Mortgage closing day checklist: what to bring, review, and sign
Closing day is where a mortgage becomes final. This checklist covers every document to bring, every number to verify before you sign, and the questions to ask your closing agent so you leave with keys — not surprises.
Closing day is one of the highest-stakes signings of your life — dozens of pages, a large wire transfer, and a legal commitment. Preparation is the difference between a smooth closing and an expensive surprise at the table.
What to bring to closing
- Government-issued photo ID (bring two)
- Homeowner's insurance binder (showing lender as loss payee)
- Copy of signed purchase agreement
- Closing Disclosure (your copy, marked up with questions)
- Wire transfer confirmation or cashier's check
- Loan amount matches CD
- Interest rate matches
- Monthly P&I matches
- Loan term (30yr / 15yr)
- No prepayment penalty (QM loans)
- No balloon payment
- Closing costs match CD within tolerance
Step-by-step closing process
- 1Review your Closing Disclosure at least 3 business days before closing
The lender is required to provide your Closing Disclosure (CD) at least 3 business days before closing. Compare it line-by-line with your Loan Estimate. Under TRID rules, some charges cannot change (lender origination fees, rate, points), some can change by up to 10% (third-party services on the approved list), and some can change freely (prepaid interest, homeowner's insurance). Flag any discrepancies before closing day — not at the table.
- 2Confirm your wire transfer or cashier's check amount
Never wire money based on instructions in an email — wire fraud is a major closing risk. Call your title company or escrow officer using a phone number from their official website to confirm the exact wire amount and bank account details. Bring a cashier's check if your title company accepts one (typically under $10,000; above that amount most require a wire). Confirm the exact amount 24–48 hours before closing.
- 3Bring required identification and documents
Government-issued photo ID (typically two forms: driver's licence + passport or state ID). If married and the spouse is not on the loan, they may still need to sign. Bring your homeowner's insurance binder showing the lender as loss payee. Bring your checkbook for any last-minute adjustments. If paying by wire, bring your wire confirmation number.
- 4Verify the final loan terms at the table
Before signing, verify: (1) loan amount matches the CD, (2) interest rate matches (fixed or initial ARM rate), (3) monthly P&I matches, (4) loan term (30 year, 15 year), (5) prepayment penalty — should be "none" for a standard QM loan, (6) balloon payment — should be none. Use the CFPB's Closing Disclosure explainer to identify each section before you arrive.
- 5Do a final walk-through before the closing table
The final walk-through (typically 24 hours before closing) verifies: agreed repairs are complete, no new damage since the inspection, all included appliances and fixtures are present, utilities are on for testing. If repairs are incomplete, you can request a credit or delay closing. Document everything with photos and bring your purchase agreement to compare against.
- 6Sign and fund
At the table you will sign 30–50+ pages. Key documents: the Note (your promise to repay), the Deed of Trust or Mortgage (lender's security interest in the property), the Closing Disclosure, and the Right of Rescission notice (refinances only — you have 3 business days to cancel). Ask the closing agent to explain any document you do not understand. Keep a full copy of the closing package.
Documents you will sign at closing
| Document | What it does | Key thing to check |
|---|---|---|
| Promissory Note | Your personal promise to repay the loan | Rate, term, payment amount, late fee amount |
| Deed of Trust / Mortgage | Lender's security interest in the property | Property legal description, borrower name spelling |
| Closing Disclosure | Final itemized cost statement | Compare against your 3-day-old CD copy |
| Initial Escrow Statement | Projects 12-month escrow deposits and payments | Insurance and tax amounts are correct |
| Right of Rescission | 3-day cancellation right (refinances only) | Rescission deadline dates are correct |
| Transfer Tax / Deed | Transfers ownership from seller to buyer | Your name is spelled correctly; property address is correct |
External references
- CFPB — Understanding your Closing Disclosure
- CFPB — TRID rules and tolerances
- FBI IC3 — Real estate wire fraud alerts
- ALTA — State-by-state closing process guide
- CFPB — File a complaint about closing issues
Common questions
What is the difference between the Closing Disclosure and the HUD-1?
The Closing Disclosure (CD) replaced the HUD-1 Settlement Statement for most mortgage transactions in October 2015, as part of the TRID rule (TILA-RESPA Integrated Disclosure). The CD is a 5-page document that mirrors the Loan Estimate format, making it easier to compare costs. For seller-financed transactions and reverse mortgages, the HUD-1 is still used. If your closing predates TRID, you received a HUD-1.
What is wire fraud at closing and how do I avoid it?
Closing wire fraud occurs when criminals intercept email communications between you and the title company and send fake wire instructions. The FBI's IC3 (Internet Crime Complaint Center) reports hundreds of millions in real estate wire fraud annually. Prevention: (1) never wire money based on email instructions, (2) always call the title company directly using a phone number from their official website, (3) confirm the wire recipient account number verbally on the phone before sending, (4) call back to confirm receipt within 30 minutes of sending.
Can closing costs change between the Loan Estimate and Closing Disclosure?
Under TRID rules, lender charges (Section A) and transfer taxes cannot increase at all. Third-party service charges on the required provider list can increase by a maximum of 10% in aggregate. Charges for services you chose your own provider for and prepaid items (interest, insurance, escrow) can change freely. If charges increased in a "zero tolerance" category, the lender must reimburse the overcharge within 3 calendar days of closing.
Do I need to bring my own real estate attorney to closing?
It depends on your state. In attorney-closing states (NY, MA, CT, GA, SC, and others), an attorney must be present by law. In escrow states (CA, WA, OR, TX), a title company or escrow officer handles closing without an attorney. Even in escrow states, you can hire your own attorney to review documents — particularly useful for complex transactions. The American Land Title Association (ALTA) has state-by-state closing process information.
What happens if I find a mistake at the closing table?
Do not sign documents with errors. Common fixable mistakes: typos in name or address, wrong loan amount, wrong rate, missing credit. Some errors can be corrected on the spot (the closer notates and initials the correction, both parties initial). Significant errors — wrong loan type, wrong rate, fee overcharges — may require closing to be rescheduled. You have the right to refuse to sign and leave. Contact the CFPB at consumerfinance.gov/complaint if the lender refuses to correct legitimate errors.
Review closing costs before you get to the table with the closing costs guide — or use the Loan Estimate guide to compare your estimates with the final Closing Disclosure.