Predictika · Mortgage closing, funding and delivery actions

A mortgage Closing AI's closing, funding or delivery action, checked before it runs

JazzX describes Closing AI as the AI worker that prepares loans for closing, funding, post-close review and delivery. Working at Marlow Creek Home Loans, a fictional retail and correspondent lender, a Closing AI proposes actions on mortgage files: schedule a closing, send a Closing Disclosure, order closing documents, release a funding wire, record a post-close review, or deliver a loan to an investor. Before it goes out, the agent sends the action to Predictika, which checks it against a declarative model of the federal closing rules (the Regulation Z waiting period, tolerance buckets and right to cancel), the investor delivery terms and the lender's own policies, and against the dates and figures the agent states. It returns one verdict, every reason and the figures it computed. The rules, limits and names on this page are modeled on public practice and are illustrative.

Scope: Six Closing AI actions on a residential mortgage file — send a Closing Disclosure, order closing documents, schedule the closing, release the funding wire, record the post-close review and deliver the loan to an investor. See everything this validator covers

This validator checks what a mortgage Closing AI proposes at the end of the loan: the Closing Disclosure, the closing documents, the closing schedule, the funding wire, the post-close review and the delivery to the investor. It does not underwrite, price or decide anything itself: the lender's loan system supplies the dates, fees, conditions and balances, and the validator checks the proposed action against them. The underwriter keeps the credit decision; the validator also blocks the AI worker from waiving a condition or a tolerance cure.

  • Closing schedule — the three business day wait after the borrower receives the Closing Disclosure, restarted by a revised disclosure when the APR rises by more than one eighth of a point or the product or a prepayment penalty changes; delivery by email or mail counts as received three business days later unless it was opened; Sundays and federal holidays are skipped; no signing on a Sunday or holiday; the appraisal copy delivered three business days before signing; for a refinance of a primary residence, the three business day right to cancel, a notice for every person on title, and no disbursement before the period ends on a banking day; the rate lock and the hazard insurance covering the disbursement date; a closing protection letter for the settlement agent; the earliest disbursement date the agent states.
  • Closing Disclosure — the waiting period and corrected-disclosure timing, the three tolerance buckets (fees that may not rise, the 10 percent bucket, and fees with no limit), the lender credit that cures an increase, a changed circumstance that must be acted on within three business days, cash to close recomputed from the amount due, the loan, deposits and credits, and a cure above $500 that goes to compliance.
  • Closing documents — clear to close issued, document amount, note rate, term, package and names matching the approval, lock and title; right to cancel forms for loans that carry the right; no condition treated as waived.
  • Funding wire — conditions cleared, wire instructions verified by callback and not changed since, the wire equal to the loan less the fees the lender keeps, borrower funds covering cash to close, tolerance credits in place, the cancellation period over, the lock and hazard insurance in force, signing after the waiting period; a wire above $1,000,000 and a first wire to a settlement agent need a second approver.
  • Post-close review — completed within 90 days of closing, recorded by the independent QC team rather than the process that closed the loan, a full review for early payment defaults, a clean result only with no critical defects, critical defects reported to the investor within 30 days, tolerance refunds within 60 days; reported defects go to secondary marketing.
  • Delivery to the investor — shipping before the investor commitment expires, a complete file in the stacking order, trailing documents within 90 days, the original note at the custodian, the agency conforming limit ($832,750 baseline), a loan that is current, and the purchase proceeds recomputed from the unpaid balance, price, adjustments and lock extension days; an unpaid first payment and a loan aging on the warehouse line need approval.

Any closing, funding, review or delivery action involving these steps is in scope — other loans, dates, amounts and investors, not only the scenarios pictured here. Not covered: underwriting and the credit decision, pricing, the Loan Estimate, HELOCs and construction loans, state-specific closing rules, high-cost-area loan limits, and servicing. Federal timing and tolerance rules are public; the lender's authority limits, review and delivery timeframes, lock extension pricing and investor terms are modeled and illustrative, not JazzX's or any lender's own.

