Extract data from closing disclosures

The Closing Disclosure is the five-page form a borrower receives at least three business days before a mortgage closes, and it is the final accounting of the loan and the cash the borrower brings to the table. It exists because of TRID, the TILA-RESPA Integrated Disclosure rule the CFPB enforces under Regulation Z, which replaced the old HUD-1 settlement statement and the separate Truth-in-Lending disclosure with one form. Lenders, closing agents, and quality-control reviewers read the same page-two and page-three totals to confirm the loan terms, the fees, and the funds to close before disbursement. Cash to close is the number that has to reconcile, and it is built from parts that each appear elsewhere on the form. On a $525,000 purchase with a $420,000 loan, the borrower puts down $105,000. Page two totals the Loan Costs at $6,765 (origination, appraisal, credit, and lender title) and the Other Costs at $6,580 (recording, transfer tax, prepaids, initial escrow, and owner title), which foot to Total Closing Costs of $13,345. Page three then computes Cash to Close of $107,145: the $105,000 down payment plus $13,345 in closing costs, less the $10,000 earnest-money deposit already paid and a $1,200 property-tax proration credited to the buyer. An APR of 6.512% runs above the 6.375% note rate because it folds the finance charges in. Reading the Closing Disclosure, Talonic returns the borrower, seller, and lender, the loan amount, rate, and term, the closing-cost totals, and the cash to close as fields, and keeps the loan costs, the closing costs, and the prorations as tables that foot to the totals on the form. A disclosure prepared 2026-07-07 for Daniel Osei buying 2210 Birchwood Lane in Denver, Colorado from Rowan Estate Holdings LLC, financed by Cascadia Mortgage Corp. and closed by Emerald Title and Escrow on 2026-07-10, loads into a post-closing audit as structured data. Disclosed figures are returned as written, and Talonic does not judge whether the loan complies with TRID tolerances.

What gets extracted from closing disclosures

How extraction works for closing disclosures

A Closing Disclosure follows the fixed CFPB five-page layout, but lenders render it from different loan-origination systems and closing agents attach their own settlement statements, so the fee labels vary. Talonic maps the form to the closing-disclosure schema in the Field Registry, which models the loan terms, the loan-cost and closing-cost sections, the prorations, and the cash-to-close calculation as linked parts rather than one flat page. Loan-cost and closing-cost tables are each captured with the party that pays, and their subtotals are reconciled to the Total Closing Costs on page two, while the cash-to-close figure is checked against the down payment, the closing costs, the deposit, and the prorations. Annual percentage rate stays distinct from the note rate. Each captured figure comes back with a confidence value and a provenance pointer under DIN SPEC 91491, so a post-closing reviewer can trace the cash to close or a specific fee back to the source page. Reported figures are returned unchanged, and no test against regulatory tolerances is applied.

Sample extraction

A five-page TRID Closing Disclosure for a home purchase

{
  "document_number": "CD-2026-0710",
  "document_date": "2026-07-07",
  "note_date": "2026-07-10",
  "property_address": "2210 Birchwood Lane, Denver, CO 80205",
  "borrower_name": "Daniel Osei",
  "seller_name": "Rowan Estate Holdings LLC",
  "lender_name": "Cascadia Mortgage Corp.",
  "loan_identifier": "LN-2026-887301",
  "loan_amount": 420000,
  "interest_rate": 6.375,
  "loan_term": 360,
  "purchase_price": 525000,
  "appraised_value": 530000,
  "down_payment": 105000,
  "closing_costs_total": 13345,
  "closing_costs_paid_by_buyer": 13345,
  "closing_costs_paid_by_seller": 4200,
  "cash_to_close": 107145,
  "prorations_and_adjustments": -1200,
  "title_company_name": "Emerald Title and Escrow",
  "loan_costs": [
    {
      "cost_type": "Origination charge",
      "amount": 4200
    },
    {
      "cost_type": "Appraisal fee",
      "amount": 650
    },
    {
      "cost_type": "Credit report",
      "amount": 65
    },
    {
      "cost_type": "Lender title insurance",
      "amount": 1850
    }
  ],
  "closing_costs": [
    {
      "cost_type": "Recording fees",
      "description": "Deed and mortgage recording",
      "amount": 145,
      "paid_by": "buyer"
    },
    {
      "cost_type": "Transfer tax",
      "description": "City transfer tax, buyer share",
      "amount": 900,
      "paid_by": "buyer"
    },
    {
      "cost_type": "Homeowners insurance premium",
      "description": "12 months prepaid",
      "amount": 1320,
      "paid_by": "buyer"
    },
    {
      "cost_type": "Prepaid interest",
      "description": "21 days at closing",
      "amount": 715,
      "paid_by": "buyer"
    },
    {
      "cost_type": "Initial escrow, property tax",
      "description": "2 months",
      "amount": 2100,
      "paid_by": "buyer"
    },
    {
      "cost_type": "Owners title insurance",
      "description": "Owners policy",
      "amount": 1400,
      "paid_by": "buyer"
    }
  ],
  "prorations_adjustments": [
    {
      "item_type": "Property tax proration",
      "period_start_date": "2026-01-01",
      "period_end_date": "2026-07-10",
      "daily_amount": 6.32,
      "total_adjustment": 1200,
      "credited_to": "buyer"
    }
  ]
}

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