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Decision-Defense before you sign

Before you close on a home or mortgage: what to verify before you commit.

You’re not here for “real estate advice.” You’re here because you’re about to sign — and you want to avoid getting burned. This page is a pre-signing filter: watch evidence, then run fast checks that prevent hidden fees, timeline slip costs, and last-minute document changes.

  • Fee surprises: lender fees, third-party costs, prepaid items, and “small” changes that add up.
  • Timeline traps: rate-lock expiry, extension fees, penalties, and forced rush decisions.
  • Document risk: terms shifting between Loan Estimate and Closing Disclosure.
Start the checklist How this works
Start here (the hidden costs people miss)
Watch how closing costs and “small” fee changes show up late — and why your first numbers aren’t your final numbers.
Hidden costs Play

Watch first. Then run the checks below. This is where most closing regret is prevented. Go →

Watch on YouTube →
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How this page works

This is a decision page. Not a blog. You follow a simple workflow: watch evidence → verify facts in writing → sign only when numbers and documents match.

Back to overview Run the checklist

The rule that prevents costly last-minute surprises

Most closing mistakes are not about intelligence. They happen because critical details are buried: the real all-in cash-to-close, the real lender fees, the real timeline risk (rate lock), or a late document change. This checklist is designed to surface those facts before you sign.

Use this page as your pre-signing filter. Start checks →

Section 0: What to screenshot / save (your proof kit)

“Proof” is the center of Decision-Defense. If something changes later, the documents + timestamps are what protect you. Save these items every time — it takes 60–90 seconds.

Proof kit (save these 6 items)

  • Loan Estimate (LE) PDF + date issued.
  • Closing Disclosure (CD) PDF + date issued (latest version).
  • Itemized fee worksheet (anything labeled “origination/processing/underwriting/third-party”).
  • Rate lock confirmation (rate, points/credits, lock expiry, extension cost).
  • Timeline milestones (closing date, contingency deadlines, required docs list).
  • Written Q&A with lender/agent/escrow for any unclear item.
Now run the checklist Rewatch overview

Full checklist (8 failure points)

Each section contains: explanation → decision rule → what to save → mini-check → video. If you only have time for one thing: do section #1 and #2.

Jump to a failure point

You don’t need 50 tips. You need the few failure points that destroy deal value and cost real money.

1) All-in cash-to-close→ 2) LE vs CD changes→ 3) Lender fees & points→ 4) Timelines & delays→ 5) Rate lock traps→ 6) Last-minute documents→ 7) Appraisal/inspection gaps→ 8) Walking away (earnest money)→
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1) The number that matters is cash-to-close — not the “estimate”
Risk: cash surprise

Buyers lose money at closing because they focus on the monthly payment and ignore the final cash-to-close. Prepaids, escrow funding, title/settlement items, and “small” line changes can move the number fast.

Decision rule: if you cannot state your cash-to-close from the latest CD in one sentence, you’re not ready to sign.

What to screenshot / save PROOF

Closing Disclosure page showing cash-to-close + itemized totals that create it.

Mini checklist (2 minutes)

  • Write down cash-to-close from the latest CD (not memory).
  • Ask: “What changed since the last version and why?”
  • Confirm wire amount + wire instructions source (avoid fraud).
CASH-TO-CLOSE Play

Watch where costs show up late — and how “small” line items become real money.

Watch on YouTube →
2) Every buyer gets this wrong: LE vs CD (compare line-by-line)
Risk: fee drift

Your Loan Estimate (LE) is the “plan.” Your Closing Disclosure (CD) is the “final bill.” If you don’t compare them, you won’t notice fee drift, points/credits changes, or prepaid/escrow adjustments.

Decision rule: if a fee changed, your lender/settlement must explain it in writing — and you should understand it before signing.

What to screenshot / save PROOF

LE + latest CD PDFs with dates; highlight line items that changed.

Mini checklist (4 minutes)

  • Compare: loan terms, APR, interest rate, points/credits, lender fees.
  • Compare: third-party fees (title, appraisal, recording, settlement).
  • Compare: prepaids/escrow funding (insurance, taxes, interest days).
LOAN ESTIMATE Play

Learn how to read the LE correctly so you can spot changes before they become your problem.

Watch on YouTube →
CLOSING DISCLOSURE Play
Watch on YouTube →
3) Fees, points, and credits: the “math” people don’t check
Risk: overpay

Many borrowers don’t know if they are paying points, receiving a lender credit, or absorbing extra fees. The difference can be thousands — and it often moves right before closing.

Decision rule: you should be able to answer “Am I paying points or receiving credits?” and “Why?” before you sign.

