Fee Details

Fee Details Window (2015 Itemization)

On the 2015 Itemization input form, click the Fee Details icon to the left of a fee line number to open the Fee Details window and enter or edit detailed information about the fee, including the entities who are paying the fee in part or in whole (Borrower, Seller, Broker, Lender, and Other), the amount paid by each entity, and the portion of the payment that falls into different payment categories: Financed, PTC (paid through closing), PAC (paid at closing), and POC (paid outside closing). The window opens just below the fee in the 2015 Itemization form. The Fee Details windows have the following characteristics:

  • Entering or editing a fee in the pop-up window updates the information for the associated fee on the 2015 Itemization form.

  • Entering or editing a fee on the 2015 Itemization form updates the information in the pop-up window.

  • The pop-up window can be moved to another location (or a second computer monitor if available) for easy viewing.

  • Multiple pop-up windows can be opened simultaneously to compare the details for multiple fees.

  • Pop-up windows remain open until you close the window or close Encompass, enabling one or more Fee Details windows to be viewed while other Encompass forms are open.

Split fees (fees paid partially by the borrower and partially by the seller) are managed in the Fee Details window for loans that use the 2015 RESPA-TILA forms. For information about managing split fees in loans that use the 2010 RESPA forms, refer to the Managing Split Fees help topic.

Working in the Fee Details Window

The Fee Details windows include the features described below.

Header

The top section of the pop-up window displays fee information as it appears on the 2015 Itemization line entry for the fee, including the line number, fee description or editable description field, Borrower amount (the borrower-paid portion of the fee), and the Seller amount (seller-paid portion of the fee).

  • The Borrower amount is copied from the Borrower column on the 2015 Itemization. When the Borrower amount is editable, adjustments to the Borrower amount are also applied to the Total Fee Amount fields and to the Borrower PTC amount in the Amount Paid by section. Adjustments are also copied back to the borrower column on the 2015 Itemization.

  • The Seller amount is copied from the Seller column on the 2015 Itemization. When the Seller amount is editable, adjustments to the Seller amount are also applied to the Total Fee Amount fields and to the Seller PAC amount in the Amount Paid by section. Adjustments are also copied back to the Seller column on the 2015 Itemization.

  • When a Borrower amount is a calculated field on the 2015, the header information displays the fields used to calculate the Borrower amount (for example: the number of months that the fee is to be paid and the monthly amount; or fields for a percentage plus a standard additional fee). The Borrower amount is not editable for these fees, but the Borrower amount can be updated by adjusting the fields used to calculate the Borrower number.

  • The header information for some fees includes a To field. Names entered in this field are copied to the Paid To Name field described below.

Total Fee Amount

The Total Fee Amount fields are calculated and cannot be edited. The Total Fee Amount includes:

  • The dollar amount of the fee. This field is a non-editable field calculated by adding the Borrower and Seller amount fields from the header section. This field also displays in the Amount Paid by section at the bottom of the Amount Paid column.

  • The fee represented as a percentage. This is a non-editable field calculated by dividing the dollar amount of the fee by the loan amount, and then multiplying by 100. The calculation uses the total loan amount including any funds for PMI/MIP financing (field ID 2) for all loans with the exception of FHA loans, which use the loan amount excluding any funds for PMI/MIP financing (field ID 1109).

  • The dollar and percentage amounts are recalculated when adjustments are made to the Borrower and Seller amounts in the header.

Last Disclosed

The amount of the fee as last disclosed on the Loan Estimate and Closing Disclosure. The fees are populated based on the most recently disclosed version of each disclosure form as recorded in the Disclosure Tracking tool with the exception of disclosure entries that have been excluded from the timeline.

Fees that are not disclosed on the Loan Estimate do not have an entry field for the Loan Estimate.

Paid to

  • Paid to Type - The category of the entity to whom the fee is being paid: Broker, Lender, Seller, Investor, Affiliate, or Other.

For lines 903, 906, 1103, and 1104, a Retained amt field displays directly below the Paid to Type field and enables you to enter a portion of the fee that is not included in Section 32 points and fees for purposes of determining a Qualified Mortgage (QM).

  • Paid To Name - Name of the entity to whom the fee is being paid. When Broker, Lender, Seller, or Investor is selected in the Paid to Type field, the Paid to Name field is populated with the name of the broker, seller, lender, or investor from the File Contacts tool. Click the Address Book icon to import a name from your business contacts.

