Frequently Asked Questions

Order Form

Yes, please see the Step by Step PowerPoint presentation.

Yes, please contact Ambra Costner at 800-800-9975 to discuss training options.

Templates are cases that can reduce your data entry time. You can specify any file in your Casefile Manager to act as a template. When you choose to use a file as a template, a new file is created with all the template information retained. This is especially handy if you do loans that have a lot of the same information. If you do not wish to use a template, simply click on "Blank Template" and a new blank case will be created.

Please see our list of fees we consider finance charge

The "Current index value" is the published interest rate to which the interest rate on an Adjustable Rate Mortgage (ARM) is tied. Some commonly used indices include the 1 Year Treasury Bill, 6 Month LIBOR, and the 11th District Cost of Funds (COFI). Please see Federal Reserve Board's H.15 for the current rates.

The number of percentage points a lender adds to the index value to calculate the ARM interest rate at each adjustment period. A representative margin would be 2.75%.

How do you accrue your interest?

  • (1) Ordinary Method
    All Payments of interest shall be computed on the per annum basis of a year of 360 days and assume each period as having an equal number of days unless such calculation would result in a usurious rate, in which case interest shall be calculated on the per annum basis of a year of 365 or 366 days, as the case may be.

  • (1) Actual / 365 Method
    All payments of interest shall be computed on the per annum basis of a year of 365 days (or 366, as the case may be) and for the actual number of days elapsed.

    (2) Scheduled Installment Earnings Method
    Interest will be completed according to the scheduled installment earnings method. The scheduled installment earnings method is a method to compute an interest charge by applying a daily rate to the unpaid balance of the amount financed as if each payment will be made on its scheduled installment date. A payment received before or after the due date does not affect the amount of the scheduled principal reduction. The daily rate is the equivalent contract rate for a year with the number of days indicated in (1) above

  • (2) True Daily Earnings Method
    Interest will be computed according to the true daily earnings method. The true daily earnings method is a method to compute an interest charge by applying a daily rate to the unpaid balance of the amount financed. The earned finance charge is computed by multiplying the daily rate by the number of days the actual principal balance is outstanding. The daily rate is the equivalent contract rate for a year with the number of days indicated in (1) above.

  • Standard Amortization (EQUAL PAYMENTS of Principal & Interest) - Amount applied to principal increases as payments to interest decrease over life of loan.

  • Accelerated Amortization (EQUAL PRINCIPAL PAYMENTS plus Periodic Interest) - Payment decreases monthly: amount applied to principal remains constant but interest decreases as principal is reduced.

  • Balloon - Interest Paid at Maturity (Interest + Principal due at Maturity) - Single payment loan paid at maturity

  • Balloon - Interest Paid Periodically (Periodic Interest Only) - Interest only paid periodically - principal paid in single payment at maturity.

  • Interest First (Interest Only Period followed by Standard Amortization) - Payment of interest only for given period followed by standard payment amortization remaining life of loan.

According to HUD, lenders may use either methodology to determine the monthly premium; however, most lenders use FHA Connection method calculate for origination and underwriting purposes. Please beware that a number of investors will not accept this method. If you are looking for the HUD Single Family Servicing Method, please select 98-22 instead because they are the same. FHA Connection Method uses the starting balance amount to calculate the monthly renewals. Base loan amount x 0.5% / 12. This is an estimate only and is usually only slightly different than the actual precise calculation. ML 98-22 follows the strict requirements as published by HUD. The formula for calculating monthly mortgage insurance premium became effective May 1, 1998 (see Mortgagee Letter 98-22 Attachment). Sample calculations available here.

Assumable Late Charge * Prepayment Penalty Prepayment Refund if monthly



2-5% of P&I after 15 days


No, if monthly


2-5% of P&I after 15 days


No, if monthly




4% of Total Payment after 15 days





4% of Total Payment after 15 days






4% of Total Payment after 15 days





4% of Total Payment after 15 days



* Late charges subject to state regulation limits.

