The Closing Itself
What Is a Closing Disclosure, and When Do You Get It in Florida?
Direct answer
A Closing Disclosure is the federally required form that shows the final loan terms and closing costs on most financed home purchases and many refinances. The lender must deliver it so you receive it at least three business days before consummation — the day you become obligated on the loan. Title companies do not issue the CD. We send the lender the title figures that go on it. A true cash purchase has no CD. You get a settlement statement or ALTA statement instead. If the CD changes in certain ways, the three-day clock can restart.
Key takeaways
- The lender issues the Closing Disclosure. Title supplies the title and settlement numbers.
- You must receive it at least three business days before you sign a financed deal.
- Sundays and federal holidays do not count as business days for that wait.
- Cash closings use a settlement statement, not a CD.
- A last-minute change to the loan product, APR, or prepay penalty can restart the three days.
What does the Closing Disclosure show?
Loan amount, interest rate, projected payments, cash to close, and an itemized list of costs — including title insurance premiums, search and settlement fees, recording, and prepaid items. It replaced the old HUD-1 plus final TIL on most consumer mortgages.
Read it against the Loan Estimate you got when you applied. The lines should be explainable. If a title charge appeared that was not on our written estimate, ask before the three days run out.
| Closing Disclosure | Settlement / ALTA statement | |
|---|---|---|
| When | Most financed purchases and many refinances | Cash deals, and some commercial or exempt loans |
| Who issues it | The lender | The title / closing agent |
| Three-day wait | Yes, before consummation | No federal CD clock |
| What it shows | Loan terms plus closing costs | Who pays what at the table |
When do you have to receive it?
At least three business days before you sign. If the lender emails or mails it, delivery rules can add time. Do not schedule a Friday signing on a CD that went out Thursday.
Business days for this clock exclude Sundays and federal holidays. Saturday can count. If a required redisclosure is triggered — a different loan product, a worse APR beyond the tolerance, or a newly added prepayment penalty — the three days start again. That is a common reason a Florida closing slips after everyone thought they were clear to close.
Lender
Prepares and delivers the Closing Disclosure.
Title
Sends title premiums, payoffs, and recording figures.
You
Read it when it arrives, not at the signing table.
What does the title company do with the CD?
We do not publish it. We send the lender the owner's and lender's premiums, search and closing fees, payoffs, municipal items, and recording amounts so page 2 is not fiction. If our numbers change — a new HOA estoppel, a municipal payoff — we send an update. The lender decides whether that update needs a new CD.
On a cash closing we prepare the settlement statement. There is no three-day CD rule, but you should still see the numbers the day before you sign.
Title figures go to the lender
Premiums, search, payoffs, recording.
Lender issues the CD
You receive it at least three business days before signing.
Read it at home
Compare it to the Loan Estimate and our title estimate.
Sign only if the file is balanced
We still need good funds and cleared title items.
How does Time to Close Title keep the numbers honest?
Open the file early from 3087 Anderson Snow Road in Spring Hill so payoffs and municipal searches are not guessed on the CD. Contact us at (352) 792-1214 if a line on the disclosure does not match what we quoted.
Frequently asked questions
Who sends the Closing Disclosure — the lender or the title company?
The lender. Title sends the settlement figures the lender puts on the form.
Do cash buyers get a Closing Disclosure in Florida?
No. A true cash purchase has no CD. You get a settlement statement or ALTA statement from the title company.
Can I waive the three-day Closing Disclosure wait?
Not for convenience. A bona fide personal financial emergency waiver is narrow and uncommon. Plan on the full three business days.
What if the CD arrives the day before closing?
The signing date usually has to move. Call the lender and the title company the same day.
Can Time to Close Title explain the title lines on my CD?
Yes. Call (352) 792-1214 with the disclosure and we will walk the title and recording charges.