Closing Day Guide: What to Expect and Bring

It's closing day. You've been working toward this for months. Today you sign papers, hand over money, and get keys to your new home. But what actually happens? Where do you go? What do you sign? How long does it take? What if something goes wrong?

Closing day in Washington is different from other states. Washington is an "escrow state" where a neutral third party handles the closing. You typically don't sit across from the seller. You might not even close on the same day. Understanding the process helps you know what to expect and avoid surprises.

In this article, you'll learn:

How closing works in Washington (escrow state)
What happens on closing day step-by-step
What documents you'll sign
What to bring to closing
How long closing takes
When you get the keys
What can go wrong and how to handle it
Real Seattle closing day examples

This article is for you if: Your closing date is approaching and you want to know what to expect.

How Closing Works in Washington

Washington Is an Escrow State

What this means:

Neutral third party (escrow company) handles closing
Buyer and seller typically don't meet
May close on different days
Escrow coordinates everything

Different from other states:

Some states: Buyer and seller sit together at closing table
Some states: Attorney conducts closing
Washington: Escrow company conducts closing separately

Benefits:

Less confrontational
More flexible scheduling
Neutral party ensures fairness
Protects both parties

The Escrow Company's Role

What escrow does:

Holds earnest money
Coordinates with lender
Prepares closing documents
Collects funds from buyer and lender
Pays off seller's mortgage
Pays real estate commissions
Pays closing costs
Records deed
Disburses funds to seller
Provides keys to buyer

Escrow is neutral:

Doesn't represent buyer or seller
Follows instructions from purchase agreement
Ensures all conditions met
Protects both parties

Timeline: When Things Happen

Typical Washington closing timeline:

3 days before closing:

Receive Closing Disclosure
Review and verify all numbers
Wire funds to escrow (or bring cashier's check)

1-2 days before closing:

Final walk-through
Verify home condition
Confirm repairs completed

Closing day (buyer):

Sign documents at escrow office
Typically morning or early afternoon
Takes 30-60 minutes

Closing day (seller):

Sign documents at escrow office
May be same day or different day
May be before or after buyer

After both parties sign:

Escrow verifies all documents signed
Escrow verifies all funds received
Escrow records deed at county
Recording typically happens same day or next business day

After recording:

Escrow disburses funds
Buyer gets keys
Ownership transfers

Seattle example:

Closing date: Friday, May 10
Wednesday, May 8: Receive Closing Disclosure, wire funds
Thursday, May 9: Final walk-through
Friday, May 10, 10am: Buyer signs at escrow office
Friday, May 10, 2pm: Seller signs at escrow office
Friday, May 10, 3pm: Deed recorded
Friday, May 10, 4pm: Buyer gets keys

What to Bring to Closing

Required Items

1. Government-issued photo ID:

Driver's license
Passport
State ID
Must be current (not expired)
Escrow will make copy

Why: Verify your identity, prevent fraud

2. Cashier's check (if not wiring):

Made payable to escrow company
Exact amount specified by escrow
From your bank
Personal checks not accepted

Why: Pay remaining closing costs

Note: Most buyers wire funds before closing, so cashier's check not needed

3. Proof of homeowners insurance:

Declarations page or binder
Shows coverage effective on closing date
Shows lender as mortgagee
Usually already provided to lender

Why: Lender requires proof before funding loan

4. Proof of wire transfer:

Wire confirmation from your bank
Shows amount, date, recipient
Escrow should already have funds, but bring proof

Why: Confirm funds sent

Optional But Helpful Items

5. Copy of purchase agreement:

For reference
In case questions arise
Verify terms

6. Copy of Closing Disclosure:

Review before signing
Compare to final documents
Verify numbers match

7. Checkbook:

For small unexpected costs
Typically not needed
Escrow prefers cashier's check or wire

8. Pen:

You'll sign many documents
Escrow provides, but bring your own

9. Questions list:

Write down any questions
Ask escrow officer
Don't leave confused

What NOT to Bring

Don't bring:

Cash (not accepted)
Personal checks (not accepted for large amounts)
Children (distracting, closing takes time)
Friends/family (unless they're on the loan)
Pets

Who should attend:

You (required)
Your spouse/partner (if on loan)
Your agent (optional but recommended)

Documents You'll Sign

Overview

How many documents:

