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1Clear out junk files and repair common Windows errors2Fix the driver behind crashes, sound loss and screen glitches3Repair Windows errors before they cause bigger problemsIf your refinance closing costs are higher than expected, do not rely on the total alone or assume the increase is automatically allowed. Put your latest Loan Estimate beside the Closing Disclosure, compare every changed line and loan term, and ask the lender in writing for the specific event and fee category that caused each increase. The Closing Disclosure generally must reach you at least three business days before closing, giving you time to demand an explanation, a corrected disclosure, or a refund when a covered fee exceeds its legal tolerance without a valid changed circumstance.
Use the steps below before signing. They apply to most U.S. residential refinances; transaction-specific rules, state law, loan type and the facts of your file can change the result.
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1. Gather the right documents immediately
Find the most recent Loan Estimate (LE), any revised LE, the final Closing Disclosure (CD), your rate-lock confirmation, and written fee quotes or lender-credit promises. Use the latest version of each document, and note the date you received it. A revised LE can replace an earlier estimate only when the lender has a permitted reason to revise the disclosure.
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If you have not received the CD, contact the lender or closing agent at once. The lender generally must provide it at least three business days before consummation. If that period has not been provided, ask when and how the disclosure was delivered and request time to review it before proceeding. CFPB explains the delivery rule and what to do when the document is late at its consumer guidance.
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Make a dated file
- Save PDFs or photographs of every LE and CD, including pages that show “page 2 of 5” style numbering.
- Record the date and time each document arrived and whether it came by email, portal or mail.
- Keep the rate-lock agreement, extension notices, appraisal invoice, title or settlement quotes, and messages about cash to close.
This record lets you identify which disclosure was in effect when a fee changed and gives the lender a precise question to answer.
2. Compare the loan, not just the headline cost
A larger “cash to close” number is not necessarily a new lender fee. It can include prepaid interest, a homeowners-insurance premium, property-tax adjustments, or the initial escrow deposit. Compare the components before deciding that the lender overcharged you. The CFPB’s Closing Disclosure explainer shows where these amounts appear.
Work through these items in order:
- Loan identity: confirm the loan type, purpose (refinance), term, amortization and whether the transaction is a first or subordinate lien.
- Principal and pricing: compare loan amount, interest rate, annual percentage rate (APR), points, lender credits and any rate-lock expiration or extension charge.
- Payment: check principal and interest, mortgage insurance, estimated taxes, insurance, escrow and the projected total monthly payment.
- Closing costs: compare origination, underwriting, processing, title, settlement, recording, appraisal, credit-report and other service lines individually.
- Prepaids and escrow: separate prepaid interest, insurance premiums, tax reserves and the initial escrow deposit from fees paid for arranging the loan.
- Cash to close: reconcile the final amount with payoff of the old mortgage, credits, deposits already paid, seller or third-party adjustments (if any), and funds you are bringing.
Use the CFPB’s official form examples to match line names and locations: Loan Estimate and Closing Disclosure forms and samples.
3. Ask for a specific, written explanation
CFPB’s recommended first step is: “First, ask your lender for a specific reason why your rate or fees have changed.” Send a written request through the lender’s secure portal or email and ask for a response before signing. The lender’s explanation should identify both the changed fact and the fee category affected.
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Questions that force a useful answer
- Which exact line items increased, and by how much from the last LE?
- Was each increase caused by a changed circumstance, a borrower-requested change, a rate-lock event, or a correction of an earlier error?
- What application or property fact changed—for example, loan amount, loan program, appraisal, credit, income verification or provider selection?
- When did the event occur, and when was the revised LE delivered?
- Is the charge a lender or affiliate fee, a required service, a selected service, a recording fee, a prepaid item or an escrow deposit?
- What portion is subject to a zero- or 10-percent tolerance, and how did you calculate compliance?
- If a tolerance was exceeded, will you issue a corrected CD or refund before or after closing?
CFPB lists similar questions for a revised estimate, including “Can you explain why I received a new Loan Estimate?” and “How is my loan transaction different from what I was originally expecting?” See the agency’s revised-LE guidance.
4. Apply the correct tolerance category
Federal disclosure rules do not give every fee the same protection. Compare the final charge with the amount disclosed on the applicable LE and then determine its category. The CFPB’s summary of permitted increases is at Can my final mortgage costs increase from what was on my Loan Estimate?.
| Cost category | General limit without a qualifying changed circumstance | Examples and cautions |
|---|---|---|
| Lender, mortgage-broker or affiliate charges for required services; required services where the lender did not let you shop; transfer taxes | Generally no increase allowed | An affiliated provider’s charge is generally in this zero-tolerance group. A valid changed circumstance can permit a revised amount. |
| Recording fees and certain required services when you choose a provider from the lender’s written list | Generally no more than a 10 percent aggregate increase | The 10 percent test applies to the applicable group in aggregate, not necessarily to each line by itself. An affiliate caveat can move a charge into the zero-tolerance category. |
| Prepaid interest, property-insurance premiums and initial escrow deposits | No set increase limit under these categories | Amounts depend on closing date, insurer, tax cycle and reserve requirements. They still must be explained and disclosed accurately. |
| Services you shop for outside the lender’s written list and third-party services the lender does not require | No set increase limit under these categories | Obtain the provider’s invoice or quote; a market change does not automatically make a lender fee permissible. |
The 10-percent rule is an aggregate comparison for the covered group, so add the relevant charges rather than treating one line in isolation. Also distinguish an amount that changed because of a genuine property or borrower fact from an amount the lender simply underestimated.
