Upon completion, you will be able to:

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This training manual consists of two parts that will provide you with step-by-step instructions about how to complete the Loan Estimate form required by the Integrated Disclosures Rule:

 Chapter 1 – Completing Page One of the Loan Estimate  Chapter 2 – Completing Page Two and Three of the Loan


Upon completion, you will be able to:

 Utilize the proper format of the required information on each

page of the form

 Explain the different categories and proper locations for

disclosing estimated settlement charges

 List the various other disclosures that are included on the Loan


Completing Page One

It’s still an estimate made in good faith.

 The TILA-RESPA Integrated Disclosures Rulerequires that

creditors provide a Loan Estimate in good faith, based on the best information reasonably available to the creditor.

 It must be delivered or placed in the mail to the applicant

within three business days after receiving an application and seven business days prior to loan consummation.


Closed End Consumer Credit

 The Loan Estimate must be provided to applicants of

closed-end consumer credit transactions secured by real property.

o The Good Faith Estimate is still used for HELOCs and Reverse


 A consumer credit transaction is one that is primarily for

personal, family or household purposes.

 Construction loans and loans securing vacant land as well

as loans securing 25 acres or more also require use of the Loan Estimate


The Loan Estimate

 Lenders must use the

exact form and

cannot add pages to the Loan Estimate except to

accommodate more signature lines for multiple


(Signatures are on page three)


Loan Estimate

 Rounding numbers to the nearest dollar amount on the

Loan Estimate is required with the exception of the loan amount, P&I payment, per diem interest charge and

prepaid escrows.

o Confirm that your LOS is programmed to ensure compliance

 If certain portions of the Loan Estimate do not apply they


General Information

 Page one provides general information such as name,

subject property and the transaction.

 The company name must indicate the creditor. This may


Applicant and Property Information

Date Issued

 The date the Loan Estimate is delivered or mailed to the applicant,

whether a creditor or a broker issues the disclosure.


 Each applicant's name and mailing address should be included.


 Show the full property address. At a minimum, a property location

and zip code should be shown

Sale Price

 Enter the sale price of the property for a purchase transaction.

 If the loan is a transaction without a seller or the purchase contract


Term and Purpose Information

Loan Term

 Show the term in whole years such as 30 years.

 A loan term that is not in whole years, such as 242 months, would

be described as "20 yr., 2 mo.“

 If the term is less than 24 months and not a whole year, it should be

shown in months only; such as "15 mo."


 The purpose of the loan should be only "purchase", "refinance",

"construction" or "home equity loan".

 The term "construction" refers to initial construction loans or

construction-permanent loans, but not renovation loans.

 If the loan is a construction-permanent loan, the lender has the

option to disclose the loan as one transaction or separate transactions.


Product Information

First show any product feature (with duration) that may change the payment, and then the product description. If there are no applicable features, show only the product description.

Optional Product Features: Negative Amortization, Interest Only,

Step Payment, Balloon Payment, Seasonal Payment.

Note: MiMutual does not offer any of these product features.

Optional Product Descriptions: "Fixed Rate“ or "Adjustable


 The term "Adjustable Rate" is used if the amounts of future


Product Description Examples


 If a fixed rate loan has a five-year interest-only period, it

would be described as 5 Year Interest Only Fixed Rate.

 If a 3/1 ARM has an initial three-year period with negative

amortization it would be described as 3 Year Negative

Amortization 3/1 Adjustable Rate.

 If there is more than one feature (such as negative

amortization and interest only), show only the first applicable feature.


Type and ID Information

Loan Type

 "Conventional", "FHA", "VA" or "Other". "Conventional"

includes loans sold to the secondary market as well as loans to be held in portfolio.

 "Other" should be followed by a description, such as

"Other RHS" for a Rural Housing Service loan.

Loan ID #

 The loan's application or ID number is shown. This can


Rate Lock Information

Rate Lock

 If “Yes”: show the expiration date with time (and time


If “No”: Include "Before closing, your interest rate, points

and lender credits can change unless you lock the interest rate. All other estimated closing costs expire on


Loan Terms Section

 Rule includes specific requirements related to rounding

and how to show an increasing principal balance. The origination system is programmed to identify these product features.


Loan Terms


5 Yr. IO, 5/3 ARM Example

 The LE will expand to accommodate the detailed information

needed for adjustable rate loans and loans with features that cause the payment to change or principal balance to increase.


Projected Payment

Show a breakdown of P&I and MI

Include estimated monthly amounts and a total for escrowed items, such as:

 Taxes, Assessments

 HOA fees, ground rent or leasehold payments  Any insurance required by the lender


Range of Payments

 Up to four columns are available to illustrate payment


 Minimum and maximum payment amounts should be


Loan Estimate or Closing Disclosure

– Page One, Loan Terms


PMI Termination

 The PMI automatic drop point must be shown.

 The origination system will show PMI termination after all

required payment change information is shown.

 Remember: Automatic drop is always based on scheduled

amortization and does not apply when the borrower has paid down the UPB.


Escrow Account

 The total of these amounts is disclosed whether or not an

escrow account will be established.

