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Closing day often surprises buyers who weren't briefed on what to expect. Understanding the people in the room, the documents you'll sign, and the funds you'll transfer — in advance — turns an intimidating process into a predictable one.
The Closing Disclosure: read it before you arrive
Federal law requires your lender to provide a Closing Disclosure (CD) at least three business days before closing. This document details every cost in your transaction: your final loan terms, interest rate, monthly payment, cash to close, and an itemized list of every fee. Read it carefully and compare it to your Loan Estimate from early in the process. If numbers have changed materially and you haven't been told why, ask before closing day.
Who will be in the room
In most Florida transactions, a closing attorney or title company closing agent presides. Your buyer's agent may attend. Your lender is typically not present — their work is done once the loan is cleared to close and the funds are wired to the title company. The seller and their agent may close at the same time or separately. Some closings are now conducted via remote online notarization, where no one physically gathers at the same table.
The documents you'll sign
- Promissory Note: your legal promise to repay the loan with the exact terms, interest rate, and payment schedule.
- Deed of Trust (or Mortgage): the document that pledges the property as collateral for the loan. Recorded in public records.
- ALTA Settlement Statement: a full accounting of all money changing hands — your funds in, seller proceeds out, and all fees paid.
- Initial Escrow Disclosure: if your loan includes escrow, this shows how taxes and insurance will be collected and paid.
- Right of Rescission (refinances only): gives you 3 business days to cancel a refinance if you change your mind.
What to bring to the closing
- Government-issued photo ID — some companies require two forms.
- Cashier's check or wire confirmation for your cash-to-close amount (personal checks are generally not accepted for large closing amounts).
- Any outstanding documents requested by the title company or lender.
- Your checkbook (minor last-minute adjustments do occasionally happen).
Common last-minute delays and how to avoid them
- Title issues: unpaid liens, ownership disputes, or errors in public records. Your title company researches this in advance — ask for an update 5 days before closing.
- Last-minute credit changes: opening new accounts or taking on new debt before closing can trigger a re-underwrite and delay or kill the loan. Do not apply for any new credit between pre-approval and closing.
- Appraisal gaps: if the home appraises for less than the purchase price, someone has to make up the difference — or the deal restructures. Know your contract's appraisal contingency.
- Wire fraud: confirm wire instructions by phone with your title company using a number you found independently — not one from an email. Wire fraud is common and irreversible.