Home Buyer's Guide to Loan Signings

Congratulations on buying your home! If you're like most buyers, the loan signing (also called the closing) can feel overwhelming. You're about to sign what feels like a mountain of paperwork, and it's perfectly normal to feel anxious about the process.

I'm Christian Nichols, an NNA Certified Signing Agent serving Western Pennsylvania. I've guided hundreds of home buyers through this process. Let me walk you through exactly what to expect at your loan signing so you can approach it with confidence.

What is a Loan Signing?

A loan signing is the final step in your home purchase where you sign all the legal and financial documents to complete your mortgage and take ownership of the property. This is when:

• You sign the promissory note (your promise to repay the loan)
• You sign the mortgage or deed of trust (securing the loan with the property)
• You review and sign the Closing Disclosure (final costs breakdown)
• You provide any remaining funds needed to close
• The property officially becomes yours

As a mobile notary and signing agent, I often come to your home, office, or another convenient location to conduct the signing. This saves you a trip to the title company and lets you sign in a comfortable, familiar environment.

Before the Signing: What to Prepare

Documents You'll Need

• Government-issued photo ID - Driver's license or passport for every buyer on the loan
• Proof of homeowner's insurance - Your lender requires this before closing
• Cashier's check or wire transfer confirmation - For your down payment and closing costs
• Your Closing Disclosure - Review this 3 days before closing (lender sends it)

Review Your Closing Disclosure

By federal law, your lender must provide your Closing Disclosure at least 3 business days before closing. This is crucial - don't skip reviewing it:

• Compare it to your Loan Estimate - the numbers should be close
• Check your loan amount, interest rate, and monthly payment
• Verify closing costs match what you expected
• Look for any unexpected fees or charges
• Call your lender immediately if something looks wrong

Key Documents You'll Sign

You'll sign many documents, but these are the most important ones:

1. Promissory Note

This is your personal promise to repay the loan. It includes your loan amount, interest rate, monthly payment amount, and what happens if you don't pay. This is the document that makes you legally obligated to repay the money.

2. Mortgage or Deed of Trust

This gives the lender a security interest in your property. If you default on the loan, this document allows the lender to foreclose. In Pennsylvania, this is typically called a mortgage.

3. Closing Disclosure (Final Review)

You'll review and sign this again at closing. It itemizes all your costs: loan amount, down payment, closing costs, prepaid items, and the final amount you need to bring to closing.

4. Initial Escrow Disclosure

Shows how your escrow account will work for property taxes and insurance. Your monthly payment includes these amounts, and the lender pays them on your behalf.

5. Truth in Lending Statement

Summarizes the total cost of your loan over its lifetime, including principal, interest, and fees. This helps you understand the true cost of borrowing.

6. Notice of Right to Cancel (Refinances Only)

For refinances, you have 3 business days to cancel the loan after signing. This doesn't apply to purchase loans - once you sign a purchase, you're committed.

The Signing Appointment: Step by Step

Step 1: Introduction and ID Verification (5 minutes)

I'll introduce myself, verify everyone's photo ID, and explain my role. As the signing agent, I'm here to guide you through the documents and notarize your signatures - but I cannot give legal or financial advice.

Step 2: Document Overview (10-15 minutes)

I'll walk you through each document, explaining what it is and where to sign and initial. For most buyer signings, you'll sign 50-150 pages depending on your lender and loan type.

Step 3: Review Key Documents (15-20 minutes)

We'll spend extra time on the critical documents like the promissory note, mortgage, and Closing Disclosure. I'll point out important numbers and terms, and you're encouraged to ask questions.

Step 4: Signing and Initialing (20-30 minutes)

You'll sign and initial where indicated. If you're married or have a co-borrower, both of you will sign most documents. Take your time - this is a big commitment.

Step 5: Notarization (5-10 minutes)

I'll notarize the documents that require it (usually the mortgage, deed, and a few others). You'll acknowledge that you're signing willingly and understand what you're signing.

Step 6: Final Review and Questions (5 minutes)

We'll make sure nothing was missed, answer any final questions, and collect your payment for the notary service. The entire process typically takes 60-90 minutes.

Common Questions Buyers Ask

"Can I get a copy of everything I sign?"

Yes! You'll receive copies of all signed documents, either immediately or within a few days from the title company. Keep these in a safe place - you'll need them for taxes and refinancing.

"What if I find an error during signing?"

Stop and point it out immediately. Small typos can often be corrected on the spot. Major errors may require new documents from the lender, which could delay closing.

"Can I ask the signing agent questions about the loan terms?"

I can explain what each document is and point out key numbers, but I cannot provide legal or financial advice. If you have concerns about the loan terms, contact your lender or real estate attorney before signing.

"What happens after I sign?"

I return the documents to the title company, they review for completeness, record the deed and mortgage with the county, and disburse funds. You typically receive keys within 24-48 hours after signing, once recording is confirmed.

"Can I back out after signing?"

For purchase loans, no - you're committed once you sign. Refinance loans have a 3-day right of rescission. If you have cold feet, address it before the signing appointment.

Tips for a Smooth Loan Signing

• Schedule enough time - Block off 90 minutes without distractions
• Choose a quiet location - Kitchen table or home office works great
• Have all borrowers present - Everyone on the loan must be there
• Bring valid photo ID - Driver's license or passport for each borrower
• Review your Closing Disclosure beforehand - Don't see it for the first time at signing
• Prepare your funds in advance - Wire or cashier's check, never personal check
• Ask questions before signing - Not after you've already signed
• Read what you're signing - Don't just sign blindly where I point

Red Flags to Watch For

While rare, here are warning signs that something might be wrong:

• Loan amount is significantly different - Should match your Closing Disclosure
• Interest rate changed - Unless you requested a float-down or rate lock expired
• Unknown fees appeared - Question any fees you didn't expect
• Cash-to-close amount is much higher - Should match what you were told
• Property address is wrong - Make sure you're buying the right house!
• Names are misspelled - Your legal name must be correct

If you spot any of these issues, stop the signing and contact your lender immediately.

After the Signing

Once we complete the signing:

• I return the documents to the title company (usually same day)
• The title company reviews for accuracy and completeness
• Documents are recorded with the county recorder's office
• Funds are disbursed to the seller and other parties
• You receive confirmation that recording is complete
• You get your keys and officially own the home!

This process typically takes 24-48 hours in Pennsylvania, though it can be faster in some counties.