This free checklist takes a US residential mortgage from application to a closed, reported and quality-checked loan. It is for processors, underwriters, closers and compliance teams at banks, credit unions and mortgage lenders. It covers the TRID application trigger and Loan Estimate, intent to proceed, verifications, appraisal, title and flood, underwriting to the ability-to-repay rule, the Closing Disclosure, closing and funding, HMDA and post-closing QC. Answers in the file decide which steps appear: a changed circumstance opens the revised Loan Estimate phase, a denial opens the adverse action phase, and a refinance of a principal residence adds the rescission tasks.
A personal or business loan follows the general Loan Origination Checklist: apply, underwrite, approve, document, fund. A closed-end consumer mortgage secured by real property adds a second process on top, driven by dates. The TILA-RESPA Integrated Disclosure rule, known as TRID, decides when an application exists, when each disclosure is due, which fees may move and by how much, and how long the borrower must wait before signing. The ability-to-repay rule then decides what the underwriter must verify.
This template is built around those dates. The UK process differs enough that it is described below for reference rather than mixed into the phases.
Clock: the Reg B 30-day decision notice.
Disclosures: Truth in Lending before consummation, with no fixed waiting period.
Use: the loan origination checklist.
Clocks: Loan Estimate in 3 business days, a 7-business-day wait, Closing Disclosure 3 business days before consummation, HMDA within 30 days of quarter end.
Underwriting: ability to repay and QM status.
Rules: FCA MCOB. Affordability under MCOB 11.6, the ESIS illustration under MCOB 5A, and a binding offer with at least seven days to reflect under MCOB 6A.
Use: adapt the phases; the TRID tasks do not apply.
Phases 1, 2, 4 and 7 run on every file. Phase 3 appears for a changed circumstance or rate lock, Phase 5 for a denial, withdrawal or incomplete file, and Phase 6 for an approved loan.
Assigned to the loan officer and processor. Every early disclosure is due from the application date recorded in the first task.
Assigned to the processor.
Shown only when the processor records a changed circumstance or a rate lock after the first Loan Estimate.
The underwriting approval task is assigned to a named underwriter with authority for the loan. The checklist halts until it is answered.
Shown only when the decision is not Approved.
Shown when the decision is Approved. Assigned to the closer; the rescission task applies only to a refinance or home equity loan on a principal residence.
Shared between post-closing, the HMDA coordinator and QC. QC is done by someone outside the production team.
TRID uses two kinds of business day. For delivering the Loan Estimate, a business day is a day your offices are open for substantially all business. For the waiting periods, the Closing Disclosure and rescission, it is every calendar day except Sundays and federal public holidays. Set each due date on the right one.
The TRID clock starts, whether or not you have asked for anything else. Phase 1.
Loan Estimate, home loan toolkit for purchases, housing counselor list and the appraisal notice. Phase 1.
Fees other than the credit report fee may now be charged. Phase 2.
Any revised Loan Estimate must reach the borrower by now. Phase 3.
A change to the APR, the loan product or a new prepayment penalty restarts this wait. Phase 6.
Three business days for rescission where it applies, 60 days to refund a tolerance excess, and 30 calendar days after the quarter to record HMDA data. Phases 6 and 7.
Several parts of this are under review. Executive Order 14393 of 13 March 2026, “Promoting Access to Mortgage Credit”, asked the CFPB to consider replacing the TRID timing rules with a materiality-based standard, exempting refinances from rescission and tailoring ability-to-repay and QM rules for smaller lenders. The CFPB’s request for information on TRID and rescission closed on 10 August 2026, and its 2026 agenda lists ATR/QM as pre-rule work. No changes had been proposed when this page was last reviewed, so the current rules apply. Separately, the Homebuyers Privacy Protection Act has restricted mortgage trigger leads since 5 March 2026, and the 2026 General QM price threshold for most first-lien loans is an APR at least 2.25 percentage points above APOR on loans of $137,958 or more.
In the UK, the FCA consulted in June 2026 (CP26/18) on optional changes to its responsible lending rules for interest-only, irregular-income and credit-impaired borrowers, with a policy statement expected later in 2026.
Due-date offsets run from the application date and the closing date, so the Loan Estimate, the revised Loan Estimate cut-off and the Closing Disclosure each carry a due date. The Tasks grid shows every disclosure due this week across the pipeline.
Conditional logic reads the loan purpose, occupancy, flood zone and decision. A purchase skips rescission, a file with no changed circumstance skips Phase 3, and a denial goes straight to the notice.
Delivery proof, the changed-circumstance reason and the underwriting decision sit on the task they support. The approval task records who cleared the loan, and the timestamped trail exports for QC and examiners.
CheckFlow is not a loan origination system, pricing engine or disclosure generator, and it does not store your loan file. It runs the workflow around your LOS: who does each step, when each disclosure is due and who signed off. Start a checklist from the LOS through the API, or keep a data set of title agents, appraisal management companies and investors for the dropdowns. See how lenders and brokers use it on the real estate and financial services pages.
Non-mortgage loans use the Loan Origination Checklist. Before an exam, the Regulatory Examination Preparation Checklist pulls together the TRID, HMDA and fair lending evidence, and CheckFlow’s compliance checklist software covers the rest of the lending compliance calendar.
The consumer’s name, income and Social Security number, the property address, an estimate of the property’s value and the loan amount sought. Once you have all six, the application exists and the Loan Estimate is due within three business days. You can ask for more information, but you cannot hold back the Loan Estimate until you get it.
At least three business days before consummation, counting every day except Sundays and federal public holidays. If you mail or email it without confirming receipt, the borrower is treated as receiving it three business days after you send it, so allow six. A new three-day wait is needed if the APR becomes inaccurate, the loan product changes or a prepayment penalty is added.
Ability to repay is the rule: before making most closed-end residential mortgages, the lender must make a reasonable, good-faith determination, based on verified information and at least eight factors, that the borrower can repay. A qualified mortgage is a category of loan that is presumed to meet that rule. A General QM must stay within the annual price and points-and-fees limits and avoid features such as interest-only payments or terms over 30 years.
When there is a valid reason: a changed circumstance affecting the charges or eligibility, a borrower-requested change, a rate lock after the first estimate, or the borrower not indicating intent to proceed within 10 business days. It must be sent within three business days of learning of the reason and received at least four business days before consummation. Only the charges affected by the reason may be reset for the tolerance test.
A HMDA reporter records each application and loan on its loan/application register within 30 calendar days after the end of the quarter in which it took final action. The full year’s register is filed by 1 March of the following year, and institutions with at least 60,000 reportable applications and loans in the prior year also file quarterly.
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