Settlement Statement Reviewer
Check the closing statement against the approval, line by line, before you fund
Install it in one line — paste a single command into Claude, ChatGPT or Cursor and it writes the skill into your project.
Free, and about thirty seconds: a work email and a six-digit code.
Downloading shares your name, firm, role, and email with The Helvetica Group. That introduction is what keeps every skill here free.
What this skill does
Checks the settlement statement from title or escrow against what credit approved, before any money moves. It recalculates every lender line, catches the errors that keep coming up, and tells you whether to approve, approve with corrections, or hold.
What it does
- Recalculates points, lender fees, prepaid interest, holdbacks, reserves and the net wire amount
- Checks payoffs against the payoff letters, including extra days of interest if funding slipped
- Reviews seller credits, assignment fees, broker pay and any payment to a party connected to the borrower
- Checks cash to or from the borrower against the approval's limits
- Recalculates loan-to-value and loan-to-cost on the final numbers and flags any cap that was exceeded
- Drafts a numbered corrections note for the closer
When to use it
- Title or escrow sends an estimated or final settlement statement for approval
- Numbers moved late: price change, new credits, a bigger payoff
- A loan has a rehab holdback or interest reserve that must stay with the lender
- Before you approve the statement in writing and release the wire
What to have ready
- The settlement statement (ALTA, HUD-1 or closing disclosure)
- The approved terms: commitment, approval or term sheet
- The funding date
- Payoff letters and the purchase contract, where they apply
How to use it
- Download it with the button above. You'll sign in with a work email — that's how the creator knows who is using their skill.
- Copy the install prompt from the "Run it in Claude" box, and paste it into Claude along with the file. Claude installs the skill, fills in your firm's details where the file has
[BRACKETED]placeholders, and runs a quick test with you. - Then just ask in plain English. Claude picks the skill up on its own when a request matches it. Anything it still needs, it asks you for — it won't invent a number.
"Here's the estimated ALTA for [PROPERTY ADDRESS] and our approval. We fund [DATE], actual/360, non-Dutch. Anything wrong before I approve it?"
What you get back
A decision with its reason, a findings table with the right figure for each error, a line-by-line reconciliation, leverage on the final numbers, a check that the statement balances, and a draft corrections note for the closer.
Good to know
- Output quality tracks input quality. A missing figure is flagged as missing — it is never estimated to fill a gap.
- Every draft is a starting point for your own review, not a finished decision.
- Runs anywhere Claude does: the Claude app, Claude Desktop, or Claude Code.
- If the approval does not say how a charge should be figured, it asks you instead of assuming a market norm, and any leverage breach goes back to credit.
Legal disclaimer
This skill drafts; it does not decide. Its output is not legal, tax, accounting, appraisal, or investment advice, and using it creates no attorney-client, fiduciary, or advisory relationship. Nothing it produces is a commitment to lend or an offer to sell a security. Verify every number, date, citation, and conclusion against the source documents, and have a qualified professional licensed in the relevant jurisdiction review the work before you rely on it or send it to a borrower, investor, counterparty, or regulator. Laws, rates, and market data change. The final work product is yours.
Inside this skill
The actual file you get. Members can read it in full before saving it.
Settlement Statement Reviewer
The settlement statement is the last place a wrong number can be caught before it becomes a wire. Private lenders see the same errors over and over: points charged on the wrong base, prepaid interest on the wrong day count, the rehab holdback shown as disbursed to the borrower, a payoff that has aged past its good-through date, a seller credit that quietly pushed leverage past the cap, or cash-out that exceeds what credit approved. This skill reviews the statement the way a careful closer on the lender's side would, line by line against the approval, and says exactly what to fix.
It works for ALTA settlement statements, HUD-1s and closing disclosures on bridge, fix-and-flip, DSCR rental, construction, land and small-balance commercial loans.
Where it fits: funds-flow-manager builds a settlement statement from the deal; this skill reviews one the closer produced, from the lender's side, against what was approved.
The review and the note to the closer are drafts for the lender's review; anything touching legal treatment (consumer status, fee limits, state closing practice) goes to the lender's attorney. The lender, not this skill, approves the statement.
Step 1 — Intake
| Input | Required? | Notes |
|---|---|---|
| Settlement statement | ✅ | Estimated or final; note which, and its version/date |
| Approved terms | ✅ | Commitment, approval, term sheet or loan documents |
| Funding date | ✅ | Drives prepaid interest and payoff per diem |
| Interest basis | ✅ | Actual/360, actual/365 or 30/360; and whether interest accrues on undisbursed holdback (Dutch) or only on funds advanced |
| Payoff letters | If refinance | With good-through dates and per diem |
| Purchase contract and addenda | If purchase | Price, credits, earnest money, assignment |
| Appraisal values | ✅ | As-is, and as-repaired / as-completed where the loan uses them |
| Budget | If rehab/construction | Total budget and approved holdback amount |
| Broker agreement | If brokered | Agreed broker compensation |
| Lender's closing instructions | Helpful | What the closer was told to do |
| Lender fee schedule | Helpful | Processing, underwriting, doc prep, draw fees — so charges can be matched |
Minimum viable: the statement, the approved terms and the funding date. Any line the approval
Reading the full skill counts as a download. The contributor receives your name, company, and email.
Ratings & reviews
No written reviews yet. If you run this on a live file, say how it went. The next lender reading this page is deciding whether to trust it.
Examination record
Run it in Claude
- Copy the install command above
- Paste it into Claude, ChatGPT or Cursor
- It writes the skill in, fills in your firm’s details, and test-runs it with you
Prefer the file? The prompt above is for a package you already downloaded.
Details
More from The Helvetica Group
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