Typically 50-100 pages
Most are lender documents
Some are escrow documents
Some are informational (don't sign)

How long it takes:

30-60 minutes to sign
Escrow officer explains each document
Ask questions if confused
Don't rush

What you're signing:

Loan documents (if financing)
Deed
Closing statement
Disclosures
Affidavits

Key Loan Documents (If Financing)

1. Promissory Note:

Your promise to repay the loan
Shows loan amount, interest rate, payment schedule
Legally binding contract
Most important document

What it says:

"I promise to pay $720,000 plus interest"
Payment amount and due date
Consequences of default

2. Deed of Trust (Mortgage):

Gives lender security interest in property
Allows lender to foreclose if you don't pay
Recorded at county
Stays on record until loan paid off

What it says:

"If I don't pay, lender can foreclose"
Lender's rights
Your obligations

3. Closing Disclosure:

Final loan costs
You already received 3 days ago
Sign to acknowledge receipt and accuracy

4. Initial Escrow Disclosure:

Shows escrow account details
Property taxes and insurance
Monthly escrow payment

5. Truth in Lending (TIL) Statement:

Shows APR, finance charges, total payments
Helps you understand loan cost

6. Right to Cancel (Refinance Only):

3-day right to cancel
Only for refinances, not purchases
Purchases don't have right to cancel

7. Occupancy Affidavit:

Certify you'll live in home (if owner-occupied loan)
Certify it's your primary residence
Lender requires for owner-occupied rates

8. Compliance Agreement:

Agree to sign additional documents if needed
Correct errors
Provide missing information

Key Escrow Documents

9. Settlement Statement (HUD-1 or Closing Disclosure):

Shows all money in and out
Buyer's costs
Seller's costs
How funds distributed

10. Deed:

Transfers ownership from seller to you
Recorded at county
Proves you own the property

Types of deeds in Washington:

Warranty Deed: Seller guarantees clear title (most common)
Bargain and Sale Deed: Seller doesn't guarantee clear title
Quitclaim Deed: Seller transfers whatever interest they have (rare for purchases)

11. Affidavit of Title:

Seller certifies no liens or claims against property
Seller certifies no undisclosed issues
Protects buyer

12. Bill of Sale:

Transfers personal property (appliances, etc.)
Separate from deed
Lists included items

13. Homeowners Association Documents (if applicable):

Acknowledge receipt of HOA documents
Agree to follow HOA rules
Certify you reviewed CC&Rs

Step-by-Step: What Happens on Closing Day

Before You Arrive

Escrow prepares:

All documents printed and organized
Funds verified (your wire, lender's wire)
Final numbers calculated
Appointment scheduled

You prepare:

Review Closing Disclosure
Gather required items (ID, proof of insurance, wire confirmation)
Arrive on time
Bring questions

At the Escrow Office

Step 1: Check in (5 minutes)

Arrive at escrow office
Check in with receptionist
Wait in lobby (usually brief)
Escrow officer greets you

Step 2: Verify identity (5 minutes)

Show government-issued ID
Escrow officer verifies identity
Escrow makes copy of ID
Prevents fraud

Step 3: Review documents (10-15 minutes)

Escrow officer explains each document
Shows you where to sign
Answers questions
Don't rush, take your time

Key documents to review carefully:

Promissory Note (loan amount, interest rate, payment)
Deed of Trust (lender's rights)
Closing Disclosure (final costs)
Deed (your name spelled correctly)

Step 4: Sign documents (20-30 minutes)

Sign each document
Initial where required
Date where required
Escrow officer witnesses

Signing tips:

Sign exactly as your name appears on loan
Use same signature throughout
Ask questions if confused
Don't sign anything you don't understand

Step 5: Verify funds (5 minutes)

Escrow confirms your wire received
Escrow confirms lender's wire received
All funds accounted for
Ready to close

Step 6: Final questions (5 minutes)

Ask any remaining questions
Clarify anything unclear
Get contact information for future questions

Step 7: Leave (you're done!)