These changes are effective for FHA case numbers assigned on or after April 1, 2013 and June 3, 2013 as indicated.

Upfront MIP is maintained at 1.75% for case numbers assigned on or after April 9, 2012

Term > 15 Years
Base Loan Amount LTV Effective Annual MIP
$625,500 or below ≤ 95.00% April 1, 2013 130 bps
$625,500 or below > 95.00% April 1, 2013 135 bps
Term ≤ 15 Years with LTV above 78%
Any Amount 78% or less LTV June 3, 2013 45 bps
$625,500 or below ≤ 90.00% April 1, 2013 45 bps
$625,500 or below > 90.00% April 1, 2013 70 bps

Increase to Annual Mortgage Insurance Premium on Mortgages with a High Outstanding Base Loan Amount

FHA is also continues to exercise its pre-existing statutory authority to add an additional 25 bps to mortgages with base loan amounts exceeding $625,500. This change is effective for case numbers assigned on or after April 1, 2013.

LOANS ABOVE $625,500 April 1, 2013

Term > 15 Years
Base Loan Amount LTV Effective Annual MIP
Above $625,500 ≤ 95.00% April 1, 2013 150 bps
Above $625,500 > 95.00% April 1, 2013 155 bps
Term ≤ 15 Years with LTV above 78%
Any Amount 78% or less LTV June 3, 2013 45 bps
Above $625,500 ≤ 90.00% April 1, 2013 70 bps
Above $625,500 > 90.00% April 1, 2013 95 bps

The table below shows the duration of annual MIP by amortization term and LTV ratio for case numbers assigned on or after June 3, 2013.

Term LTV Effective MIP Term
15 years or less ≤ 78% June 3, 2013 11 years
15 years or less 78.01%-90% June 3, 2013 11 years
15 years or less > 90.00% June 3, 2013 Loan Term
Above 15 years ≤ 78% June 3, 2013 11 years
Above 15 years 78.01%-90% June 3, 2013 11 years
Above 15 years > 90.00% June 3, 2013 Loan Term


The Decrease to Up-Front Mortgage Insurance Premium on Certain Streamline Refinance Transactions for Case Numbers issued June 1, 2012 or later for loans ENDORSED BEFORE May 31, 2009 is maintained.

Upfront will be 0. 01 And Annual will be .55bp

Exceptions to Announced Premium Changes

The changes specified in this ML apply to all mortgages insured under FHA’s Single Family Mortgage Insurance Programs except:
  1. Streamline refinances of existing FHA loans that were endorsed on or before May 31, 2009 (See ML 2012-04)
  2. Title I
  3. Home Equity Conversion Mortgages (HECM)
  4. Section 247 (Hawaiian Homelands)
  5. Section 248 (Indian Reservations)

Exceptions to MIP Duration Changes

The changes to the duration of the annual MIP as specified in this ML are effective for all Single Family FHA programs for which FHA charges an annual MIP except:
  1. Title I
  2. Home Equity Conversion Mortgages (HECM)

Please address any questions about the topics in this Mortgagee Letter to the FHA Resource Center at 1-800-CALLFHA (1-800-225-5342). Persons with hearing or speech impairments may reach this number via TTY by calling the Federal Information Relay Service at 1-800-877-3339

National Banks, Federal savings associations

Office of the Comptroller of the Currency, Customer Assistance Group
1301 McKinney Street, Suite 3450
Houston, TX 77010-9050

State Member Banks, branches

Federal Reserve Consumer Help Center
P.O. Box 1200
Minneapolis, MN 55480

Nonmember Insured Banks, and Insured State Savings Associations

FDIC Consumer Response Center
1100 Walnut Street, Box #11
Kansas City, MO 64106

Federal Credit Union

National Credit Union Administration
Office of Consumer Protection (OCP)
Division of Consumer Compliance and Outreach (DCCO)
1775 Duke Street
Alexandria, VA 22314

