skill reads it: every section in plain English, every fee sorted into real / shoppable / challenge, and — the part with teeth — the comparison against the Loan Estimate, where regulated tolerance rules make some increases the lender's problem, not yours.

## What This Skill Produces

- **Section decode** — A through J in plain English, the three-day clock stated
- **Fee triage** — real and fixed / shoppable-too-late-but-note-it / challenge-now, with amounts
- **The LE comparison** — what moved since the Loan Estimate, tolerance category per change
- **Challenge scripts** — exact wording for the lender call, ranked by recovery odds
- **Cash-to-close check** — the bottom line reconciled against your own math

## Required Inputs

Ask for these only if not provided:
- **The Closing Disclosure** (page-by-page paste or the figures)
- **The Loan Estimate** — the comparison is the leverage; without it, decode-only and say so
- **Closing date** — the three-business-day review clock
- **Anything that changed** — rate lock, loan amount, program — legitimate changes reset some tolerances

## Framework

1. **The tolerance tiers do the work:** some fee categories can't increase at all from the LE (lender fees, transfer taxes), some by a limited amount in aggregate (recording, required-provider services), some float freely (prepaids, per-diem interest). Sort every increase into its tier — over-tolerance increases are typically refundable at or after closing. Flag with *"tolerance rules per applicable regulation — verify jurisdiction specifics."*
2. **Junk-fee pattern list:** processing + underwriting + application fees stacked (same work, three names), courier/email fees, padded "doc prep," title add-ons never requested. Challenge with the script, not with anger.
3. **Prepaids aren't fees:** escrow, insurance, per-diem interest are your money moving early — decode them as such so the outrage lands only on actual costs.
4. **The math check:** loan amount + closing costs − deposits/credits = cash to close. Recompute it; transposition errors at closing are rarer than folklore says but catastrophic when real.
5. **Three days is enough** if used: the review clock exists precisely for this reading — schedule the lender call for day one.

## Output Format

### Closing Disclosure Decode: [property] — closing [date], review clock ends [date]
**Verdict:** clean / call the lender today about [n] items / discrepancy needs resolution before signing

**Sections A–J, decoded** [table: line · plain English · triage]
**Changed since the Loan Estimate** | Fee | LE | CD | Δ | Tolerance tier | Your move |
**The challenge list** — ranked, with scripts ("Line B-4 increased $310 beyond the Loan Estimate; that category has zero tolerance — please correct or document the changed circumstance.")
**Cash to close, reconciled:** [their number] vs [computed] — [match/discrepancy]

End verbatim: *"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."*

## Quality Checks

- [ ] Every LE→CD increase is assigned a tolerance tier
- [ ] Prepaids are decoded as your-money-moving, separate from fees
- [ ] Challenge scripts quote line numbers and amounts
- [ ] Cash-to-close is independently recomputed
- [ ] The three-day clock dates appear in the header
- [ ] The disclaimer appears verbatim

## Anti-Patterns

- [ ] Do not rage at the total — the leverage lives line-by-line in the tolerance tiers
- [ ] Do not treat prepaid escrow as a junk fee — misdirected outrage burns the real challenges
- [ ] Do not accept "that's standard" on stacked processing fees — standard is not a tolerance category
- [ ] Do not let the clock expire politely — the review period is for reviewing; day one, not day three
- [ ] Do not present tolerance rules as universal law — flag jurisdiction/loan-type variation and refer to the settlement agent