What to Do Before You Sign at Closing

What happens on closing day

Closing day is when you sign the final paperwork, transfer the money, and officially own the house. The closing agent (usually a title company or attorney) walks you through each document, you sign them, funds move from your lender to the seller's side, and the deed is recorded with the county. The whole process typically takes two to four hours, though some of that time is waiting for the title company to coordinate with your lender and the seller's agent.

You will not be surprised by anything on closing day if you have already reviewed the key documents and confirmed the numbers match what you expected. Most problems that arise at closing — wrong loan terms, missing inspections, title issues, or funding delays — could have been caught and fixed earlier. This checklist helps you catch them before you walk into the closing office.

Key Takeaways

• Request the Closing Disclosure at least three business days before closing so you can compare it to your Loan Estimate and catch any changes to your loan terms or costs.
• Do a final walkthrough of the property within 24 hours of closing to confirm the agreed-upon repairs were completed and nothing new is broken.
• Bring a government-issued photo ID, proof of homeowners insurance, and a cashier's check or arrange a wire transfer for your down payment and closing costs.
• Confirm your lender has ordered the final title search and that no new liens or claims have appeared since your initial title report.
• Review the settlement statement (HUD-1 or Closing Disclosure) line by line with the closing agent to verify every fee and credit matches your expectations.

Review your Closing Disclosure three days before closing

Your lender is required to send you a Closing Disclosure at least three business days before closing. This document shows your final loan amount, interest rate, monthly payment, and all closing costs. Compare it directly to the Loan Estimate you received when you first locked your rate. Look for changes in the loan amount, interest rate, monthly payment, or any new fees that were not on the estimate.

If numbers have changed, call your lender immediately and ask why. Some changes are normal — property taxes or insurance estimates may shift slightly, or a credit for a seller concession might appear. Other changes should not happen: your interest rate should not move if you locked it, and lender fees should not increase without explanation. If you spot an error or an unexplained fee, the lender has time to correct it before closing.

Do not assume the closing agent will catch these errors. You are the only person who has seen both the estimate and the disclosure side by side. Bring a printed copy of both documents to closing so you can point out any discrepancies to the closing agent.

Confirm your homeowners insurance is in place

Your lender will not fund the loan without proof that homeowners insurance is active on the property. Contact your insurance agent at least one week before closing and confirm that your policy is bound (meaning it is in effect) and that the lender is listed as the mortgagee. Ask the agent to send a proof of insurance or binder directly to your lender's closing department.

Bring a copy of your insurance declaration page to closing as well. The closing agent will ask to see it, and having it on hand prevents last-minute delays. If your insurance is not confirmed by closing day, your lender can refuse to fund, which stops the entire transaction.

Do a final walkthrough within 24 hours of closing

Schedule a final walkthrough of the property as close to closing day as possible — ideally the morning of closing or the day before. Bring a copy of your purchase agreement so you can check off any repairs or replacements the seller agreed to make. Look for obvious damage, confirm that appliances or fixtures that were supposed to stay are still there, and verify that any agreed-upon repairs (roof, foundation, HVAC) have actually been completed.

If you find that a repair was not done or something is broken that was not broken during your inspection, contact your real estate agent immediately. Depending on your contract terms, you may be able to ask the seller to complete the work before closing, reduce the purchase price, or hold money in escrow to cover the repair. The longer you wait to report a problem, the fewer options you have.

Take photos or video of any damage or incomplete work so you have documentation if a dispute arises later. Do not assume the seller will fix something after closing — once you own the house, the repairs are your responsibility.

Verify the title search and confirm no new liens exist

Your lender ordered a title search when you first made an offer. The title company should order a final title search a few days before closing to make sure no new liens, judgments, or claims have been filed against the property since the initial search. Ask your closing agent to confirm that the final search has been ordered and to send you a copy of the results.