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5. Determine whether a changed circumstance really applies
A lender may issue a revised LE when a permitted event changes the transaction. Examples identified by CFPB include:
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- You change the loan type or requested loan amount.
- The appraisal comes in differently and changes value, eligibility or pricing.
- Your credit changes after a new loan, missed payment or other event.
- The lender cannot verify income such as overtime or a bonus that was previously considered.
- A rate that was not locked changes when you lock it.
Ask the lender to connect the event to the exact fee or rate change and to show when the revised LE was issued. A rate lock protects the locked pricing subject to the lock’s terms, but it does not freeze every prepaid, escrow or third-party amount. Conversely, a lender may not deliberately underestimate charges and surprise you later. CFPB states that intentional underestimation is illegal in its revised Loan Estimate guidance.
6. Escalate discrepancies before signing
If the explanation does not reconcile with your documents, ask for an itemized written response and a corrected CD. Identify the tolerance group, the original disclosed amount, the final amount and the lender’s stated changed circumstance. Ask the lender to state whether it will cure the excess by reducing another charge, issuing a credit or sending a refund.
CFPB says borrowers are entitled to a refund for amounts above applicable limits when costs increased beyond those limits and no changed circumstance justifies the increase. That does not mean every difference automatically creates a refund or cancellation right. Keep the request factual and give the closing team enough time to regenerate documents.
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Consider delaying consummation if a material fee, APR, loan product, prepayment penalty, loan amount or cash-to-close figure remains unexplained. Ask the lender whether the delay affects a rate lock or creates an extension charge, and obtain that answer in writing. If you cannot resolve the issue, consult a housing counselor, consumer-protection attorney or your state regulator before signing.
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7. Know when a corrected disclosure triggers another waiting period
Most corrected disclosures do not restart the full three-business-day review period. A new three-business-day period is generally required when the correction makes the APR inaccurate, changes the disclosed loan product, or adds a prepayment penalty. CFPB’s TILA-RESPA FAQ describes these triggers at its official FAQ.
Ask the closing agent to identify whether the corrected CD changes one of those items and to tell you the new consummation date. Count only the days that apply under the disclosure rule; do not assume a same-day correction gives you the required review time.
8. Understand the post-signing right to rescind
For most non-purchase-money mortgage refinances, federal law generally provides a three-business-day right to rescind after signing, once the required conditions and notices are satisfied. Saturdays count as business days; Sundays and legal public holidays do not. This is a post-signing right for eligible transactions, not a general rule allowing you to cancel any mortgage before closing.
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Random freezes, missing sound and display glitches usually trace back to one bad driver. Find and replace yours safely.Free scan · under a minuteExceptions and notice failures can change eligibility or extend the period. Read the rescission notice you receive at closing and follow its delivery instructions. If the deadline, lien position, occupancy, borrower status or transaction type is uncertain, get qualified legal help promptly. CFPB’s explanation is at Can I change my mind after I sign the loan closing documents?
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9. Decide whether the refinance still meets your goal
Once the numbers are corrected, evaluate the complete offer rather than focusing on a lower payment. Compare the alternatives in one worksheet:
| Decision factor | What to record | Why it matters |
|---|---|---|
| Rate status | Locked or floating, lock expiration and extension cost | A delay can change pricing even if fees are corrected. |
| Loan structure | Amount, APR, term, points and any prepayment penalty | A longer term can lower the payment while increasing total interest. |
| Monthly obligation | Principal, interest, mortgage insurance, taxes, insurance and escrow | Cash-flow savings may be smaller than the headline principal-and-interest reduction. |
| Up-front cost | Total closing costs, lender credits, prepaid items, escrow and cash to close | Separate true transaction fees from deposits and reserves that may be returned or applied later. |
| Time in the home | Expected holding period and flexibility | The sources provide no universal break-even result; calculate one using your own costs and expected time horizon. |
If you are considering another lender, compare the complete terms and lock conditions—not just one quoted fee. A new application can create another appraisal, credit inquiry or timing risk, so ask each lender what can be transferred and what must be repeated.
10. Prevent another surprise
- Ask for a written fee worksheet before locking and keep the provider names the lender permits you to choose.
- Tell the lender promptly about new credit, missed payments, job or income changes, bonus documentation and changes to the requested loan amount.
- Confirm whether the rate is locked, the lock expiration date and the cost of an extension.
- Request updated estimates whenever the appraisal, insurance premium, tax bill or escrow requirement changes.
- Schedule your own CD review several days before the legal deadline so unexplained lines can be corrected without a last-minute rush.
The CFPB’s consumer answer to differences between the LE and CD is available at this page. It reinforces the practical sequence: compare, ask for a specific reason, classify the fee, and seek a correction when a protected tolerance was exceeded.
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