The Closing AIPrepares the closing, funding, review or delivery action and says it is ready.
Predictika validatorChecks every rule at once and returns the verdict, each finding, and the computed figures.

8 scenarios in 4 groups · each group runs from the agent’s first attempt to the outcome · click one to switch

What the agent proposes

The Closing AI says

Illustrative agent statement. The validator receives the structured request below.

Proposing agent: Closing AI (scripted)

Before sending, the agent must call Recorded run

Predictika validator


      

        
        
        
      

      
Waiting for the call.

      
    

  

  
  

    
Where a rules table or checklist alone gets it wrong
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Our assessment of what a rules table or closing checklist does with the same cases. It is a judgment about effort and reliability, not a claim that nothing can be built.

    
What the validator caughtRules table or checklist alonePredictika
Dates that move each other: signing, cancellation period, disbursement, lock and insuranceOnly with workarounds
Each date is valid on its own. Moving the signing date moves the end of the cancellation period, which moves the earliest disbursement date, which can run past the rate lock or the start of the hazard insurance. A checklist tests each date alone.		The dates are inputs; the validator recomputes the whole chain on every call and checks each date against the others.
A waiting period that restarts when a revised disclosure raises the APROnly with workarounds
A checklist can ask whether three business days have passed. Whether a revised disclosure restarts the clock turns on the APR before and after, and on how it was delivered, counted across Sundays and holidays.		The APR figures, delivery method and calendar are inputs; the validator finds when the clock restarts and the earliest signing date.
Business days counted two waysOnly with workarounds
Saturdays count toward the waiting period and the right to cancel, but wires do not move on a Saturday. One business day field gets one of the two wrong.		Both calendars are applied where each belongs, in the same request.
A right to cancel notice for every person on titleOnly if someone is vigilant
A checklist asks whether notices were sent. Whether every owner got one, including a co-owner who is not a borrower, is checked only when someone compares the title commitment with the notice list.		The people on title and the notices planned are inputs; the validator compares them.
Tolerance buckets and the credit that cures themOnly with workarounds
The zero-tolerance bucket and the 10 percent bucket follow different arithmetic, a late changed circumstance cancels the excuse, and the credit changes cash to close. A total check passes a small aggregate change.		The fees at the estimate and at closing are inputs; the validator computes the required credit and the cash to close.
An AI worker waiving a condition or a cureOnly with workarounds
A workflow lets the worker mark an item waived. Nothing in it knows that the AI worker may not waive an underwriting condition or a tolerance cure.		The waiver is a field of the request and is blocked on every call.
A figure the agent states: earliest disbursement date, wire amount, purchase proceedsOnly with workarounds
The stated figure rarely travels with the request, so nothing compares it with what the dates, fees and prices actually give.		The stated figure is a field of the request and is compared with the computed one on every call.
Every problem returned in one answerOnly with workarounds
Rules tend to fire as a step is completed, so a closer often fixes one error and meets the next.		All findings come back together, blocks first, then approvals.

  

  

    
What this validator catches: findings from its test cases
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Every rule is checked on every call, in any order the choices arrive; one problem never hides another. Blocking findings stop the request; approval findings need a person to sign off; everything else is computed.