Federal Land Banks, Federal Land Bank Associations, Federal Intermediate Credit Banks, and Production Credit Associations

Farm Credit Administration
1501 Farm Credit Drive
McLean, VA 22102–5090

Mortgage companies

Federal Trade Commission
Equal Credit Opportunity
Washington, DC 20580

Banks, savings associations, and credit unions with total assets of over $10 billion and their affiliates

Consumer Financial Protection Bureau
1700 G Street, N.W.
Washington, DC 20552

Service Providers and Affiliated Business Arrangements

Service Providers & Affiliated Business Arrangements that must be shown on the Good Faith Estimate (GFE) under RESPA (Real Estate Settlement & Procedures Act), 24CFR Sec, 3500

Required Service Provider [24 CFR Sec 3500.7(e)(1)] includes service provider the borrower must use, is the lender’s choice and the borrower will pay a portion of the fee. i.e.

  • Credit Reporting Agency
  • Appraiser
  • Lender’s Attorney
  • PMI Company
  • Flood Cert Company

Information required: Name of company, address, phone number, business relationship and estimated cost

Business relationship can be:

  • Used frequently in loan transaction by Lender this past year
  • Depositor of Lender
  • Customer of Lender

If you have 5 or more service providers for a particular service, Lender may state “a provider has not been chosen but will be from a list maintained by lender. The name and exact cost will be provided on the HUD-I at settlement” then give a range of the cost of the service. Example $35 - $50.


Affiliated business relationships must be explained on the GFE [24CFR 3500.15]

Except for the lender’s choice of attorney, credit bureau and appraiser, an “affiliated business relationship” means an arrangement in which

  1. A person who is in a position to refer business….or an associate of such person has either an affiliate relationship with or a direct or beneficial ownership interest of more than 1% in a provider of settlement services AND
  2. Either of such persons directly or indirectly refers such business to that provider or affirmatively influences the selection of that provider

An “associate” means one who has one or more of the following relationships with a person in a position to refer settlement business [24 CFR 3500.15 © (1)]

  1. a spouse, parent or child of such a person
  2. a corporation or business entity that controls, is controlled by, or is under common control with such person
  3. an employer, officer, director, partner, franchiser or franchisee of such person
  4. anyone who has an agreement, arrangement, or understanding with such person. to enable the person in a position to refer settlement business to benefit financially from the referrals of such business

The disclosure must specify the nature of the relationship describe the estimated charge or range of charges with the notation that the actual charge will be on the HUD-I

Select the Loan Program (who’s Note you want, i.e. Fannie Mae) from the Loan Plans pop up window, then select the appropriate Note according to the type of loan you are ordering. Contact to get your frequently used loan plans to always appear at the top of the list.

It is an issue with your browser settings. Close the order form and then at the top of your browser window click the “Tools” menu. Then click “Internet Options” at the bottom. In the “Browsing history” section click on “Settings” and go to where it talks about checking for newer versions of stored pages and select “Every time I visit the webpage”. Finally, click “OK” at the bottom of both windows and go back into the order form and try to preview again. This should fix the problem permanently. Call Support at 800-800-9975 if you need further assistance.

In Calyx, be sure to click “Copy from Fees Worksheet” on Page 2 of the HUD-1 Settlement Statement screen.

Make sure the login/password you have stored in Encompass matches your PPDocs login and password exactly. To check for this, open a loan in Encompass and after you click “Services” then “Doc Preparation” you will see a “Password Manager” in the pop up window next to PPDocs, Inc. Click that and enter your PPDocs login and password and save. You should then be able to successfully Submit your data to us.

There are never any additional charges for our unlimited redraws.

Click on the document package you would like to send and in the Deliveries section click “New delivery. Send this package to..” and it will take you to the page where you can enter your and the recipient’s information, as well as add Password or Security Question protection.

Please visit the Products page on our website and you will be able to view sample packages by state.

