I'm Bond Peter Njoku, mortgage loan officer (NMLS #2670329) with Mortgage Funding Solutions, and the Closing Disclosure is the single most important document in your entire homebuying process. Three business days before you sign at the title company and get your keys, I send you a 5-page form that shows exactly what your loan costs, what you're paying at closing, and what your monthly payment will be for the next 30 years. Most buyers glance at it and sign. That's a mistake.
I've seen a family in Garland almost overpay $2,000 in fees because a title charge changed between their Loan Estimate and their Closing Disclosure and nobody flagged it. We caught it on review and got it corrected the same day. Here's how to make sure that happens for you.
What is a Closing Disclosure and when do I get it?
The Closing Disclosure (CD) is a federally mandated 5-page form that your lender must deliver at least three business days before your closing date. This is a hard rule under the TRID (TILA-RESPA Integrated Disclosure) regulation that took effect in 2015. In Texas, business days include Saturdays but exclude Sundays and federal holidays.
The 3-day review period exists specifically to give you time to compare the CD to your original Loan Estimate, catch discrepancies, and ask questions before you're sitting at a closing table with a notary and a stack of documents in front of you.
What is on each page of the Closing Disclosure?
| Page | What It Shows | What to Check |
|---|---|---|
| Page 1 | Loan terms, projected monthly payment, closing cost summary, cash to close | Interest rate, loan amount, prepayment penalty box (should say "NO" for most loans) |
| Page 2 | Closing cost breakdown: loan charges, services you shopped, services you didn't shop, taxes, prepaids | Lender origination fees (must match LE exactly), title charges, recording fees |
| Page 3 | Calculating cash to close: down payment, closing costs, credits, seller concessions | Seller concession amount matches your contract, credits match what was promised |
| Page 4 | Loan disclosures: escrow account details, assumption clause, demand feature, late payment terms | Escrow account items (taxes + insurance both included?), assumption status |
| Page 5 | Loan calculations (APR, total interest paid, finance charge), lender and settlement agent contact info | APR vs interest rate difference, total interest paid over 30 years |
What Texas-specific fees will I see on my Closing Disclosure?
Texas closings have fees that don't appear in most other states. Here's what I see on nearly every DFW purchase:
- Owner's title insurance policy — Texas is one of a handful of states where the seller traditionally pays for the owner's title policy (though this is negotiable). The cost runs 0.5–0.7% of the purchase price. On a $350,000 home, that's $1,750–$2,450. Verify which party is paying per your contract.
- Survey fee — Texas lenders typically require a current survey. If no survey from the past 10 years exists, expect $450–$700 for a new survey. This appears under "services you can shop."
- Escrow pre-funding — Texas property taxes are collected in arrears and paid in December. Your escrow account must be pre-funded with 2–3 months of taxes and insurance. On a Garland home with a 2.0% effective property tax rate and a $350,000 purchase price, the annual tax bill is ~$7,000, meaning the 2-month pre-fund alone is $1,167.
- HOA setup fee — Many DFW neighborhoods have HOAs. Expect a $100–$500 HOA setup/transfer fee at closing in addition to any prorated dues.
- Texas-specific endorsements — T-19.1 and T-36 endorsements are common in Texas and add $50–$150 to title costs.
What can legally change between my Loan Estimate and Closing Disclosure?
Not everything can change. Understanding the rules protects you from surprise fees.
| Fee Category | Can It Change? | By How Much? |
|---|---|---|
| Lender origination charges (Section A) | No (0% tolerance) | Cannot increase at all |
| Transfer taxes, recording fees (Section E) | No (0% tolerance) | Cannot increase at all |
| Services you did NOT shop (Section C) | Yes, limited | Up to 10% total increase for this group |
| Services you DID shop (Section B) | Yes, unlimited | If you chose a provider not on lender's list |
| Prepaids: taxes, insurance, prepaid interest | Yes | These are estimates — final amounts based on actual bills |
| Down payment | No | Cannot change after rate lock (without a new LE) |
What are the three things I always tell my buyers to check first?
