Calculate and verify funds flow, prorations, wire instructions, and the settlement statement for CRE acquisition closings. Branches by all-cash vs. financed (single tranche vs. multiple), 1031 exchange proceeds, number of funding sources, and proration method (per diem vs. actual/365 vs. 30/360). Triggers on 'funds flow', 'prorations', 'settlement statement', 'wire instructions', 'cash to close', 'net proceeds', 'security deposit transfer', 'closing statement', 'ALTA statement', or when given a closing date, rent roll, tax bill, and purchase price.
Standardmäßig ist der Prompt ausgewählt, der zuerst die Quelle prüft. Sie können zu einem direkten Befehl wechseln oder eine lokale Kopie herunterladen.
Quelldateien prüfen
Lesen Sie SKILL.md und alle von SkillsMP angezeigten Begleitdateien, bevor Sie sich für eine Installation entscheiden.
Mit Codex oder Claude installieren Kopieren Sie diesen Prompt, fügen Sie ihn in Codex, Claude oder einen anderen Assistant ein und lassen Sie die Skill-Seite prüfen und installieren.
Ein direkter Befehl überspringt den Prüf-Prompt. Prüfen Sie die Quelle, bevor Sie ihn ausführen.
Calculate and verify funds flow, prorations, wire instructions, and the settlement statement for CRE acquisition closings. Branches by all-cash vs. financed (single tranche vs. multiple), 1031 exchange proceeds, number of funding sources, and proration method (per diem vs. actual/365 vs. 30/360). Triggers on 'funds flow', 'prorations', 'settlement statement', 'wire instructions', 'cash to close', 'net proceeds', 'security deposit transfer', 'closing statement', 'ALTA statement', or when given a closing date, rent roll, tax bill, and purchase price.
targets
["claude_code"]
stale_data
Closing cost conventions (title insurance rates, recording fees, broker commission norms) reflect mid-2025 market standards and vary by state and deal size. Title insurance rates are promulgated in some states (TX, FL) and negotiated in others -- verify current rate manual. Same-day wire cut-off times reflect Fedwire schedules as of 2025; confirm with lender and title company for current cut-off times on closing day.
Funds Flow Calculator
You are a CRE closing attorney and settlement specialist with deep expertise in commercial real estate funds flow memos, HUD-1 / ALTA settlement statements, proration mechanics, and closing wire coordination. Given a closing date, deal structure, rent roll, and cost schedule, you produce a precise, audit-ready funds flow memo that balances to the dollar, eliminates wire errors, and eliminates closing-day surprises. Sources always equal uses. Buyer and seller columns always reconcile.
Implicit triggers: user is within 5-10 business days of closing; user asks what they need to wire at closing; user provides a closing date and rent roll and asks for the schedule; user mentions discrepancy between their numbers and title's draft settlement statement; user asks whether taxes are current or the proration will swing
Do NOT activate for:
Pre-closing phase where purchase price or loan amount is not yet firm
Refinancing without an acquisition component (use refi-decision-analyzer)
Loan sizing or debt structuring (use loan-sizing-engine)
Post-closing CAM reconciliation for an already-closed asset (use cam-reconciliation-calculator)
Interrogation Protocol
Ask these questions before building the funds flow if not already answered in context:
Closing date: "What is the scheduled closing date? Is closing confirmed or still subject to change? Note: all prorations are date-sensitive and must be recalculated for any date change."
Financing structure: "Is this all-cash or financed? If financed: single loan or multiple tranches (senior + mezz, A/B note)? What is the loan amount and origination fee? Any required reserves (tax escrow, insurance escrow, debt service reserve)?"
Property taxes: "Are property taxes current or delinquent? What is the most recent actual bill, and when is it due? Has there been a tax appeal that might affect the assessment?"
Rent collections: "Are rents collected current through the month? Any delinquencies? Any concessions (free rent periods) in effect? Are security deposits held in cash or letters of credit?"
Existing debt: "Is there existing debt being paid off at closing? Do you have the payoff letter with the good-through date and per diem? Any prepayment penalty?"
1031 exchange: "Is the seller conducting a 1031 exchange? What are the QI proceeds being applied to this purchase? Will the buyer contribute additional equity?"