    
1Signing is set for Wednesday, November 4, 2026, but the Closing Disclosure was received Monday, November 2, 2026 and three business days must pass first, so the earliest signing date is Thursday, November 5, 2026.
2The corrected Closing Disclosure would be received Saturday, November 7, 2026, after signing on Friday, November 6, 2026; it must reach the borrower by signing.
3The revised Closing Disclosure raised the APR from 6.5 to 6.626 percent, more than one eighth of a point, which restarts the three business day wait; it was received Monday, November 2, 2026, so the earliest signing date is Thursday, November 5, 2026 and signing is set for Wednesday, November 4, 2026.
4The revised Closing Disclosure changed the loan product or added a prepayment penalty, which restarts the three business day wait; it was received Monday, November 2, 2026, so the earliest signing date is Thursday, November 5, 2026 and signing is set for Wednesday, November 4, 2026.
5Signing is set for Sunday, November 8, 2026, a Sunday or federal holiday; the lender does not close on those days.
6Funds are set to move on Saturday, November 7, 2026, but wires do not move on Saturdays, Sundays or federal holidays.
7Disbursement on Thursday, November 5, 2026 is before signing on Friday, November 6, 2026.
8The borrower can cancel this loan for three business days after signing; with signing on Friday, November 6, 2026 that period ends Tuesday, November 10, 2026, so funds cannot move before Thursday, November 12, 2026, and disbursement is set for Wednesday, November 11, 2026.
92 people hold title and each must receive the right to cancel notice, but notices are planned for only 1.
10The rate lock expires Thursday, November 5, 2026, before funds move on Friday, November 6, 2026.
11The rate lock expires Saturday, November 7, 2026, less than two days after funds move on Friday, November 6, 2026; the lock desk must confirm.
12The hazard insurance policy takes effect Saturday, November 7, 2026, after funds move on Friday, November 6, 2026.
13The appraisal copy went to the borrower Wednesday, November 4, 2026 and must be delivered three business days before signing, which makes Saturday, November 7, 2026 the earliest signing date; signing is set for Friday, November 6, 2026.
14The settlement agent has no closing protection letter on file with the lender.
15The request gives Monday, November 9, 2026 as the earliest disbursement date; the validator computes Friday, November 6, 2026.
16The request states cash to close of $75,000; the validator computes $74,800 from the amount due, the loan, deposits and credits.
17Fees the lender controls rose $250 above the Loan Estimate and may not rise at all; the Closing Disclosure shows only $0 in lender credits for tolerance.
18A tolerance cure cannot be waived by the AI worker or by anyone else; the lender must credit the borrower for any amount over the limit.
19A tolerance cure of $750 is above $500 and goes to compliance before it is released.
20The underwriter has not issued a clear to close, so closing documents cannot be ordered.
21The documents are ordered for $485,000, but the approved loan amount is $480,000.
22The documents carry a note rate of 6.625 percent, but the locked rate is 6.5 percent.
23The documents are drawn for a 20 year term, but the approved term is 30 years.
24The document package ordered does not match the loan purpose.
25The names and vesting on the documents do not match the title commitment.
26This loan carries a right to cancel, but the document package has no notice of right to cancel.
27The rate lock expires Thursday, November 5, 2026, before the planned signing on Friday, November 6, 2026.
28The request treats underwriting conditions as waived (1); only the underwriter can clear a condition, and the AI worker cannot waive one.
29Documents for a loan of $1,250,000 get a second reviewer before they are released.
30Underwriting conditions that must be cleared before funding are still open (1 open).
31The wire instructions have not been verified by a call to a number on file.
32The wire instructions were changed after the verification call and must be verified again before the wire is released.
33The request releases a wire of $480,000; the loan amount less the fees the lender keeps comes to $473,705.
34$70,000 of borrower funds are verified at the settlement agent, but the Closing Disclosure calls for $74,800.
35A wire of $1,088,000 is above the single-wire authority of the AI worker and needs a second approver.
36The lender has not wired this settlement agent before, so a person must approve the first wire.
37The loan was signed on Wednesday, November 4, 2026, before the Closing Disclosure waiting period ended on Thursday, November 5, 2026; compliance must review the file before funds can move.
38Recording and shopped-for third-party fees total $4,500 against a $4,000 Loan Estimate baseline, $100 over the 10 percent limit, and the credits on the Closing Disclosure do not cover it.
39The changed circumstance cannot excuse the fee increase: the lender learned of it Monday, October 26, 2026 and the revised disclosure went out Monday, November 2, 2026, after the Thursday, October 29, 2026 deadline of three business days.
40The review is dated Friday, January 8, 2027, 91 days after closing; it was due 90 days after closing.
41The review conclusion would be recorded by the process that originated or closed the loan; post-close review must be recorded by the independent QC team.
42The loan went 60 days past due within its first payments, so it needs a full review, not a desk review or a skip.
43The review is marked clean, but critical defects were found (1).
44Critical defects were found and reported to the investor; secondary marketing must review the repurchase exposure.
45Critical defects found Tuesday, October 20, 2026 have not been reported to the investor; the report was due by Thursday, November 19, 2026.
46A tolerance refund of $300 is still owed and the review is dated Tuesday, December 15, 2026; the refund and corrected disclosure were due within 60 days of closing, by Tuesday, December 8, 2026.
47Shipping on Tuesday, December 8, 2026 is after the investor commitment expires on Monday, December 7, 2026.
48Required documents are missing from the file in the investor stacking order (2 missing).
49Trailing documents are still outstanding (1) 91 days after funding, past the 90 days the investor allows.
50The loan was funded 91 days before delivery and is aging on the warehouse line; secondary marketing must approve.
51The original note has not reached the document custodian.
52A loan of $900,000 is above the $832,750 baseline conforming limit, so an agency investor cannot buy it.
53The loan is 30 days past due at delivery.
54The first payment due Tuesday, December 1, 2026 has not been received; the investor can require a repurchase for an early payment default, so secondary marketing must approve the delivery.
55The request states purchase proceeds of $417,150; the validator computes $416,705 from the unpaid balance, the price, the adjustments and a lock extension of 6 day(s).

