Which Pre-Approval Fees Are Refundable if the Deal Falls Apart?

I’m trying to estimate the real cost of getting pre-approved before making offers. Some lenders advertise a free pre-approval, while others may charge an application or underwriting fee, then add costs for the credit report, appraisal, or a rate lock.

How do refunds usually work if:

- I withdraw because I can’t find a suitable property?
- The lender denies the loan after reviewing documents?
- The seller cancels or the purchase contract falls through?
- An appraisal or credit report has already been ordered?
- I locked an interest rate but never close?

I’m especially unsure whether an upfront application or underwriting fee is treated differently from a third-party fee, such as an appraisal. I’d also like to know whether a rate-lock fee is refundable when the borrower didn’t cause the transaction to fail.

For anyone comparing lenders, is it reasonable to request a written fee schedule showing when each charge is collected, whether it’s refundable, and what happens if the loan is denied or the seller backs out? What wording or conditions should buyers look for before paying anything?