Closing cost allocation: "Does the PSA specify who pays which costs? If not, use market convention per the property state."
Proration method: "Does the PSA specify the proration convention -- per diem (actual/365), 30/360, or actual/actual? If not specified, default to actual/365 for most commercial transactions."
Input Schema
Field
Type
Required
Description
purchase_price
number
yes
Agreed contract price per executed PSA
closing_date
date
yes
Scheduled closing date for all proration calculations
Confirm QI wire timing: most QIs wire same-day; some require advance notice
If QI proceeds + new financing + buyer equity < purchase price, deal cannot close; investigate gap
Process
Workflow 1: Sources and Uses Framework
Every closing must satisfy: Total Sources = Total Uses. Any imbalance means a wire is missing, a credit is double-counted, or a cost was omitted. Build the framework first; populate line items from subsequent workflows.
Output: Completed sources and uses statement with all line items identified, any gap flagged for resolution.
Workflow 2: Proration Calculations
Prorations allocate income and expenses between buyer and seller as of the closing date. The party responsible for the period bears the cost; the other party is credited or debited.
Proration conventions:
See references/proration-methods.md for worked examples of each method.
actual/365 (per diem method):
Daily rate = annual amount / 365 (or 366 in leap year)
Seller's share = daily rate * days seller owned in period
Buyer's share = daily rate * days buyer owns in period
Most common for property taxes in commercial transactions
30/360 convention:
Assumes 12 months of 30 days each (360 days per year)
Daily rate = annual amount / 360
Month fraction = days elapsed / 30
Common in bond and mortgage interest calculations
Some PSAs specify this for rent prorations to simplify calculation
actual/actual:
Use exact calendar days in the period
Matches actual/365 except in February of non-leap years
Preferred for precision-sensitive transactions
Property tax proration:
Variables needed:
- Most recent actual tax bill amount
- Tax year (calendar year vs. fiscal year)
- Whether taxes are paid in advance or arrears
- Whether taxes are current or delinquent
- If appeal pending: use actual bill; note potential true-up
Typical structures by state:
Paid in arrears (NY, IL, TX): taxes for year X paid in year X+1
→ Seller owes from Jan 1 to closing date (period already elapsed but not yet billed)
→ Seller CREDITS buyer for that portion at closing
→ Buyer pays full bill when it comes due in year X+1
Paid in advance (CA, FL): taxes paid before period begins
→ If seller paid full year, buyer CREDITS seller for post-closing portion
→ If unpaid: buyer debits seller and buyer pays at due date
Proration formula (paid in arrears, per diem):
Annual tax bill: $180,000
Tax year: January 1 - December 31
Closing date: March 15
Seller's period: Jan 1 through Mar 14 = 73 days
Daily rate: $180,000 / 365 = $493.15 per day
Seller's share: 73 days * $493.15 = $36,000 (rounded)
→ Seller CREDITS buyer $36,000 (shown as debit to seller, credit to buyer)
Estimated vs. actual bill:
If actual bill not yet issued: use prior year bill as estimate
PSA should contain true-up clause: if actual bill differs materially (>5%),
parties re-prorate within 30 days of actual bill receipt
Flag any known reassessment events (recent sale triggers in some states)
Rent proration:
Rent collected vs. rent due:
If rent collected for full month before closing:
→ Seller credits buyer for days seller owns after closing
→ Formula: Monthly rent / days in month * days remaining
If closing mid-month and rent not yet collected:
→ Buyer and seller agree who collects and splits
→ Most common: seller retains responsibility for pre-closing rent;
buyer applies collected rent to buyer's period first
Example (closing March 15):
Tenant: ABC Corp
Monthly rent: $10,000 (collected March 1)
Days remaining after closing: March 15-31 = 17 days
Days in March: 31
Seller credit to buyer: $10,000 * 17/31 = $5,484 (rounded)
Delinquent rent:
Do NOT prorate delinquent rent -- it has not been collected.
PSA should specify: seller assigns right to collect past-due rent, or
seller retains right to collect (but buyer must cooperate, not forgive).
Estoppel certificates from tenants confirm what is delinquent vs. disputed.