Amount Paid by

The Amount Paid By section provides a detailed breakdown of the entities who are paying the fee (Borrower, Seller, Broker, Lender, and Other), the amount paid by each entity, and columns listing the portion of the payment that falls into different payment categories (Financed, PTC, PAC, and POC). The payment details display in a table that includes the following fields:

  • Borrower Financed - The portion of the fee paid from the loan funds at closing. Changes to the Borrower Financed field amount result in the Borrower PTC field amount being adjusted by the opposite amount to keep the Total Fee Amount the same. For example, if the Borrower Financed field is increased by $100, the Borrower PTC field decreases by $100.

  • Borrower PTC - The portion of the fee paid from the borrower's own funds as part of the closing process. This is a non-editable field calculated by taking the Total Fee Amount and subtracting the amounts in the Borrower Financed, Borrower POC, Seller Amount Paid, and Total Paid By B/L/O fields.

  • Borrower PAC - The total portion of the fee paid at closing by the borrower. This is a non-editable field calculated by adding the Borrower Financed and Borrower PTC amounts.

  • Borrower POC - The portion of the fee paid outside closing by the borrower, for example, an appraisal fee paid by the borrower before closing. Changes to the Borrower POC field result in the Borrower PTC field amount being adjusted by the opposite amount to keep the Total Fee Amount the same. For example, if the Borrower POC field amount is increased by $100, the Borrower PTC field amount decreases by $100.

  • Borrower Amount Paid - The total amount paid by the borrower. This is a non-editable field calculated by adding the Borrower PAC and Borrower POC amounts.

  • Seller PAC - The portion of the fee paid at closing by the seller. This is a non-editable field calculated by taking the Seller amount in the header section and subtracting the Seller POC amount.

  • Seller POC - The portion of the fee paid outside closing by the seller. If the Seller amount in the header is blank or 0, the Seller POC field is not editable. Changes to the Seller POC field result in the Seller PAC field amount being adjusted by the opposite amount to keep the Total Fee Amount the same. For example, if the Seller POC field amount is increased by $100, the Seller PAC field amount decreases by $100.

  • Seller Amount Paid - The total amount paid by the seller. This is a non-editable field calculated by adding the Seller PAC amount and the Seller POC amount. The Seller Amount Paid and the Seller field in the header always display the same amounts.

  • Broker PAC - The portion of the fee paid at closing by the broker. Changes to the Broker PAC field result in the Borrower PTC field amount being adjusted by the opposite amount to keep the Total Fee Amount the same. For example, if the Broker PAC field amount is increased by $100, the Borrower PTC field amount decreases by $100.

  • Broker POC - The portion of the fee paid outside closing by the broker. Changes to the Broker POC field result in the Borrower PTC field amount being adjusted by the opposite amount to keep the Total Fee Amount the same. For example, if the Broker POC field amount is increased by $100, the Borrower PTC field amount decreases by $100.

  • Broker Amount Paid - The total amount paid by the broker. This is a non-editable field calculated by adding the Broker PAC amount plus the Broker POC amount.

  • Lender PAC - The portion of the fee paid at closing by the lender. Changes to the Lender PAC field result in the Borrower PTC field amount being adjusted by the opposite amount to keep the Total Fee Amount the same. For example, if the Lender PAC field amount is increased by $100, the Borrower PTC field amount decreases by $100.

  • Lender POC - The portion of the fee paid outside closing by the lender. Changes to the Lender POC field result in the Borrower PTC field amount being adjusted by the opposite amount to keep the Total Fee Amount the same. For example, if the Lender POC field amount is increased by $100, the Borrower PTC field amount decreases by $100.

  • Lender Amount Paid - The total amount paid by the lender. This is a non-editable field calculated by adding the Lender PAC amount plus the Lender POC amount.

  • Other PAC - The portion of the fee paid at closing by someone other than the borrower, seller, broker, or lender. Changes to the Other PAC field result in the Borrower PTC field amount being adjusted by the opposite amount to keep the Total Fee Amount the same. For example, if the Other PAC field amount is increased by $100, the Borrower PTC field amount decreases by $100.

  • Other POC - The portion of the fee paid outside closing by someone other than the borrower, seller, broker, or lender. Changes to the Other POC field result in the Borrower PTC field amount being adjusted by the opposite amount to keep the Total Fee Amount the same. For example, if the Other POC field amount is increased by $100, the Borrower PTC field amount decreases by $100.

  • Other Amount Paid - The total amount paid by someone other than the borrower, seller, broker, or lender. This is a non-editable field calculated by adding the Other PAC amount plus the Other POC amount.

  • Total Paid By B/L/O - The total portion of the fee paid by the Broker, Lender, and Other. This is a non-editable field calculated by adding the Broker Amount Paid, the Lender Amount Paid, and the Other Amount Paid.

