Prep & send initial disclosures
LO owns disclosures — sent and e-signed before the processing handoff.
Overview
The LO owns initial disclosures — prepped, sent, and e-signed before the file is handed to processing. This is the compliance-heaviest moment in the LO's portion of the file: the Loan Estimate and initial disclosure package, delivered inside the TRID window, with intent to proceed captured.
The mechanics run through the lender's portal, not Arive — and each lender's portal works a little differently. The flow below is the common shape; lender-specific quirks live in each portal.
The TRID clock
The Loan Estimate must go out within 3 business days of application. The lender systems enforce this — you won't be able to quietly miss it — but understand what's driving the urgency: once the application is complete, the clock is running, and disclosure prep is a now-task, not a when-I-get-to-it task.
The sequence
1. Build the fees
Start from the fee template for your lender and adjust for the file. The LE is only as good as the fee sheet behind it.
2. Export the file from Arive → import to the lender portal
Export the loan from Arive (MISMO/FNM file) and import it into the lender's portal. The export carries whatever is in Arive — accurate or not — which is one more reason the 1003 review upstream matters. Garbage in Arive becomes garbage on the LE.
Scribe walkthrough pending — exporting the MISMO/FNM file from Arive.
3. Generate and send the disclosure package
The lender's portal generates the LE and initial disclosure package and sends it to the borrower for e-signature. The borrower signs in the lender's system — they'll get the email from the lender's platform, not from Arive.
Tell the borrower to expect it: which lender's name will be on the email, and that it needs signing promptly. An unexpected email from a lender they've never heard of is an email that sits unopened — or gets deleted as phishing.
4. Intent to proceed
Captured as a checkbox/acknowledgment inside the eSign package — signing the package captures it. No separate step.
5. Monitor signatures — chase at 48 hours
If the package isn't signed within 48 hours, the LO chases — personal text or call, not another automated email. Unsigned disclosures stall everything downstream: the handoff shouldn't happen until disclosures are signed, which means Hunter and Danielle can't start.
When signed: flip the Arive milestone to Disclosure Sent — manually, every time. Same pattern as Pre-Approved: nothing updates it automatically, and the internal pipeline tools key off the milestone. This milestone is also the gate for the handoff — a file whose milestone never moved is a file the system thinks is still in pre-approval.
Fee callback: the credit report fee
From Pull credit: if you paid for the credit pull and want reimbursement at closing, the credit report fee must be a line item on these initial disclosures. This is the moment that decision gets locked in. No disclosure, no reimbursement.
Common pitfalls
Not warning the borrower about the lender email
The signing request comes from a company name the borrower may not recognize. Two minutes of expectation-setting prevents three days of "check your spam folder."
Exporting a stale or wrong file
Whatever's in Arive at export time is what the lender portal builds disclosures from. Changed the loan amount, fixed the property address, updated income? Re-verify Arive is current before exporting.
Forgetting the milestone flip
Signed disclosures with a stale milestone means the file is invisible in the right places and the handoff gate looks unmet. Signed = milestone flipped.
Sitting on unsigned disclosures
48 hours, then chase. Every day unsigned is a day Hunter and Danielle can't start, on a contract timeline that doesn't pause.
What happens next
Disclosures signed, milestone flipped — now submit the processing handoff. Hunter and Danielle take the file from here.
Who to ask if you're stuck
Lender portal issues (import failures, disclosure errors): the lender's account executive, or Bryce.
Fee questions on an unusual file: Bryce or Dean.
TRID timing questions: Bryce — don't guess on compliance.