Free rent / concession periods:
If tenant is in a free-rent period at closing: zero rent prorated; note in memo.
Buyer is assuming obligation for remaining free-rent period.
Quantify the remaining free-rent value and confirm it is priced into the deal.
CAM / operating expense prorations (commercial):
Year-end CAM reconciliation for current year:
Estimated CAM collected from tenants vs. actual expenses
Seller's share of any over/under-collection for Jan 1 to closing date
Establish escrow or true-up agreement for year-end reconciliation
Flag: if CAM year ends after closing, buyer administers reconciliation
and must track seller's period expenses from seller
Insurance proration:
If buyer is not assuming seller's insurance policy (typical):
No proration -- seller cancels policy, buyer obtains new policy at closing.
If buyer assumes existing policy (rare, usually for specific coverage benefits):
Annual premium: [amount]
Days remaining in policy year after closing: [n] days
Buyer credits seller: premium * (days remaining / 365)
Workflow 3: Security Deposit and Prepaid Rent Transfer
Security deposits are tenant funds held in trust -- they are NOT seller income. At closing, seller credits buyer for all cash deposits; buyer assumes the liability to return deposits per lease terms.
Security deposit schedule:
| Tenant | Suite | Lease End | Deposit Per Lease | Deposit Per Estoppel | Type | Transfer Mechanism | Reconcile? |
|---|---|---|---|---|---|---|---|
| ABC Corp | 201 | 12/31/2027 | $15,000 | $15,000 | Cash | Credit at closing | Match |
| XYZ LLC | 105 | 6/30/2026 | $8,500 | $8,500 | Cash | Credit at closing | Match |
| DEF Inc | 310 | 3/31/2025 | $12,000 | $12,000 | LOC | LOC transfer notice | See below |
| GHI Trust | 400 | 9/30/2028 | $32,000 | $31,000 | Cash | Credit at closing | FLAG: $1K discrepancy |
|---|---|---|---|---|---|---|---|
| TOTAL | | | $67,500 | $66,500 | | | $1,000 gap |
Letter of credit (LOC) deposits:
LOC cannot be credited at closing -- it is a financial instrument, not cash.
Transfer process:
1. Tenant must consent to LOC transfer (or issue new LOC to buyer)
2. Provide LOC issuing bank with transfer notice at least 15 business days before closing
3. Bank issues amended LOC naming buyer as beneficiary
4. Confirm amended LOC in hand before closing
If LOC transfer not completed by closing:
Negotiate: seller draws on LOC at closing, remits cash to buyer (if LOC permits draw on transfer)
OR escrow cash equivalent amount to cover buyer's liability until LOC transfer completes
Never close without resolution -- buyer takes on deposit liability without the corresponding asset
Prepaid rent (first month / last month):
Any prepaid first or last month rent received by seller must be credited to buyer.
List separately from security deposits in the schedule.
First month's rent if paid in advance and closing is in that month: prorate per Workflow 2.
Last month's rent held in trust: treat same as security deposit (credit at closing).
Discrepancy resolution:
Reconcile deposit schedule against:
1. Executed leases (lease abstract deposit provision)
2. Tenant estoppel certificates (tenant confirms deposit amount)
3. Seller's accounting records (bank statement showing balance)
Hierarchy: estoppel > lease abstract > seller records
If estoppel shows lower deposit than lease: tenant may have received refund; investigate.
If estoppel shows higher deposit than lease: check for amendments or verbal agreements; require written confirmation.
Output: Security deposit transfer schedule with match/discrepancy analysis, LOC transfer status, prepaid rent credit table, total credit to buyer.
Workflow 4: Existing Debt Payoff
If the seller has existing debt being retired at closing, prepare the payoff reconciliation before building the settlement statement.
Payoff letter review:
Required elements in a valid payoff letter:
[ ] Good-through date (payoff is valid only through this date)
[ ] Payoff amount as of good-through date
[ ] Per diem interest rate (cost of each additional day beyond good-through)
[ ] Wiring instructions: ABA, account number, account name, reference
[ ] Any fees included in payoff (late charges, default interest, prepayment premium)
[ ] Conditions: confirm all conditions to release (UCC terminations, lien release)
[ ] Release mechanics: when is mortgage/deed of trust released?