Yes. Send us a copy of the document in Word or PDF formats and tell us how and when you would like the document to be used.

On the Document Selection screen in the order form, click “Upload Other” and type the Title and Instructions for the settlement agent, then Browse for the document you have saved on your computer

On the Borrower(s) screen in the order form you will see an option for “Signing” for each borrower. It is defaulted to “All Documents” but this can be changed to “MTG/DOT and TIL" (previously non-borrower) for a Non-Purchasing Spouse, or “Note and TIL only” for cosigners, or “All except Mortgage/Deed of Trust” and the Borrower names will only print on these documents specified

After you login, click on “Setup” then “Product Display Settings”. Use the arrows to move the highlighted order forms. “Selected Order Forms” are the ones that will be visible under your login

After you login, click on “Setup” then “My Loan Plans”. Select the Loan Program you typically use and check the “Favorite” box next to the Note you most often use. The Favorites will not be shown at the top of your list in the order form with a star next to it.

Some jurisdictions require multiple payments per year.

Payments due periodically. If the payments are due quarterly, select 4 (4 payments per year) from the drop down list and enter the amount of each payment (the annual amount / 4). If the payments are due semiannually, select 2 from the drop down list and enter the amount of each payment (the annual amount / 2)

Payments due at odd intervals. For example, payments are due in March and December. In this case, you need to enter the escrow disbursement in 2 separate lines but select the same HUD line number. You must enter the amount of each payment. See illustration below.

Payments due at odd intervals

You can update the Prepared Date of the TIL on the Loan Detail screen. The date on the TIL should always be the date the disclosure was prepared.

If you have a changed circumstance and need to send an amended GFE, you should enter the date the GFE was amended. On the GFE Information screen, select ‘yes’ to the amended GFE question and then enter the Amended GFE Date. This date will appear as the "Date of GFE" instead of the Prepared Date. Please be sure to document all changed circumstances per RESPA.

Closing can be held when borrower receives revised GFE prior to or day of closing unless mailed (3 day waiting period if mailed)

It has been replaced by "MTG/DOT and TIL" to prevent confusion.

It has been removed because it is no longer necessary to use in completing the borrower vesting for the Deed of Trust. Please complete the "Vesting Tool" screen that comes after the borrower screen to see what the vesting will look like.

The "Vesting Tool" screen has replaced the "Status/Conjunction Information" screen in our efforts to simplify the vesting on the Deed of Trust. On that screen, you will see any borrower that is listed as signing either "All Documents" or signing "MTG/DOT and TIL" and when you complete the statuses, you will see the vesting preview below.

If you wish to type both the conjunction and the status, feel free to do so. Below the borrowers is a preview box of what the language will be on the Deed of Trust first page that defines the undersigned parties. You can make changes in this box. The changes you make will save with the loan, and the edited version will print on the top of the Deed of Trust. However, if you make changes to any borrower's name or signing, it will recalculate what the text should be.

We removed the trust beneficiary in accordance with Fannie Mae E-2-06, Signature Requirements for Mortgages to Inter Vivos Revocable Trusts (01/17/2013)

801, 1101, and 802 Charges now have a new column for Credit Amount and a new column for Credit By. This is intended to assist in the itemization of the credits listed in the 200 series. These changes allow for a lender, seller, or third party to credit a portion of specific fees in order reduce prepaid finances charges or points and fees affecting our various high cost tests.

You must enter a number that is less than or equal to the borrower amount. If you enter a fee that is greater than the borrower amount, it will be changed to reflect the maximum borrower amount when you hit the "OK" button.

Any compensation paid by the creditor to the broker, including any payments based on the loan amount or loan terms, or any flat rate payments, must be shown as a “credit for the interest rate chosen” in Block 2 of the GFE and Line 802 of the HUD-1.

The sum of the amounts shown in Blocks 1 & 2 of the GFE, and Lines 801 & 802 of the HUD-1, is shown as either a positive or negative number (as applicable) in Block 3 of the GFE and Line 803 of the HUD-1.