  • Total Fee Amount - The total of the Amount Paid entries for Borrower, Seller, Broker, Lender, and Other. This is a non-editable field calculated by adding the Borrower and Seller amount fields from the header section. This field also displays directly below the header section.

  • Sec 32 Points and Fees - The portion of the fee classified as Section 32 points and fees. This is a locked field that includes fees paid by the Lender to the Broker and the following fees paid by the Seller to the Lender, Broker, or Affiliate: Appraisal Fee, Appraisal Review Fee, Desk Review Fee, Field Review Fee, Credit Report Fee, Flood Determination Fee, Inspection Fee, Title Endorsements, Abstract of Title Search, Title Examination, Title Insurance Binder, Title Insurance, Lender's Title Policy, Owner's Title Policy, Title Search, Survey Fee, Pest Inspection Fee, Notary Fees, Document Preparation Fee, Document Redraw Fee, Tax Status Research Fee, Subordination Preparation Fee, Insurance Impound-Hazard, Insurance Impound - Flood, Insurance Impound - Earthquake, and Insurance Impound-Windstorm. Click the Lock icon to manually edit the amount.

The Section 32 Points and Fees field displays on a Fees Details window only for fees that can be classified as Section 32 Points and Fees.

checkboxes

The lower left portion of the pop-up window displays the following checkboxes:

  • Borrower can shop for - Select this checkbox to indicate that borrower is allowed to select a third-party supplier for the service. If cleared, the fee displays in section B on the Loan Estimate. If selected, the fee displays in section C on the Loan Estimate.

  • Borrower did shop for - Select this checkbox to indicate that borrower has selected a third-party supplier for the service. If cleared, the fee displays in section B on the Closing Disclosure. If selected, the fee displays in section C on the Closing Disclosure.

  • Impacts APR - Select this checkbox to indicate that the Borrower's portion of the fee is used when calculating the APR. The checkbox is selected by default when the A checkbox is selected on the 2015 Itemization.

  • Seller Credit - This checkbox is not editable and is selected by default when an amount is entered in the Seller PAC or Seller POC field.

  • Seller Obligated - If this checkbox is selected, the Seller Credit checkbox is cleared and the Seller Obligated amount field displays the total of the Seller POC and Seller PAC fields. If the Seller Obligated checkbox is then cleared, the amount field clears and the Seller Credit checkbox is selected.

    • Click the Lock icon to edit the amount. If the amount in the Seller Obligated field is less than the total of the Seller PAC plus the Seller POC, both the Seller Obligated and Seller Credit checkboxes are selected.

  • Property Taxes, Homeowner's Insurance, and Other - Lines 907–912 have these additional checkboxes, which are cleared by default, but can be selected as needed to indicate that a fee is classified as a property tax, homeowner's insurance, or other fee. Fees designated as Property Tax or Other (minus the seller-obligated portion) are populated on the Fee Variance Worksheet in line F4. Prepaid Property Taxes/Other. Fees designated as Homeowner's Insurance (minus the seller-obligated portion) are populated as separate line entries on the Fee Variance Worksheet in the Charges that Can Change section. Amounts for fees with these designations are adjusted as appropriate in the Initial LE, LE Baseline, CD Baseline, and Itemization columns when 2015 Itemization fees are adjusted and disclosures are sent.

  • Property Cost, Insurance,and Taxes - Lines 1007, 1008, and 1009 have three additional checkboxes that are used by the Aggregate Escrow Account tool when calculating annual escrowed and non-escrowed payments. Select or clear the checkboxes as needed.
  • Escrowed - Lines 1002 and 1004-1010 have an Escrowed checkbox. The checkbox selections are copied to the Aggregate Escrow Account form and are then used to populate the Projected Payments section on the Loan Estimate Page 1 and Closing Disclosure Page 1 input forms. When the Initial Escrow Account Setup is completed, the Escrowed checkboxes are updated on the Aggregate Escrow Account and in the Fee Details windows, and the Projected Payments sections are updated on the Loan Estimate Page 1 and Closing Disclosure Page 1 input forms.

  • The Property Cost and Insurance checkboxes are selected by default when you enter the following terms in the fee description field (field ID 1628, field ID 660, or field ID 661):

    • Earthquake Insurance

    • Windstorm Insurance

    • Fire Insurance

    • Wind Storm

    • Earth Quake

    • Insurance

    • Tax

    • Taxes

  • The Property Cost and Taxes checkboxes are selected by default you enter the following terms in the fee description field (field ID 1628, field ID 660, or field ID 661).