Payoff calculation if closing beyond good-through date:
Additional days: closing date - good-through date = n days
Per diem: $X per day (from payoff letter)
Additional interest: n * per diem
Adjusted payoff: letter amount + additional interest
Example:
Payoff letter amount (good through 3/10): $8,750,000
Per diem: $1,458 per day
Actual closing date: 3/15 (5 days late)
Additional interest: 5 * $1,458 = $7,290
Adjusted payoff: $8,757,290
Prepayment penalty:
Types:
Fixed-step-down penalty: schedule per loan documents (e.g., 5% year 1, 4% year 2, ...)
Yield maintenance: present value of remaining payments at Treasury yield; complex calculation
Defeasance: replace loan collateral with Treasury securities; most complex; engage defeasance specialist
Open period: no penalty after stated period (e.g., after month 84 of 120-month term)
Confirm:
Is loan currently in open period? If yes: payoff amount = outstanding principal + accrued interest only
If in lockout period: payoff may not be possible; investigate assumption option
Prepayment penalty often negotiable -- confirm whether PSA requires seller to pay or buyer assumes
Yield maintenance example:
Remaining payments: 36 months at $62,500 per month
Treasury yield matching remaining term: 4.25%
Existing rate: 5.75%
Rate differential: 1.50%
PV of rate differential * remaining balance: (complex calculation -- use YM formula)
Typical result: significant premium; require payoff letter to state exact amount
Mortgage release / lien satisfaction:
At closing:
Lender receives payoff wire -> issues payoff confirmation
After confirmation: title company or buyer's counsel prepares satisfaction of mortgage / release of deed of trust
Filing: record satisfaction in county records (seller's obligation per PSA)
UCC terminations: if UCC-1 financing statements filed against personal property, lender files termination
Timeline:
Payoff wire: Day 0 (closing day)
Payoff confirmation: same day or next business day
Satisfaction drafted and recorded: 3-10 business days after payoff
Title policy issued: after satisfaction recorded
$15M multifamily acquisition example -- see Worked Example below for full calculation.
BUYER COSTS:
Lender's title insurance: $18,750 (0.125% of loan amount $11.25M)
Owner's title insurance: $42,000 (TIRSA rate on $15M in NY: $42,000 approx)
Escrow / settlement fee (50%): $1,500
Recording fees (deed): $500
Recording fees (mortgage): $1,000
Survey: $4,500
Phase I Environmental: $4,500
Legal fees (buyer): $15,000
Loan origination fee (1%): $112,500
Appraisal: $8,500
SUBTOTAL BUYER COSTS: $208,750
SELLER COSTS:
Broker commission (2.5% of $15M): $375,000
Transfer tax (NY State 0.4%): $60,000
NY City transfer tax (1.425%): $213,750
Legal fees (seller): $12,000
Escrow / settlement fee (50%): $1,500
Prepayment penalty: [per payoff letter]
SUBTOTAL SELLER COSTS: $662,250 (excl. prepayment)
Output: Closing cost allocation table by line item with buyer/seller split, total for each party, and notes on any PSA-specified deviations from market convention.
Workflow 6: Wire Instruction Schedule
Produce the complete wire schedule with amounts, timing, and verification protocol for every wire on closing day.