  

  

    
Scenarios and results
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The recorded result of the validator for each scenario on this page: the request the AI agent sent, the verdict, and every finding, in the order they appear above.

    
1. Refinance closing schedule: A cash-out refinance closing scheduled for the week of Thanksgiving, after a revised Closing Disclosure

    
The agent's request. Please schedule the closing for the Okafor cash-out refinance at Westbrook Title, with signing on Wednesday, November 25, 2026 and funds disbursed on Monday, November 30, 2026. The right to cancel notice will go to two people: Maya Okafor and Daniel Okafor. The earliest disbursement date is Monday, November 30, 2026.

    
Verdict: Blocked.

    
    
      
  • New waiting period after the APR rose. The revised Closing Disclosure raised the APR from 6.718 to 6.871 percent, more than one eighth of a point, which restarts the three business day wait; it was received Tuesday, November 24, 2026, so the earliest signing date is Saturday, November 28, 2026 and signing is set for Wednesday, November 25, 2026.
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  • Right to cancel period not over. The borrower can cancel this loan for three business days after signing; with signing on Wednesday, November 25, 2026 that period ends Monday, November 30, 2026, so funds cannot move before Tuesday, December 1, 2026, and disbursement is set for Monday, November 30, 2026.
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  • Right to cancel notices for everyone on title. 3 people hold title and each must receive the right to cancel notice, but notices are planned for only 2.
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  • Hazard insurance not in force at funding. The hazard insurance policy takes effect Wednesday, December 2, 2026, after funds move on Monday, November 30, 2026.
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  • Appraisal copy delivered too late. The appraisal copy went to the borrower Tuesday, November 24, 2026 and must be delivered three business days before signing, which makes Saturday, November 28, 2026 the earliest signing date; signing is set for Wednesday, November 25, 2026.
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  • Stated earliest disbursement date does not match. The request gives Monday, November 30, 2026 as the earliest disbursement date; the validator computes Tuesday, December 1, 2026.
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2. Refinance closing schedule: The agent resubmits after fixing the errors

    
The agent's request. Please schedule the closing for the Okafor cash-out refinance at Westbrook Title, with signing on Saturday, November 28, 2026 and funds disbursed on Wednesday, December 2, 2026. The right to cancel notice will go to three people: Maya Okafor, Daniel Okafor and Ruth Okafor. The earliest disbursement date is Wednesday, December 2, 2026.

    
Verdict: Blocked.

    
    
      
  • Right to cancel period not over. The borrower can cancel this loan for three business days after signing; with signing on Saturday, November 28, 2026 that period ends Wednesday, December 2, 2026, so funds cannot move before Thursday, December 3, 2026, and disbursement is set for Wednesday, December 2, 2026.
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  • Stated earliest disbursement date does not match. The request gives Wednesday, December 2, 2026 as the earliest disbursement date; the validator computes Thursday, December 3, 2026.
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3. Refinance closing schedule: The agent resubmits after fixing the errors

    
The agent's request. Please schedule the closing for the Okafor cash-out refinance at Westbrook Title, with signing on Saturday, November 28, 2026 and funds disbursed on Thursday, December 3, 2026. The right to cancel notice will go to three people: Maya Okafor, Daniel Okafor and Ruth Okafor. The earliest disbursement date is Thursday, December 3, 2026.