 Indicate "YES" or "NO" or "SOME" to indicate if the items


Clear Totals

 The totals on page one are calculated based on amounts

shown on page two.

 Verify the cash to close estimate is as accurate as possible


Loan Estimate

- Page Two

The primary sections of page two of the

Loan Estimate include:

 Loan Costs Section  Other Costs Section  Calculating Cash to


Optional Sections

The optional sections of page two of the Loan Estimate include:

 Optional Adjustable Payments (AP) Table-included for

loans with payment changes not related to interest rate (such as an interest only loan)

 Optional Adjustable Interest Rate (AIR) Table-included for

loans where the interest rate is scheduled to change during the loan term (such as an ARM)


Loan Costs Sections

 Each subsection allows a

maximum number of charges that may be

shown. If there are more charges than allowed for a section, the total amount of charges over the limit should be disclosed on the last available line, labeled "Additional Charges". An addendum cannot be used.


Origination Charges

 Amounts paid by the borrower to each creditor or broker for

originating the loan. A maximum of 13 charges may be shown.

 The types of fees included here include origination, underwriting ,

processing, administration, application and other lender charges.

 This section includes discount points

 Discount points paid to the creditor to reduce the interest rate must

be itemized separately on the first line as both a percentage and a dollar amount.


LLPAs and Indirect Comp

 Loan-level pricing adjustments (LLPAs) should also be

shown unless they are embedded in the interest rate.

Note: Indirect compensation paid by a creditor to a loan

originator through the interest rate is not itemized on the Loan Estimate (However, it will be itemized on the Closing


Cannot Shop – Zero Tolerance

 Charges in this section are for services not provided by

the creditor or broker but the provider will be chosen by the creditor or broker, or the borrower is required to


Can Shop – 10% Category

 Charges in this section of the Loan Estimate are for

services that were not provided by the creditor or broker for which the borrower is allowed to shop.

 Remember: The change in circumstance must equal or

exceed 10% before re-disclosure resets the comparison between the Loan Estimate and the Closing Disclosure


Title Policy Simultaneous Lender Credit

 A lender's title insurance premium may not be shown

with any credit for simultaneous purchase of an owner's policy; the full premium must be shown.

 The calculation of the owner's policy premium will factor


Other Costs – No Restrictions

 The Other Costs section's

fees are allowed to change without limit with the

exception of transfer taxes which are not allowed to change and recording fees which are in the 10%


Transfer Tax

 The CFPB gave these examples to illustrate when the

transfer tax should be shown on the Loan Estimate:

 If a State law indicates a lien can attach to the consumer's

acquired property if the charge is not paid, the amount should be included on the Loan Estimate.

 If State of local law is unclear or does not specifically

attribute the amount to the borrower or the seller,

common practice in the area will apply. The transfer tax should not be shown if typically paid by the seller.


Pre- Paids

 Calculate the charges accordingly

 The lines and labels in this section may not be deleted,

even if they are not used. If they are not needed they should be left blank.


Initial Escrow Payment

 The aggregate escrow adjustment is not included on the Loan


 The lines and labels in this section may not be deleted, even if

they are not used. If they are not needed they should be left blank.


Other Costs

 Items not required by the creditor or broker but that the

borrower is likely to pay and of which the creditor or broker is

aware at the time of preparing the Loan Estimate.

Including but not limited to:

 an owner's title insurance policy (disclosed as "Title – Owner's

Title Insurance (optional)

 credit life insurance (include "optional")  warranties (include "optional")

 real estate commissions

 homeowners association-related ownership transfer charges  the purchase of personal property from the seller


Cash To Close

Closing Costs Financed (Paid from your Loan Account)

If closing costs are to be paid from the proceeds of the loan amount they are shown on the next line as a negative number. The total of any credits given by someone other than the

creditor/broker or seller is shown here as a negative number:

 Gifts, Builder credits

 Pro-rations for property taxes or HOA dues

 Personal property to be purchased by the borrower  Proceeds from subordinate financing


AP and AIR Tables

 The Adjustable Payment and Adjustable Interest Rate


Loan Estimate

– Page Three

 Page Three of the

Loan Estimate includes certain

measures intended to allow applicants to compare lenders'

costs and loan terms. It also clarifies other important

information related to the loan



 The Comparisons section discloses information designed

to help the borrower shop and make comparisons between lenders.



Annual Percentage Rate (APR)

Disclose the APR for the loan and include the statement, "Your

costs over the loan term expressed as a rate. This is not your interest rate."

Total Interest Percentage (TIP)

 Disclose the total amount of interest (TIP) that the borrower

will pay over the loan term, as a percentage of the loan amount. TIP calculation example:

Loan amount = $100,000

Interest paid over loan term = $50,000 TIP = 50%


Other Considerations

 The appraisal and servicing transfer disclosure are included on

the Loan Estimate.


Confirming Receipt

 The signature line is optional.

 If a signature line is used, it must include the signatures of




You should now be able to:

 Utilize the proper format of the required information on each

page of the form

 Explain the different categories and proper locations for

disclosing estimated settlement charges

 List the various other disclosures that are included on the Loan


 Communicate the contents of the Loan Estimate to borrowers  Complete the Loan Estimate based on the TILA RESPA




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