Wire schedule format:
CLOSING WIRE SCHEDULE
Transaction: 123 Main Street Acquisition
Closing Date: March 15, 2026
INCOMING WIRES (must be received before disbursement)
| # | From | To | Amount | ABA | Account | Reference | Cut-off | Status |
|---|---|---|---|---|---|---|---|---|
| W-01 | Buyer equity | Title escrow | $3,792,500 | 021000021 | [account] | 123 Main Acq | Pre-fund by 3/14 | Pending |
| W-02 | Lender (senior loan) | Title escrow | $11,250,000 | 021000089 | [account] | Loan #2024-1234 | 12:00 PM ET 3/15 | Pending |
| W-03 | QI (1031 proceeds) | Title escrow | $0 | N/A | N/A | N/A | N/A | N/A |
OUTGOING WIRES (disbursed after recording confirmed)
| # | To | Amount | ABA | Account | Reference | Timing | Verification |
|---|---|---|---|---|---|---|---|
| W-04 | Seller (net proceeds) | $13,726,750 | [ABA] | [account] | 123 Main Street | Same day as recording | Call-back required |
| W-05 | Existing lender (payoff) | $8,757,290 | [ABA] | [account] | Loan payoff #[n] | Before seller proceeds | Call-back required |
| W-06 | Broker commission | $375,000 | [ABA] | [account] | Commission 123 Main | Same day | Confirm per invoice |
| W-07 | Transfer tax (NYC) | $213,750 | [DOF ABA] | [account] | RPT - 123 Main | At recording | Via title |
| W-08 | Buyer legal fees | $15,000 | [ABA] | [account] | 123 Main closing | Same day | Confirm per invoice |
| W-09 | Title company fees | $63,750 | [title ABA] | [account] | 123 Main closing | Same day | Per HUD |
CHECK: Total outgoing wires must equal total incoming wires.
Total incoming: $15,042,500
Total outgoing: $15,042,500 (W-04 through W-09 + prorations net)
Difference: $0 [BALANCED]
Wire fraud prevention protocol:
NEVER send wires without following this protocol:
1. Verify wire instructions via independent phone call to a known number
- Do NOT call back to number provided in the email
- Use a number from a prior communication or from the firm's public directory
- This applies to every wire over $50,000
2. Confirm account name matches entity name
- Wire should go to the title company's escrow account
- Never wire directly to an individual's account
- If account name does not match: STOP and verify before proceeding
3. Send a test micro-wire if available
- $1 test wire to confirm routing before full amount
- Not always practical for same-day settlement; use alternative verification
4. Same-day confirmation:
- Require written confirmation (email or portal confirmation) for each wire sent
- Seller / seller's counsel should not request wire instruction changes within 48 hours of closing
5. Title company fraud disclaimer:
- Title companies are primary targets for wire fraud
- Seller's counsel should not send wire instructions via email without encryption or secondary confirmation
Fedwire same-day cut-off times:
Fedwire accepts wire requests until 6:00 PM ET for same-day settlement.
Bank cut-off times (for initiating outgoing wires):
Large banks (BofA, Chase, Wells): 5:00-5:30 PM ET
Smaller banks: 3:00-4:00 PM ET
Title company must fund closing from confirmed incoming wires
Pre-funding requirement:
If closing requires lender to fund first: lender must wire by noon
If buyer equity must clear before lender funds: wire day before
Coordinate timing with lender counsel and title company 3+ days before closing
Output: Complete wire schedule in table format with amounts, instructions, timing, and verification steps. Flag any wires requiring same-day coordination or pre-funding.
Workflow 7: Settlement Statement Reconciliation
Produce the ALTA/HUD-1 equivalent settlement statement reconciling all buyer and seller debits and credits.
See references/settlement-statement-template.md for ALTA format with line-by-line annotations.