    
Verdict: Allowed.

    
    
      
  • Summary. The waiting period allows signing from Saturday, November 28, 2026; the earliest disbursement is Thursday, December 3, 2026.
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4. Wire release: A wire release on a jumbo purchase

    
The agent's request. Please release the wire for the Brennan purchase on Friday, December 11, 2026: $1,120,000 to Lakeshore Escrow. Borrower cash to close is $166,500. The tolerance variance on the Closing Disclosure is waived.

    
Verdict: Blocked.

    
    
      
  • Ten percent fee bucket exceeded. Recording and shopped-for third-party fees total $5,100 against a $4,200 Loan Estimate baseline, $480 over the 10 percent limit, and the credits on the Closing Disclosure do not cover it.
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  • Tolerance cure waived by the AI worker. A tolerance cure cannot be waived by the AI worker or by anyone else; the lender must credit the borrower for any amount over the limit.
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  • Wire instructions changed after verification. The wire instructions were changed after the verification call and must be verified again before the wire is released.
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  • Stated wire amount does not match. The request releases a wire of $1,120,000; the loan amount less the fees the lender keeps comes to $1,107,305.
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  • Wire above the single-wire authority. A wire of $1,107,305 is above the single-wire authority of the AI worker and needs a second approver.
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5. Wire release: The agent resubmits after fixing the errors

    
The agent's request. Please release the wire for the Brennan purchase on Friday, December 11, 2026: $1,107,305 to Lakeshore Escrow. Borrower cash to close is $166,020. The Closing Disclosure shows a $480 tolerance credit.

    
Verdict: Needs approval.

    
    
      
  • Wire above the single-wire authority. A wire of $1,107,305 is above the single-wire authority of the AI worker and needs a second approver.
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  • Summary. A wire of $1,107,305 to the settlement agent, with cash to close of $166,020.
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6. Delivery to the investor: A refinance delivered to Fannie Mae

    
The agent's request. Please deliver the Hale refinance to Fannie Mae on Wednesday, December 9, 2026. The unpaid balance is $412,000 and the purchase proceeds are $417,150.

    
Verdict: Blocked.

    
    
      
  • Investor commitment expires before delivery. Shipping on Wednesday, December 9, 2026 is after the investor commitment expires on Monday, December 7, 2026.
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  • Required documents missing from the file. Required documents are missing from the file in the investor stacking order (2 missing).
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  • Original note not at the custodian. The original note has not reached the document custodian.
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  • Stated purchase proceeds do not match. The request states purchase proceeds of $417,150; the validator computes $416,705 from the unpaid balance, the price, the adjustments and a lock extension of 6 day(s).
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7. Delivery to the investor: The agent resubmits after fixing the errors

    
The agent's request. Please deliver the Hale refinance to Fannie Mae on Friday, December 4, 2026. The unpaid balance is $412,000 and the purchase proceeds are $416,705.

    
Verdict: Allowed.

    
    
      
  • Summary. Purchase proceeds of $416,705 on an unpaid balance of $412,000.
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8. Post-close review: A post-close review of a refinance recorded as clean

    
The agent's request. Please record the post-close review for the Voss refinance as clean, dated Wednesday, February 10, 2027, with Closing AI as the reviewer and a desk review only.

    
Verdict: Blocked.