Escrow keeps all documents
You receive copies (usually mailed later)
Wait for escrow to call with keys
Typically same day

Total time: 30-60 minutes

After You Leave

Escrow's next steps:

Verify all documents signed correctly
Verify seller has signed (if not already)
Prepare documents for recording
Send to county recorder

Recording:

Deed and deed of trust sent to county
County records documents
Makes ownership official
Typically same day (if before 2-3pm)

After recording:

Escrow disburses funds
Pays off seller's mortgage
Pays real estate commissions
Pays closing costs
Sends remaining funds to seller

You get keys:

Escrow calls when recording complete
Pick up keys at escrow office
Or agent delivers keys
Or keys left at property

Seattle example:

Sign at 10am
Seller signs at 2pm
Deed recorded at 3pm
Keys available at 4pm

When You Get the Keys

Timing

Typical timeline:

Sign documents: Morning or early afternoon
Recording: Same day (if before 2-3pm cutoff)
Keys: Same day after recording

Factors affecting timing:

When you sign
When seller signs
When lender funds loan
County recorder's schedule
Time of day

Seattle example:

Sign at 10am: Keys by 4pm same day
Sign at 3pm: Keys next business day (if recording cutoff missed)

How You Get Keys

Options:

1. Pick up at escrow office:

Most common
Escrow calls when ready
Go to escrow office
Sign key receipt

2. Agent delivers:

Agent picks up from escrow
Meets you at property
Hands over keys
Convenient

3. Keys left at property:

In lockbox
Under mat
With neighbor
Less common, less secure

4. Seller hands over:

Rare in Washington
May happen if seller still at property
Awkward if relationship is strained

What You Receive

Keys:

House keys (all copies)
Garage door opener
Mailbox key
Gate key (if applicable)
Shed key (if applicable)

Other items:

Garage door opener codes
Alarm codes (if applicable)
HOA documents (if not already received)
Appliance manuals (if seller left them)
Warranty information

Verify you have:

All keys work
Enough keys for household
Garage door opener works
Mailbox key works

What Can Go Wrong (And How to Handle It)

Issue 1: Lender Doesn't Fund on Time

Problem:

Lender delays funding
Can't close until lender sends money
Closing delayed

Causes:

Missing documents
Last-minute underwriting issue
Lender error
Wire transfer delay

Solution:

Contact lender immediately
Provide any missing documents
Escalate to lender's manager
May delay closing 1-2 days

Seattle example:

Scheduled closing: Friday
Lender doesn't fund until Monday
Closing delayed to Monday
Buyer stays in rental over weekend

Issue 2: Seller Doesn't Sign

Problem:

Seller doesn't show up to sign
Seller refuses to sign
Seller has emergency

Causes:

Seller changed mind
Seller's moving delayed
Seller has emergency
Seller out of town

Solution:

Contact seller's agent
Determine reason
Negotiate resolution
May delay closing
May cancel contract (if seller breaches)

Seattle example:

Seller has family emergency
Can't sign on Friday
Agrees to sign Monday
Closing delayed to Monday

Issue 3: Recording Delayed

Problem:

County recorder's office closed
Recording cutoff missed
Holiday
Technical issue

Causes:

Signed too late in day
County office closed early
Holiday
Computer system down

Solution:

Recording happens next business day
Keys delayed until recording complete
No action needed, just wait

Seattle example:

Sign at 3pm Friday
Recording cutoff: 2pm
Recording happens Monday
Keys available Monday afternoon

Issue 4: Wire Transfer Problem

Problem:

Your wire doesn't arrive
Wrong amount
Wrong account
Bank error

Causes:

Bank error
Wrong wiring instructions
Wire fraud (rare but serious)
Timing delay

Solution:

Contact your bank immediately
Verify wire was sent
Provide wire confirmation to escrow
May delay closing until funds arrive

Seattle example:

Wire sent Thursday
Doesn't arrive by Friday morning
Bank investigates
Wire arrives Friday afternoon
Closing proceeds

Issue 5: Last-Minute Title Issue

Problem:

Title company finds lien
Judgment against seller
Unpaid taxes
Other title defect

Causes:

Issue not discovered earlier
Recent lien filed
Error in title search

Solution:

Seller must clear title issue
May delay closing
May require seller to pay off lien
Title insurance may cover

Seattle example:

Closing day: Lien discovered
Seller's contractor filed lien
Seller pays off lien
Closing delayed 2 days

Issue 6: Final Walk-Through Problem

Problem:

Damage discovered at final walk-through
Repair not completed
Item missing

Causes:

