Loan Estimate cost section for required mortgage services where the borrower generally does not choose the provider.
Services you cannot shop for are required mortgage services listed on the Loan Estimate where the borrower generally does not choose the provider.
This section matters because it helps borrowers understand which loan-related services are required but not practically controlled by the borrower. The borrower may still pay for the service, but the lender or process may determine who performs it.
It also matters when comparing estimates. A borrower can compare these charges across lenders, but that is different from shopping for the individual provider directly.
Borrowers see this label on the Loan Estimate and then compare it with the related final section on the Closing Disclosure.
The phrase becomes practical when a borrower asks, “Can I choose someone cheaper for this item?” For this section, the answer is usually no for that specific service in that file.
| Disclosure label | What it tells the borrower |
|---|---|
| Services you cannot shop for | The service is required and the borrower generally does not choose the provider |
| Services You Can Shop For | The service is required, but the borrower may be able to choose from allowed providers or shop independently |
| Loan Costs | The broader section where these service charges appear |
| 10% Cumulative Tolerance | A fee-change rule that can apply to certain grouped charges, depending on the facts |
| Fee label | Why it may appear here |
|---|---|
| Appraisal Fee | The lender usually orders the valuation rather than letting the borrower choose the appraiser |
| Credit Report Fee | The lender needs credit information for qualification and underwriting |
| Underwriting Fee | The lender is charging for risk-review work tied to the file |
| Tax Service Fee | The lender or servicer may need tax monitoring tied to the collateral |
| Flood Certification Fee | The lender needs a flood-status check for the property |
A borrower sees an appraisal-related service listed under services they cannot shop for. The borrower can compare that line across lender offers, but cannot usually hire a different appraiser directly for that lender’s mortgage file.
Services you cannot shop for differ from Services You Can Shop For because the borrower generally does not control provider selection in the non-shoppable section.
They differ from Closing Costs because closing costs are the broad total, while this label is a specific form section inside the loan-cost area.
They also differ from Zero-Tolerance Charges. Zero tolerance is a fee-change rule; services you cannot shop for is a disclosure label that helps organize required service charges.