Step 1
Send us the disclosure
PDF, Word doc, or a photo of the pages your lender emailed you. We read it in memory and keep only the figures behind your audit.
A fiduciary in your corner at closing
Your closing costs are a first offer, not a bill.
The average buyer signs a Closing Disclosure they've had for three days and never asks a single question. SettlePad reads all five pages line by line, prices every fee against your local market, and hands you the exact words to claw the difference back — before you sign.
No account needed to start. No document storage. Nothing sent to any vendor without you.
Audit complete
$13,821 found
- Buyer-broker commission$8,563
- Origination points (0.75%)$4,110
- Owner's title insurance$805
- Doc prep, courier & wire fees$343
12
negotiable items
6
vendors to quote
<60s
to your plan
Real audit on a $685,000 purchase in ZIP 95330. Benchmarks are estimates for that market, not quotes.
$6,900
Median closing costs on a mid-priced U.S. home
38%
Of those fees sit in sections you're allowed to shop
3 days
All the time the law gives you to spot the padding
How it works
Three steps between your disclosure and a smaller wire transfer.
Step 2
We unpack every line
Each fee is priced against what title, escrow, insurance and lenders actually charge in your ZIP code — then ranked by how negotiable it really is.
Step 3
You send the asks
A one-page report and a written email for your lender, plus a prefilled quote request for every vendor worth switching to. You press send, never us.
What we audit
TRID splits your fees into buckets. Two of them hold the money.
Section A is set by your lender. Section C is explicitly yours to shop under Regulation Z. Figures below come from a real audit on a $685,000 purchase in ZIP 95330.
Section A
Origination charges
Negotiated with one phone call or offset by a lender credit. Nothing here is fixed by law.
- Points (0.75% of loan)$4,110
Buy-down priced against par rate — often pure margin
- Underwriting fee$1,495
Lender-set, routinely waived with a credit
- Processing fee$995
Overhead billed twice alongside underwriting
- Application fee$595
No statutory basis — ask for it to be removed
Section C
Title insurance & services you shop
Your lender must hand you a written provider list — and you are free to ignore it. Rates swing 40% inside a single county.
- Owner's title insurance$1,905
Optional in most states; CA reissue rates cut it hard
- Settlement / escrow fee$1,150
Rate cards vary 40% between offices in one county
- Lender's title policy$1,240
Bundled discounts apply when both policies move
- Courier, wire & email fees$263
Junk line items with no underlying service
Sections B & E
Appraisal, credit, recording and transfer tax — mostly fixed
Sections F & G
Prepaid interest and escrow cushion — shrink with timing
Section H
Commissions and warranties — negotiable post-2024 settlement
What you walk away with
Findings are useless until someone sends the email.
A one-page savings report
Every ask in writing: your cost, the local benchmark, the saving and who controls the number — plus the vendors worth quoting. Send it straight to your lender and title company.
Prefilled vendor quote requests
One tap builds a written quote request for each recommended title, escrow, insurance or lending desk — filled in from your own numbers, sent from your own inbox.
The SettlePad audit guarantee
If we can't find savings, you owe us nothing — and we tell you so plainly.
Every audit comes back with a number and the receipts behind it. No padded estimates, no referral fees shaping your list, no vendor contacted without you pressing send.
Audit My Estimate- Every finding is sourcedEach ask shows your cost, the local benchmark and who controls the number.
- Buyer-side onlyNo vendor can pay for placement. Recommendations follow the math.
- Your file never sits on a serverDocuments are parsed in memory; only the figures behind your audit are kept.
- You stay in controlNegotiation emails and quote requests send from your own inbox.
FAQ
The questions buyers ask first.
Still unsure? Start an audit — it costs nothing to see what's negotiable.
Audit My EstimateIs it too late if I already have my Closing Disclosure?
No — that's the ideal moment. The CD must reach you at least three business days before closing, and fees can still be revised right up to disbursement. Earlier is better: a Loan Estimate works too.
What do you actually do with my document?
We read the text in memory to pull out your loan details and fees, then store only those extracted figures so your audit can be re-opened. The file itself is never written to disk.
Are your benchmarks real quotes?
No, and we never pretend otherwise. They're market estimates for your area, clearly labelled as such, meant to tell you where to push. You always negotiate on written quotes.
Do vendors pay you to be recommended?
Never. There are no referral fees, no placements for sale. If a provider shows up on your list it's because the numbers favour you.
Will my lender be annoyed?
Asking about fees is routine and expected. We write the asks in plain, professional language your loan officer can act on without friction — and most of them can simply add a credit.
You get three days with your disclosure. This takes a minute.
Upload the file your lender sent and see exactly what's negotiable before the wire leaves your account.