Review the final title report carefully. It should show that the seller has clear title to the property and that any liens (like a mortgage or property tax lien) will be paid off at closing from the sale proceeds. If a new lien or judgment appears, the title company will not issue title insurance until it is resolved. This can delay closing, so catching it early gives everyone time to work it out.

Arrange your down payment and closing costs funds

Your closing agent will tell you the exact amount you need to bring to closing — this is your down payment plus your share of closing costs, minus any credits from the seller. Most closing agents require this money to arrive by wire transfer the day before closing, not by personal check or cash. Contact your lender or closing agent at least one week before closing to get the wire instructions and the exact amount.

Do not wire money until you have confirmed the wire instructions directly with your closing agent by phone. Wiring fraud is common in real estate — scammers intercept emails and send fake wire instructions to buyers. Call the closing agent's office using the phone number on their official website, not a number from an email, and read back the wire details to confirm they are correct.

If you are bringing a cashier's check instead of wiring, get it from your bank a day or two before closing and bring it to the closing office. Some closing agents will not accept personal checks.

Bring the right documents and ID to closing

Bring a government-issued photo ID (driver's license or passport), your proof of homeowners insurance, and either your cashier's check or confirmation that your wire transfer has been sent. Bring a pen and your reading glasses if you use them — you will be signing many pages.

If you have a co-buyer, both of you need to attend closing and bring ID. Some lenders require both borrowers to be present in person; others allow one person to sign if the other has signed a power of attorney. Ask your lender ahead of time what they require.

Bring a list of questions or concerns you have about any of the documents. The closing agent is there to explain what you are signing, and it is normal to ask for clarification. Do not sign anything you do not understand.

Review the settlement statement line by line at closing

The closing agent will give you a settlement statement (called a Closing Disclosure or HUD-1, depending on your loan type) that itemizes every cost and credit in the transaction. Go through it line by line with the closing agent before you sign anything. Confirm that your down payment amount is correct, that your closing costs match what was on the Closing Disclosure, and that any seller credits or concessions are listed.

Check the property address, the loan amount, the interest rate, and the monthly payment one more time. Verify that the seller's existing mortgage and any other liens will be paid off from the sale proceeds. If anything looks wrong or different from what you expected, stop and ask the closing agent to explain it before you sign.

The closing agent works for the title company, not for you or the lender, so they have no stake in rushing you through. Take your time and ask questions. Once you sign, you own the house and any mistakes become your problem.

Frequently Asked Questions

What if I find a problem during my final walkthrough?

Contact your real estate agent immediately. Depending on your contract, you may be able to ask the seller to complete the repair, reduce the purchase price, or hold money in escrow. The sooner you report it, the more options you have. If the problem is serious enough that you do not want to proceed, you may be able to back out, though this depends on your contract terms and the reason for the problem.

Can I back out of closing if I find something wrong?

It depends on what you find and what your contract says. If the seller failed to disclose a known defect or did not complete an agreed-upon repair, you may have grounds to renegotiate or walk away. If you simply changed your mind, you will likely lose your earnest money deposit. Talk to your real estate agent or attorney about your specific situation before closing.

What happens if my lender does not fund by closing time?

Closing can be delayed by a few hours while the lender processes the final wire transfer. If the lender has not funded by the end of the business day, the closing agent will reschedule closing for the next day. This is rare if you have been in communication with your lender throughout the process. If you are concerned, call your lender's closing department the day before closing to confirm they are on track to fund.

Do I have to sign every document the closing agent puts in front of me?

You should read and understand every document before you sign it. If something does not match what you agreed to or what was on your Closing Disclosure, ask the closing agent to explain it or correct it. You have the right to refuse to sign something you do not agree with, though this will delay or stop the closing.

What should I do with my keys and documents after closing?

The closing agent will give you a copy of the deed, the title insurance policy, and other closing documents. Keep these in a safe place — you will need them if you ever sell the house or refinance. The seller's agent will give you the keys, garage door openers, and any manuals or warranties for appliances and systems. Take photos of the meter readings and the condition of the house so you have a record of what you received.