What to screenshot / save PROOF

CD page with lender fees + points/credits line items (and rate/term page).

Mini checklist (3 minutes)

  • Confirm: interest rate, APR, points paid, lender credits received.
  • Ask: “What’s the break-even time if I pay points?”
  • If fees appear late without explanation: pause and demand clarity.
FEES / POINTS Play

Focus on the fee structure — not just the payment. This is where hidden “cost” hides.

Watch on YouTube →
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4) Timelines break deals (and cost money quietly)
Risk: delay costs

A delay doesn’t just “slow things down.” It can expire a rate lock, force extensions, trigger contract penalties, or create rushed signing when you’re least protected.

Decision rule: know who controls each step and what happens if closing slips — before it slips.

What to screenshot / save PROOF

Closing timeline milestones + contingencies + any written statements about expected closing date.

Mini checklist (4 minutes)

  • List what’s still open: appraisal, title, insurance, underwriting conditions.
  • Ask: “What is the #1 thing that could delay closing?”
  • Get a written plan for how delays affect the rate lock.
CLOSING DELAYS Play

Watch the most common delay causes — then pre-empt them with questions and written confirmations.

Watch on YouTube →
5) Rate lock traps: the clock you can’t ignore
Risk: rate shock

If your rate lock expires, you lose leverage. Extensions can cost money, and a delay can force you to choose between paying more or rushing a decision.

Decision rule: know your lock expiry date and extension cost — in writing — before you rely on it.

What to screenshot / save PROOF

Rate lock confirmation: rate, points/credits, lock expiry date, and extension pricing.

Mini checklist (3 minutes)

  • Confirm lock start/end dates and whether it’s tied to a property.
  • Ask: “What happens if we close 7 days late?” (exact cost)
  • Ask if a float-down exists (and conditions).
RATE LOCK Play

Rate locks are a contract-within-the-contract. Treat them like one.

Watch on YouTube →
6) Last-minute documents: where “small wording” becomes expensive
Risk: signing under pressure

Closing day is often treated like a ceremony. It’s not. It’s a transaction. New addenda, revised disclosures, or unexplained terms are a risk transfer onto you.

Decision rule: if you feel rushed to sign something you haven’t read, you should pause — even if it’s uncomfortable.

What to screenshot / save PROOF

The specific page/paragraph that changed + the email/message where they explained why (if any).

Mini checklist (4 minutes)

  • Ask for the final CD early enough to review calmly.
  • Flag changes: fees, payoff numbers, credits, responsibilities, or dates.
  • Get written explanations for any change — don’t accept “it’s standard.”
DOCUMENTS Play

Use this to know where critical info lives inside the CD so you’re not signing blind.

Watch on YouTube →
7) Appraisal & inspection gaps: lenders protect themselves, not you
Risk: “not our problem”

Buyers confuse appraisal with inspection. Appraisal is for the lender. Inspection is for you. If appraisal comes in low or inspection reveals issues, the deal can shift fast — and you need your options clear.

Decision rule: before you sign, know your plan if appraisal is low or repairs are needed — and what your contract allows.

What to screenshot / save PROOF

Appraisal status + inspection report summary + any negotiated repair credits in writing.

Mini checklist (4 minutes)

  • Confirm appraisal is ordered and scheduled; ask expected delivery date.
  • Know your options if appraisal is low (renegotiate, bring cash, walk).
  • Ensure repair/credit agreements are documented and reflected in closing docs.
DEAL RISK Play

This shows how “process” issues create real timing/cost risk — and why you must track open items.

Watch on YouTube →
8) Walking away: what you lose (and when you can keep your deposit)
Risk: earnest money

Sometimes the best move is to walk away. But most buyers don’t know the real consequences: earnest money, contingency deadlines, and what “default” means in practice.

Decision rule: before signing final docs, know exactly what protections you have left — and what you lose if you exit.

What to screenshot / save PROOF

Your contract sections on contingencies + deadlines + earnest money handling (and who holds it).

Mini checklist (3 minutes)

  • List remaining contingencies and their deadlines (in writing).
  • Confirm earnest money holder and release conditions.
  • Ask: “If we terminate today, what is the exact outcome?”
EARNEST MONEY Play

Understand the real triggers that determine whether you keep or lose the deposit.

Watch on YouTube →
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Before you sign: run this one final question

Can you answer these in one sentence each? Cash-to-close. LE vs CD differences. Fee/points/credits clarity. Rate lock expiry. Open items & timeline risks. What changed this week. What you lose if you walk. If any answer is vague — you’re not ready to sign.

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