query: what happens if your loan is pulled right before closing

Do you mean pulled for an audit?

Lenders have quality control department who have always been able to pull a loan for a spot audit prior to closing. Sometimes the selection is random, but I find a pre-closing audit is usually triggered by a red flag of some kind.

We had a closing cancelled this week when the lender did a last minute audit and re-verified employment. They found the borrower had just quit her job. That was a good call by a lender who probably sensed something was wrong.

We'll invoice the customer for the title work we performed on her file.