This amount-financed itemization table lists all associated loan costs for your review before you sign final agreement paperwork. It is designed to align with standard consumer lending disclosure requirements, so you can verify that every charge tied to your principal disbursement is documented and matches the preliminary estimates you received during underwriting. You should cross-reference every line item with copies of quotes, fee notices, and preliminary disclosures you collected during the application process to catch any discrepancies before you execute your signature. If you spot a line item you do not recognize, pause the signing process to ask your loan servicer or assigned preparer for a full explanation before proceeding.
Itemization table core charge column
The core charge column is the primary data column of the itemization table, structured to list every mandatory cost that will be deducted from your total approved principal amount before funds are disbursed. This column excludes any optional products or services you did not explicitly opt into during underwriting, such as extended payment protection plans or optional credit monitoring services, which should be listed on a separate addendum if you elected to include them. Each entry in this column must include a plain-language description of the charge, no vague or coded labels that cannot be easily cross-referenced with supporting documentation. All sample figures included in the table below are for illustrative teaching purposes only and do not reflect specific costs for any loan product. The following is a standard itemization table you can use to cross-reference your own pre-sign paperwork:
| Line Item ID | Core Charge Description | Estimated Amount Disclosed Pre-Underwriting | Final Amount Charged | Notes Field |
|---|---|---|---|---|
| 1 | Origination Fee | Illustrative example: 1% of $87,500 principal | Illustrative example: $875.00 | Fixed fee per loan agreement term sheet dated 10/12/2024 |
| 2 | Credit Report Pull Fee | Illustrative example: $35.00 | Illustrative example: $35.00 | Third-party charge from national consumer reporting agency |
| 3 | Title Verification Fee | Illustrative example: $120.00 | Illustrative example: $115.00 | Adjusted after discounted rate applied for bulk client processing |
| 4 | Flood Zone Certification Fee | Illustrative example: $22.00 | Illustrative example: $22.00 | Mandatory for properties in designated high-risk flood areas per federal guidelines |
| 5 | Notary Signing Fee | Illustrative example: $125.00 | Illustrative example: $140.00 | Adjusted to cover after-hours signing request submitted by borrower 10/28/2024 |
You can add or remove rows from this template to match the number of charges listed on your official itemization document, and fill in the actual values from your paperwork to simplify cross-referencing.
Header box listed origination cost entry
The top header box of the itemization page, located directly above the core charge table, includes three key pre-filled totals that you must verify before proceeding to review individual line items. The first total is the full approved principal amount for your loan, the second is the sum of all origination and closing costs listed in the core charge column, and the third is the final amount financed, calculated as approved principal minus total closing costs. The total origination cost listed in this header box must match the sum of all line items in the core charge column exactly, with no rounding discrepancies or unlisted add-ons. If you spot a mismatch between the header box total and your manual calculation of core charge line items, flag the discrepancy immediately with your loan preparer before reviewing any other paperwork. Settlement Desk educational resources note that manual verification of this total is one of the most effective ways to catch unintended data entry errors before closing, as pre-printed totals can occasionally include outdated fee estimates from early in the underwriting process. You should also confirm that the final amount financed listed in the header box matches the disbursement amount you were quoted in your most recent loan update, to ensure you receive the correct amount of funds after all fees are deducted.
Supporting pre-sign disclosure note
Directly below the core charge table, you will find a required pre-sign disclosure note that outlines your rights as a borrower related to the listed fees. This note is mandated by federal lending disclosure rules to confirm that all fees listed in the itemization table were provided to you in writing at least three business days prior to your scheduled signing date, giving you adequate time to review and question any unfamiliar charges. The note will include a clear statement that you have the right to pause the signing process to request additional information or clarification about any line item, with no penalty to your loan approval status if you choose to do so. It will also include a dedicated line for your initials, which you should only add once you have reviewed every line item, cross-referenced supporting documentation, and confirmed that all charges are agreed upon. Never initial this note if you have outstanding questions about any fee, even if a signing agent or loan officer indicates that the process will be delayed if you do not sign immediately. You are entitled to as much time as you need to review the paperwork, and any pressure to sign before you are comfortable is a red flag you should report to your loan servicer’s compliance department.
Attachment folder included cost breakdown addendum
All pre-sign paperwork packets include a labeled attachment folder that contains supporting documentation for every fee listed in the core charge column, particularly for third-party vendor fees that are not charged directly by your loan servicer. Each line item in the core charge column should have a corresponding one-page addendum or invoice in this folder that confirms the fee amount, the name of the vendor charging the fee, and the date the fee was quoted. For example, the credit report pull fee in the sample table above should have a copy of the invoice from the consumer reporting agency that processed your credit check, listing the exact $35.00 fee charged for the service. The notary signing fee addendum should include a copy of the notary’s rate sheet and a copy of your written request for after-hours signing services, to justify the $15.00 increase from the initial estimate. If any line item does not have a corresponding supporting document in the attachment folder, you can submit a written request to your loan preparer to provide a copy of the missing invoice before your signing appointment. You should also retain a full copy of the attachment folder for your personal records after closing, as you may need to reference these invoices for tax purposes or if you refinance your loan at a later date.
Cross-reference schedule matching third-party fee line items
The final verification step before you sign your loan paperwork is to cross-reference every third-party fee line item in the core charge column with two separate documents: the preliminary loan estimate you received within three business days of submitting your loan application, and the official fee schedule provided directly by the third-party vendor. Federal lending rules limit the amount that most third-party fees can increase from the initial estimate to no more than 10%, unless you submitted a written request to change your loan terms that directly triggered the fee increase. For example, the 12% increase in the notary signing fee in the sample table is permitted because you submitted a written request for an after-hours signing, which falls outside the standard service quoted in the initial estimate. If you find a third-party fee that increased by more than 10% without a documented request from you, you can ask your loan servicer to adjust the fee to match the initial estimate before closing. You should also cross-reference the final amount financed listed in the header box with your official loan payment schedule, to confirm that your monthly payment amount is calculated based on the correct final financed amount, rather than the full initial principal before fees are deducted. This step ensures that you do not end up paying interest on fees that were deducted from your principal before disbursement, which can add hundreds of dollars to your total loan cost over the term of the loan. If you find a mismatch between the amount financed and the payment schedule, ask your loan preparer to recalculate your monthly payment before you sign any documents.
Before you attend your scheduled loan signing appointment, set aside 20 minutes to manually sum all core charge column line items and confirm the total matches the origination cost entry listed in the page header box.