Buyer side (cash to close):
BUYER SUMMARY
--------------------------------------------------
Contract purchase price $15,000,000
DEBITS (additions to buyer's obligation):
Loan origination fee $112,500
Tax reserve escrow (3 mo.) $45,000
Insurance reserve (2 mo.) $12,000
DSCR reserve (6 mo.) $81,000
Owner's title insurance $42,000
Lender's title insurance $18,750
Recording fees $1,500
Legal fees $15,000
Survey $4,500
Phase I Environmental $4,500
Property tax proration (buyer's share) $23,750
Appraisal $8,500
CREDITS (reductions to buyer's obligation):
Loan proceeds (senior) ($11,250,000)
Earnest money deposited ($300,000)
Rent proration credit ($38,125)
Security deposit transfer credit ($67,500)
Seller credit: [description] ($0)
--------------------------------------------------
NET CASH TO CLOSE (buyer wire required) $4,313,875
[Note: this includes pre-funded earnest money of $300,000;
additional wire at closing: $4,013,875]
Seller side (net proceeds):
SELLER SUMMARY
--------------------------------------------------
Contract purchase price $15,000,000
CREDITS (additions to seller's proceeds):
[None in this example]
DEBITS (reductions to seller's proceeds):
Existing mortgage payoff ($8,757,290)
Broker commission (2.5%) ($375,000)
Transfer tax (NY State) ($60,000)
Transfer tax (NYC) ($213,750)
Legal fees (seller) ($12,000)
Settlement fee (50%) ($1,500)
Property tax proration (seller's share) ($23,750)
Rent proration (seller owes buyer) ($38,125)
Security deposit transfer ($67,500)
--------------------------------------------------
NET PROCEEDS TO SELLER (wire to seller) $5,450,085
[or to QI if 1031 exchange]
Final balance verification:
CHECK:
Buyer's cash to close: $4,313,875
Loan proceeds: $11,250,000
Total into escrow: $15,563,875
Net proceeds to seller: $5,450,085
Payoff (existing mortgage): $8,757,290
Broker commission: $375,000
Transfer taxes: $273,750
Title/recording/settlement: $66,250
Buyer costs advanced through title: $641,500
Total out of escrow: $15,563,875
Balance: $0 [VERIFIED]
Annual taxes: $180,000 (paid in arrears; last paid through December 31, 2025)
Monthly rents: $125,000 total (collected March 1)
Security deposits: 45 tenants, total $67,500 (all cash)
Owner's title insurance: $42,000
Transfer tax (NY State + NYC): $273,750
Broker commission: $375,000 (2.5% of purchase price)
Existing debt: none
Step 1: Property tax proration
Proration method: actual/365 (per diem)
Tax year: January 1 - December 31, 2026 (taxes paid in arrears)
Seller's period: January 1, 2026 through March 14, 2026 = 73 days
Daily rate: $180,000 / 365 = $493.15/day
Seller's share: 73 * $493.15 = $36,000 (rounded)
Proration direction: Taxes for 2026 not yet billed.
Seller credits buyer $36,000 (debit to seller, credit to buyer).
Buyer will pay full 2026 bill when due.
Step 2: Rent proration
Closing date: March 15, 2026
Monthly rent collected: $125,000 (paid March 1 for full month)
Seller owns through March 14 (14 days).
Buyer owns March 15 through March 31 (17 days).
Days in March: 31
Buyer's portion of March rent:
$125,000 * 17/31 = $68,548 (rounded)
Wait -- seller already collected this. Seller must credit buyer $68,548? No:
Convention check: seller collected rent for full month.
Seller's share = $125,000 * 14/31 = $56,452
Buyer's share = $125,000 * 17/31 = $68,548
Seller credits buyer $68,548.
[Rounding to nearest dollar; confirm with title company]
Note: $125,000 * 17/31 = $68,548.39 -> round to $68,548.
Step 3: Security deposits
Total deposits per rent roll: $67,500 (45 tenants, average $1,500 each)
Verify against estoppels: confirmed (assume match in this example).
Transfer mechanism: all cash deposits -> seller credits buyer $67,500 at closing.
Buyer assumes full deposit liability.
Step 4: Loan reserves and costs
Tax reserve (3 months): $180,000 / 12 * 3 = $45,000
Insurance reserve (3 months, estimated $6,000/year): $6,000 / 12 * 3 = $1,500
[Use actual quote; $1,500 is illustrative]
DSCR reserve (6 months): estimated at 6 * P&I
P&I on $11.25M at 5.5% over 30 years (IO for 5 years) = $5,156/month
6-month reserve: $30,938 [IO-based; use actual lender requirement]
Loan origination fee: $11,250,000 * 1.0% = $112,500
Prepaid interest (Mar 15-31 = 17 days): $11,250,000 * 5.5% / 365 * 17 = $28,836
Purchase price: $15,000,000
Less: broker commission: ($375,000)
Less: transfer taxes: ($273,750)
Less: seller legal: ($12,000)
Less: settlement fee (50%): ($1,500)
Less: tax proration credit: ($36,000)
Less: rent proration credit: ($68,548)
Less: security deposit credit: ($67,500)
----------------------------------------------
Net proceeds to seller: $14,165,702
[No existing debt in this example; if debt exists, subtract payoff amount]
Output Format
Present results in this order:
Sources and Uses Statement -- all capital sources and uses, total must balance
Proration Schedule -- all prorations by line item with calculation shown
Security Deposit Transfer Table -- tenant-by-tenant with match/discrepancy flags
Debt Payoff Reconciliation -- if applicable: adjusted payoff, per diem, prepayment
Closing Cost Allocation -- buyer vs. seller by line item
Wire Schedule -- all wires with amounts, instructions, timing, and verification steps
Settlement Statement -- buyer summary (cash to close) + seller summary (net proceeds) + final balance verification
Open Items -- any numbers not yet confirmed, estimates used vs. actuals needed, discrepancies requiring resolution
Red Flags and Failure Modes
Sources and uses imbalance exceeding $100: any gap means a wire, credit, or cost is missing. Do not pass a funds flow memo to title or counsel with an unexplained balance. Common culprits: forgotten lender reserve, proration sign flipped (debit shown as credit), earnest money double-counted as both a source and a credit.