    
    
      
  • Post-close review past 90 days. The review is dated Wednesday, February 10, 2027, 124 days after closing; it was due 90 days after closing.
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  • Tolerance refund window passed. A tolerance refund of $650 is still owed and the review is dated Wednesday, February 10, 2027; the refund and corrected disclosure were due within 60 days of closing, by Tuesday, December 8, 2026.
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  • Review not recorded by the independent QC team. The review conclusion would be recorded by the process that originated or closed the loan; post-close review must be recorded by the independent QC team.
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  • Early payment default loan not fully reviewed. The loan went 60 days past due within its first payments, so it needs a full review, not a desk review or a skip.
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  • Marked clean with critical defects. The review is marked clean, but critical defects were found (1).
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  • Critical defects not reported to the investor. Critical defects found Tuesday, January 5, 2027 have not been reported to the investor; the report was due by Thursday, February 4, 2027.
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Narration transcript
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The text of the narrated walkthrough, step by step.

    
    
      
  1. Welcome to a demo of Predictika's Validator. JazzX describes Closing AI as the AI worker that prepares loans for closing, funding, post-close review and delivery. Working at Marlow Creek Home Loans, a fictional retail and correspondent lender, a Closing AI proposes actions on mortgage files: schedule a closing, send a Closing Disclosure, order closing documents, release a funding wire, record a post-close review, or deliver a loan to an investor. Before it goes out, the agent sends the action to Predictika, which checks it against a declarative model of the federal closing rules (the Regulation Z waiting period, tolerance buckets and right to cancel), the investor delivery terms and the lender's own policies, and against the dates and figures the agent states. It returns one verdict, every reason and the figures it computed. The rules, limits and names on this page are modeled on public practice and are illustrative.
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  2. I will start with the first request by the agent.
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  3. The agent says. Please schedule the closing for the Okafor cash-out refinance at Westbrook Title, with signing on Wednesday, November 25, 2026 and funds disbursed on Monday, November 30, 2026. The right to cancel notice will go to two people: Maya Okafor and Daniel Okafor. The rest of the request is on screen.
    4. 
      
  4. Before it goes out, the agent calls the validator.
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  5. Blocked, with six findings, all in one answer. The revised Closing Disclosure raised the APR from 6.718 to 6.871 percent, more than one eighth of a point, which restarts the three business day wait; it was received Tuesday, November 24, 2026, so the earliest signing date is Saturday, November 28, 2026 and signing is set for Wednesday, November 25, 2026. The borrower can cancel this loan for three business days after signing; with signing on Wednesday, November 25, 2026 that period ends Monday, November 30, 2026, so funds cannot move before Tuesday, December 1, 2026, and disbursement is set for Monday, November 30, 2026. 3 people hold title and each must receive the right to cancel notice, but notices are planned for only 2. The other three are on screen.
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  6. The validator returned six blocking findings in one answer. A check that reads one field at a time would pass most of this; it shows only when the choices in the request are checked against each other.
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  7. What this shows: for dates that move each other: signing, cancellation period, disbursement, lock and insurance, a rules table or checklist alone can do this only with workarounds.
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  8. Now the agent resubmits.
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  9. The corrected request. It changes the signing date to Sat Nov 28, 2026, the disbursement date to Wed Dec 2, 2026, the right to cancel notices planned to 3 and the stated earliest disbursement date to Wed Dec 2, 2026.
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  10. It calls the validator again.
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  11. Still blocked, with two findings, all in one answer. The borrower can cancel this loan for three business days after signing; with signing on Saturday, November 28, 2026 that period ends Wednesday, December 2, 2026, so funds cannot move before Thursday, December 3, 2026, and disbursement is set for Wednesday, December 2, 2026. The request gives Wednesday, December 2, 2026 as the earliest disbursement date; the validator computes Thursday, December 3, 2026.
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  12. Four findings cleared; still blocked on right to cancel period not over and stated earliest disbursement date does not match.
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  13. The agent resubmits once more.
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  14. The revised request. It changes the disbursement date to Thu Dec 3, 2026 and the stated earliest disbursement date to Thu Dec 3, 2026.
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  15. It calls the validator once more.
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  16. This time the validator clears it.
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  17. Both earlier findings are cleared, and the validator's figure matches the request.
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  18. Six problems caught in one call, fixed in two passes, and a clean action. That is the value of Predictika's validator: catching mistakes before the action runs.
    19.