When I send a borrower their CD, here's my exact checklist:
- Your name and property address are spelled correctly. Errors on federal loan documents trigger amendment paperwork that can delay or even derail a closing. Catch this immediately.
- The interest rate and loan amount match your rate lock confirmation exactly. If you locked at 7.125% for 30 years on a $320,000 loan, those exact figures must appear on Page 1. Any variance — even a single basis point — requires an explanation and potentially a new CD.
- Your lender origination charges haven't moved from your Loan Estimate. Look at Section A (Origination Charges) on Page 2. If your LE showed $2,500 in origination fees and your CD shows $3,100, your lender has a zero-tolerance violation. This is rare but it happens, and you have the legal right to demand the original amount.
How do I read the cash to close section?
Page 3 of the CD shows your "Calculating Cash to Close" table. Here's how to read it for a typical DFW purchase at $350,000 with 3.5% FHA down:
- Down payment: $12,250 (3.5% of $350,000)
- Closing costs: ~$9,800–$11,500 (typical DFW FHA closing costs = 2.8–3.3% of price)
- Prepaids and escrow setup: ~$3,500–$5,000
- Seller concession credit: Minus whatever your seller agreed to pay
- Lender credit (if any): Minus any lender credit from choosing a higher rate
- Total cash to close: The actual amount you bring as a wire transfer or cashier's check
Verify this number matches what your lender told you to expect. A surprise at the closing table — when the title company is ready to proceed — is not the time to find a math error.
Frequently Asked Questions
When do I receive my Closing Disclosure in Texas?
I'm Bond Peter Njoku (NMLS #2670329), and federal law requires your lender to deliver the Closing Disclosure at least three business days before your closing date. In Texas, business days include Saturdays but not Sundays or federal holidays. I send my borrowers the CD as early as possible — ideally a week out — so there's time to address anything that needs fixing. If you receive yours and something looks wrong, call or text me immediately at 469-545-7180 because we have a window to fix it.
What is the difference between a Loan Estimate and a Closing Disclosure in Texas?
I'm Bond Peter Njoku (NMLS #2670329), and the Loan Estimate is issued within 3 business days of application and shows projected costs. The Closing Disclosure is issued 3 business days before closing and shows final, actual costs. Some fees can legally change between the two documents, but lender origination charges cannot change at all. If your lender's fees increased from your LE to your CD, that's a red flag requiring an explanation. Call or text me at 469-545-7180 anytime.
What Texas-specific fees will I see on my Closing Disclosure?
I'm Bond Peter Njoku (NMLS #2670329), and Texas closings have fees that don't appear in other states. The owner's title insurance policy typically runs 0.5–0.7% of the purchase price. Texas also commonly has a survey fee ($450–$700) and a significant escrow pre-fund because property taxes are paid in arrears. On a DFW home with a 2.0% tax rate, the 2–3 month escrow pre-fund can be $1,200–$1,800 by itself. I walk every borrower through these line items before closing. Call or text me at 469-545-7180.
What should I compare between my Loan Estimate and Closing Disclosure?
I'm Bond Peter Njoku (NMLS #2670329), and the three most important checks are: First, verify your interest rate and loan amount match exactly. Second, confirm that your lender origination charges (Section A) haven't increased — they legally cannot. Third, review Section C (services you did NOT shop) — the total for that group can only increase by 10%. If anything changed that you weren't told about, contact your lender right away. I always review the CD with my borrowers on a call before the closing appointment. Text me at 469-545-7180 and I'll walk through yours.
I review every Closing Disclosure with my DFW buyers before they sign
I'm Bond Peter Njoku (NMLS #2670329). The 3 days before closing aren't just a formality — they're your last chance to catch errors and protect yourself. If you're buying a home in the DFW area and want a lender who walks you through every page, call or text me at 469-545-7180.