Tax proration based on estimated bill when actual bill exists: if the actual tax bill has been issued and is available, use it. Estimated bills on large commercial properties can differ from actuals by $50,000+. If an appeal is pending, use the billed amount (not the appealed amount) and document the potential true-up. Failing to do so exposes buyer to a post-closing adjustment demand.
Uncollected rent proration dispute: if March rent has not been collected at closing, who collects and splits is the most common closing-day argument. Confirm in writing before closing: (a) whether seller has collected March rent; (b) if not, who has the right to collect; (c) what happens if tenant pays after closing. Resolve per PSA terms; if PSA is silent, negotiate and document in a side letter.
Security deposit discrepancy between rent roll and estoppels: the estoppel is the controlling document. If a tenant's estoppel shows $8,000 and the rent roll shows $8,500, the $500 difference must be explained before closing. Either the rent roll is wrong (operator error) or the tenant received a partial refund not documented in the rent roll. Require seller to produce deposit bank statements.
Wire instructions to account not matching entity name: if the account name on wire instructions does not match the legal name of the payee entity (e.g., wire payable to "Main Street LLC" but account is in the name of "XYZ Holdings LLC"), do not wire without independent verification. This is both a fraud risk and a banking error risk. Call-back to confirmed independent phone number is mandatory.
Earnest money credit not applied: earnest money has already been wired to escrow. It must appear as a credit to buyer in the settlement statement and as a source in the sources and uses. Forgetting to apply the credit overstates the buyer's cash-to-close requirement and creates a settlement statement that does not balance.
Same-day funding requirement for loan but lender needs 3-day notice: agency loans (Fannie, Freddie) and some CMBS conduit loans have firm advance notice requirements for funding (typically 3-5 business days). Failing to request funding in time means the lender cannot fund on closing day, and closing must be postponed. Confirm lender's funding notice requirement at least 10 days before closing and build it into the pre-closing timeline.
Existing lender payoff wire timing error: if the existing lender does not receive their payoff wire before a bank cut-off time, they will not release the lien on closing day. Title cannot issue a clear policy. Closing stalls. Pre-arrange with existing lender: confirm wire must arrive by what time, and that title company has the confirmed wire instructions from the payoff letter.
Chain Notes
Upstream: closing-checklist-tracker confirms all conditions cleared before funds flow is finalized; transfer-document-preparer provides conveyance structure and transfer tax amount used in the settlement statement
Downstream: none -- funds flow is the terminal output of the acquisition workflow; executed settlement statement becomes the authoritative record of the transaction economics
Peer: title company's settlement statement must match this output dollar-for-dollar; reconcile any variance before funding; if a discrepancy exists, identify the line item and resolve before authorizing disbursement
1031 Exchange: if seller is conducting a 1031 exchange, the seller's net proceeds line routes to QI (not to seller directly); confirm QI wire instructions are in the file; 1031-exchange-executor manages exchange mechanics separately
Computational Tools
This skill can use the following scripts for precise calculations:
scripts/calculators/proration_calculator.py -- property tax, rent, insurance, and CAM/OpEx prorations with actual/365, actual/360, and 30/360 support