    • Tax

    • Taxes

To trigger the default selection of the Taxes, Insurance, and Property Cost checkboxes, you must enter a fee description exactly as listed above. Variants, partial entries, or entries with additional text do not trigger the checkbox selections.

Section of Disclosure Form

The lower-right section of the Fee Details window describes where the fee displays on the disclosure output forms. The section letter of the output form displays in the entries for Loan Estimate Section and Closing Disclosure Section. Fees that are not disclosed on the Loan Estimate or Closing Disclosure do not have section entries for these forms.

This section of the Fee Details window for Owner's Title Insurance (line 1103) also includes an Optional checkbox that controls how the fee description displays in Section H on page 2 of the Loan Estimate and Closing Disclosure forms. This checkbox is selected by default and indicates that the fee is optional. When the checkbox is selected, the description displays as Title - Owner's Title Insurance (optional). When the checkbox is cleared, the fee description displays as Title - Owner's Title Insurance.

Fee Amounts Copied from the 2015

The first time a value is entered in the Borrower column on the 2015, the same value displays in the following fields in the Fee Details window:

  • Borrower field in the header

  • Borrower PTC

  • Borrower PAC

  • Borrower Amount Paid

  • Sec 32 Points and Fees (if applicable)

When additional changes are made in the Borrower column on the 2015 Itemization, the same changes are made in the Borrower field in the header and in the PTC field on the Fee Details window. Calculated field values are recalculated as appropriate.

When a value is first entered in the Seller column on the 2015 Itemization form, the same value displays in the following fields in the Fee Details window:

  • Seller field in the header

  • Seller PAC

  • Seller Amount Paid

When additional changes are made in the Seller columns on the 2015 Itemization, the same changes are made in the Seller field in the header and the Seller PAC field on the Fee Details window. Calculated field values are recalculated as appropriate.

Fee Details Windows for Construction Fees Collected Post Consummation

This feature was introduced in the Encompass 18.3 major release.

The Construction Fees Collected Post Consummation section displays on the 2015 Itemization input form only when Construction or Construction-Perm is selected for the Purpose of Loan (field ID 19). It enables the entry of construction fees that are collected after closing. The Fee Details windows in this section have unique characteristics.

Only the following fields are editable in the Fee Details windows for these fees:

  • All the fields in the top row.

  • The Borrower and Seller amounts are copied to the borrower and seller rows in the Amount Paid column in the Amount Paid By section.

  • The Paid to Name and Paid To Type fields.

  • In the Amount Paid By section, when a Borrower amount is entered, the Broker, Lender, and Other fields in the Amount Paid column can be edited.

    Amounts entered for Broker, Lender, and Other are subtracted from the Borrower amount.

  • The Borrower can shop for, Borrower did shop for, and Seller Obligated fields on the lower-left.

When B, L, or O (Broker, Lender, or Other) is selected from the Paid By dropdown list on the 2105 Itemization input form, the borrower portion is populated in the Borrower amount at the top of the Fee Details window, but the Borrower Amount Paid field is cleared, and the fee amount is populated in the appropriate Amount Paid field for the Broker, Lender, or Other.

Fee Details Window for Fees Customarily Paid by Lender

This feature was introduced in the Encompass 18.3 major release. After updating to Encompass 18.3, the behavior described below for these six Fee Details windows applies only to new and undisclosed loans. It does not apply to loans that were disclosed prior to updating to Encompass 18.3.

Six lines on the 2015 Itemization input form (lines 834, 835, 1115, 1116, 1209, and 1210) are customarily paid by the lender or are an obligation to the seller in a purchase transaction. Because these fees are not managed as consumer-obligated fees, they are not disclosed on the Loan Estimate and are not treated as subject to tolerance violation. To prevent lenders from inadvertently using these lines to document consumer charges, the following logic is used in the Fee Details windows for these fees:

  • The Borrower row in the Amount Paid By section is not editable. Borrower amounts entered on the 2015 Itemization form are populated in the Lender PAC field on the Fee Details window.

  • Increasing or decreasing the Lender POC amount results in an adjustment to the Lender PAC amount and does not affect the Borrower amount.

  • Increasing or decreasing amounts paid by Broker or Other results in an adjustment to the Lender PAC amount.

  • The Seller Credit checkbox is disabled. All Seller amounts are treated as Seller Obligated: the Seller Obligated amount on the lower-left equals the total of the Seller PAC and POC amounts.

  • Increasing or decreasing the Seller POC amount results in an adjustment to the Seller PAC amount.

  • Increasing or decreasing the total Seller amount on the upper-right results in an adjustment to the total fee amount without affecting the Borrower amount.