Mortgage Broker Invoice Template
Borrower-paid compensation and third-party costs, tied to the disclosures. Free PDF.
A mortgage broker's compensation is disclosed, not invoiced — it appears on the Loan Estimate within three business days of application and again on the Closing Disclosure. So this document is not a second bill: it is the itemisation behind figures the borrower has already been shown, and its job is to agree with them exactly.
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INVOICE
Issued
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Issued by
Cornerstone Mortgage Partners
400 Lending Way Suite 210 28202 Charlotte, NC United States compliance@cornerstonemortgage.example |
Bill to
Ifeoma and Daniel Achebe
77 Providence Road 28211 Charlotte, NC United States achebe.home@example.com |
| Description | Qty | Rate | Tax | Amount |
|---|---|---|---|---|
Broker compensation — borrower paid 1.75% of a $412,000 loan amount, per the signed agreement | 1 | $7,210.00 | — | $7,210.00 |
Appraisal Third-party cost, paid to the appraisal management company | 1 | $625.00 | — | $625.00 |
Credit report and verification Third-party cost, tri-merge report for two borrowers | 1 | $95.00 | — | $95.00 |
Flood certification Third-party cost, life-of-loan determination | 1 | $22.00 | — | $22.00 |
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What to put on a mortgage broker invoice
- The loan number and the borrower, matched to the file the disclosures were issued under
- Which compensation model applies — borrower-paid or lender-paid — since it can only be one
- Compensation as a percentage of the loan amount and the resulting dollar figure
- Third-party costs passed through: appraisal, credit report, flood certification
- A reference to the Loan Estimate and Closing Disclosure the figures must agree with
- Your NMLS number, and the company's
Questions
Can a broker be paid by both the borrower and the lender?
No. Federal rules under Regulation Z permit compensation from one source or the other on a given loan, never both, and compensation may not vary with the loan's terms other than the amount of credit. Which model applies has to be settled before the loan is placed and stated on the paperwork.
Does the borrower get an invoice at all?
Often not. Where compensation is lender-paid there is nothing to bill the borrower, and where it is borrower-paid it is collected at closing through the settlement statement. A document like this exists to itemise and explain, which is why it must reconcile to the Closing Disclosure rather than sit alongside it.
Where do appraisal and credit report fees belong?
As pass-through third-party costs at what they actually cost, separate from your compensation. They are disclosed separately for the same reason: they are not your fee, and merging them makes your compensation look larger than it is.
Ready to bill for it?
The template opens in the editor with these lines already on it. Change what you like, download the PDF.
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