Finance Charge – Reg. Z, Section 1026.4(a)(3) and the official staff commentary states that broker comp paid directly by the borrower is a finance charge. Compensation paid to the broker by a creditor, however, is not a separate component of the finance charge (although it may be reflected in the finance charge if the broker comp is funded through amounts paid by the consumer, such as points and interest).

Accordingly, broker comp. from a creditor to the broker is not a finance charge (even though it may be reflected in the finance charge through points or interest paid by the borrower). Broker comp. paid directly by the borrower is a finance charge.

HOEPA & QM Points and Fees – Reg. Z, Section 1026.32 stats that all LO comp paid directly or indirectly by a consumer or creditor is included in the points and fees. It can be included either as a finance charge or as LO comp, depending on the source of the broker payment.

All broker comp paid directly or indirectly by the borrower or the creditor must be included in points and fees. Either it is included in points and fees as a finance charge under 1026.32(b)(1)(i) (if paid directly by the borrower to the broker), or it is included in the points and fees as LO comp under 1026.43(b)(1)(ii) (if paid by the creditor to the broker). Broker comp is counted once for inclusion into points and fees (for example, one $3,000 broker fee is not be included in the points and fees two times, once as a finance charge and a second time as LO comp. It is counted once as $3,000 towards the points and fees limit).

Why should credits be itemized?
Since not all lender-paid or seller-paid fees are excluded from QM and HOEPA points and fees, it is important to itemize those fees on the HUD-1 so it is clear exactly which fees were paid by the lender or seller. If they are lumped together, then it creates ambiguity about whether the appropriate lender or seller-paid fees were excluded from points and fees. We allow exclusions if and only if credits are itemized. We still allow lump credits on the HUD-1, but those lumped credits will not reduce the points and fees.

Refundable on a pro-rata basis means that there is a prorated refund of the portion of the current annual insurance premium previously paid by the consumer; calculated from the date a loan is paid in full or voluntarily terminated to the end of the year/cycle the premium is paid through.

The regs (§ 220.806) say: Upon termination of loan insurance contract by a payment in full or by a voluntary termination, the Commissioner shall refund to the lender for the account of the borrower an amount equal to the pro rata portion of the current annual loan insurance premium theretofore paid which is applicable to the portion of the year subsequent to the date of the prepayment or the effective date of the voluntary termination of the contract of insurance.

Collaborate electronically with settlement agents for their required data inputs via simple email invitation. Settlement agent offered inputs can then be compared-accepted-rejected by the lender with the decision sent back electronically to the settlement agent

With Bank of America and Wells Fargo announcing that they will produce the Closing Disclosure, most banks will follow in their footsteps. How will you get the Settlement Agents data? Emails that get buried in their inbox? Faxes that you can't read clearly? How about an integrated solution that allows you to collaborate with settlement agents in real time? PPDocs, inc. has developed a solution that allows the Lenders to send an invitation to any settlement agent to input their fees.

You can find resources to look up state numbers for a variety of states at this link.

The Uniform Closing Dataset (UCD) is a common industry dataset that supports the Consumer Financial Protection Bureau’s (CFPB) Closing Disclosure which is part of the Uniform Mortgage Data Program (UMDP). It is an upcoming requirement of Fannie Mae and Freddie Mac at the direction of their regulator, the Federal Housing Finance Agency. The GSEs will require a UCD XML file for all loans having a note date on or after Sept. 25, 2017. Most investors, whether planning to immediately deliver to the GSEs or aggregating for a later loan delivery, will require lender to submit the UCD file to both Fannie and Freddie and receive the UCD Findings Reports from both GSEs as a condition of their loan approval to ensure the upload was successful to both GSEs and the Casefile ID is correct for the loan. For more information, please see this link for more information.

