1. The Closing Disclosure (CD)

The final outline of your buyer’s loan terms, closing costs, and cash-to-close. Under the federal TILA-RESPA Integrated Disclosure (TRID) Rule, a lender must provide the Closing Disclosure to the borrower no later than three business days before the loan is consummated (when the borrower becomes legally obligated). Any changes to key terms, such as APR or loan product, may trigger a new three-day waiting period.

What to look for:

• Compare it to the Loan Estimate. Any big discrepancies should be addressed early.
• Ensure that credits, commissions, and seller-paid costs are displayed accurately.
• Watch for last-minute lender adjustments that could affect cash-to-close.

2. The Title Commitment

The title commitment is like a roadmap to the property’s legal history. It’s issued before closing and shows what the attorney must clear or “cure” to deliver a clean title.

What to know:

• Schedule A lists the basics like buyer, seller, legal description, and policy amount.
• Schedule B lists exceptions, like HOA restrictions, easements, or liens that affect ownership. Some of these exceptions must be resolved or released before closing.
• The Requirements section outlines what must be satisfied before the title can be insured.

3. The Deed

This is the document that transfers ownership from seller to buyer and is the most important paper signed at closing. 

What to check:

• Buyer names match the contract exactly (including middle initials or trust names).
• Vesting language (how buyers will hold title, either as joint tenants, tenants in common, etc.) is correct and agreed upon in advance.
• Property address and legal description are accurate and consistent across all documents.
• In Georgia, the deed must be signed by the seller, notarized, and recorded in the county where the property is located to give public notice of ownership transfer.

Understanding these documents makes you the informed professional your clients can depend on. When you know what to look for you can ask better questions, catch small errors early, and guide your clients through the process.

At Miller & Associates, we believe education is part of service because the more realtors know, the smoother every closing becomes.

Need a deeper dive? Our attorneys are always happy to walk through a sample title commitment or closing disclosure with you. Email attorneys@millertitlelaw.com to schedule a quick consultation.