The unique loan identification number for TRID disclosure purposes is not specifically required to be related to the lender loan number, as a creditor may not actually know what that loan number might be when issuing an initial LE. The creditor is allowed to assign a unique loan identification number to the transaction for TRID purpose and then the creditor is required to use that same unique number on all subsequently issued LEs and CDs to identify that it is the same transaction. Section 1026.37(a)(12) requires that the creditor disclose a loan identification number that may be used by the creditor, consumer, and other parties to identify the transaction, labeled as “Loan ID # .” The loan identification number is determined by the creditor, which number may contain any alphanumeric characters. Because the number must allow for the identification of the particular credit transaction under § 1026.37(a)(12), a creditor must use a unique loan identification number, i.e., the creditor may not use the same loan identification number for different, but related, loan transactions (such as different loans to the same borrower). Where a creditor issues a revised Loan Estimate for a transaction, the loan identification number must be sufficient to enable identification of the transaction pursuant to § 1026.37(a)(12).


After you login, click on “My Account” then “My Profiles” under Settings. You can add a new profile or click on an existing Profile, clone it, then update it with your information.

How do I add a new user?
How do I change my password?
Locked out from too many failed login attempts?
How do I get a copy of a file that is under somenone else's login?
What if I forgot my password?


Full Service will be submitted to PPDocs, Inc. to perform quality control of data based on the information entered on the order form and provided via fax. We will provide the required documents as well as review title commitment and survey. Express Service products will not be reviewed, nor will any quality control be done by PPDocs, Inc. We will suggest to you a list of possible documents for your transaction. You may modify the document selection as needed. You may request multiple redraws as needed. There are no redraw fees.

What does it cost for express or full service loan documentation?
Is there a contract to sign?
Where can I get a list of counties that accept eRecording?
What is the cost for eRecording services?
Is there advance setup required for eRecording?
What fulfillment services to you offer?
Can I order just one or two of the fulfillment services available?
Can I order fulfillment services on a loan by loan basis?
How do I get setup for fullfillment services?

TRID Related Questions

As we ramp up our TRID production, we consolidated all TRID related resources and tools to a single location on our website to make it easier to find.


The regulation requires the lender to provide a written list with at least 1 provider listed for each service the consumer may shop for. The regulation does not require more than 1 service provider on the written list per settlement service. If the consumer selects a provider from the list, the fee for that service falls into the 10% tolerance bucket. If the consumer is allowed to shop and does not select from the written list, however, then the fee is not subject to tolerance as long as it is not being paid to the creditor, broker, or an affiliate of either. Accordingly, if you show more than 1 provider per service on the list, there is greater chance that the consumer will select from the list and cause the fee to fall into the 10% tolerance bucket.

What is RESPA and Regulation X coverage?
What is TILA and Regulation Z coverage?
How do I count the days under RESPA?
How do I count the days under TILA/MDIA?
What are the common waiting periods?
Can I waive any of the required days?
When can I collect the appraisal fee?
What is the exemption requirement from establishing an escrow account on higher cost mortgage (Section 35)?
What is a mortgage loan originator?
What should be entered in the loan originator identifier data field if a loan originator has received an exemption from obtaining or is not required to obtain a loan originator identifier?
Delaware, and Missouri are not currently requiring loan origination companies to obtain identifiers through the NMLS. What should be entered in the loan origination company identifier field (Sort ID 627) if the company is located in one of these states?
What is a Bona Fide discount point?
What is an affiliate?
How does my construction term affect my qualified mortgage?
What is a temporary or bridge loan?
What is an "Original Creditor"?
What are the new Joint Agency Flood exceptions, or exemptions starting January 1, 2016?
Why is the date that the closing costs expire no longer required on some files?
How and when do I indicate that a property has an estimated property value?
What is the last disclosed TRID Total of Payments?
What is the last disclosed Finance Charge?
Why is the escrow payment in the Estimated Taxes, Insurance & Assessments section disclosed as monthly when my P&I payments aren’t?

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