Damage during moving
Seller didn't complete repair
Misunderstanding about included items

Solution:

Negotiate credit at closing
Delay closing until fixed
Escrow holdback
Accept as-is (if minor)

Seattle example:

Final walk-through: Refrigerator missing
Seller thought it was excluded
Negotiated $1,500 credit at closing
Buyer purchases new refrigerator

Issue 7: Closing Disclosure Error

Problem:

Error on Closing Disclosure
Numbers don't match expectation
Fee higher than expected

Causes:

Calculation error
Fee increased
Miscommunication

Solution:

Review Closing Disclosure carefully
Question any discrepancies
Lender must correct errors
May trigger new 3-day waiting period

Seattle example:

Closing Disclosure shows $2,000 higher closing costs
Buyer questions
Lender discovers error
Corrected Closing Disclosure issued
Closing delayed 3 days

After Closing: Next Steps

Immediate (Same Day)

1. Get keys:

Pick up from escrow or agent
Verify all keys work
Change locks (recommended)

2. Take possession:

Visit your new home
Take photos/videos
Celebrate!

3. Secure property:

Lock all doors and windows
Set alarm (if applicable)
Check all entry points

First Week

4. Change locks:

Hire locksmith
Change all exterior locks
Cost: $100-$300
Peace of mind

5. Set up utilities:

Transfer or start service
Electric, gas, water, sewer, garbage
Internet, cable
See Utilities Setup Seattle

6. Update address:

USPS mail forwarding
Driver's license
Voter registration
Bank accounts
Credit cards
Employer
Insurance

7. Meet neighbors:

Introduce yourself
Get contact information
Learn about neighborhood

8. Locate important items:

Water shut-off valve
Gas shut-off valve
Electrical panel
Sewer cleanout

First Month

9. Set up home maintenance plan:

Schedule HVAC service
Schedule gutter cleaning
Create maintenance calendar
See Home Maintenance Plan

10. Organize home records:

Create file for home documents
Store closing documents
Store warranties
Store manuals
See Home Records and Warranty

11. Review property tax:

Understand your property tax bill
Set up payment method
See Property Tax Basics WA

12. Enjoy your new home!

Common Closing Day Questions

Q: Can I move in before closing?

A: No. You don't own the home until closing is complete and deed is recorded. Moving in before closing is risky and usually prohibited by contract.

Exception: Seller may allow early possession with separate agreement, but not recommended.

Q: Can I do a final walk-through on closing day?

A: Yes, but not ideal. Better to do final walk-through 1-2 days before closing. Gives time to address issues if found.

If you must do same-day walk-through: Do it early in morning before signing.

Q: What if I can't make it to closing?

A: You have options:

Reschedule closing (with seller's agreement)
Sign via Power of Attorney (someone signs for you)
Mobile notary (escrow officer comes to you)

Power of Attorney:

Must be prepared in advance
Must be specific to this transaction
Must be notarized
Lender must approve

Answer questions
Review documents
Provide support
Coordinate key pickup

Q: What if seller hasn't moved out?

A: Problem. Seller should be moved out before closing. If not:

Delay closing until seller moves out
Negotiate rent-back agreement (seller rents from you after closing)
Not recommended to close if seller still in home

Q: When does my first mortgage payment start?

A: Typically 30-45 days after closing.

Example:

Close: May 10
First payment: July 1 (skips June)

Why: Mortgage payments are paid in arrears (for previous month). Your May payment would be for May, but you only owned home for part of May, so you skip June and start July.

Q: Can I cancel after signing?

A: No. Purchases don't have right to cancel. Once you sign, you're committed.

Exception: Refinances have 3-day right to cancel, but purchases don't.

Summary: Key Takeaways

Washington is an escrow state: neutral third party handles closing, buyer and seller don't meet
Bring: government-issued ID, proof of insurance, wire confirmation
You'll sign 50-100 pages of documents in 30-60 minutes
Key documents: Promissory Note, Deed of Trust, Closing Disclosure, Deed
Escrow officer explains each document, ask questions if confused
After signing, escrow records deed at county (typically same day)
You get keys after recording is complete (typically same day)
Common issues: lender funding delays, seller doesn't sign, recording delays
If problems arise, work with your agent and escrow to resolve
After closing: change locks, set up utilities, update address, enjoy your new home!

Next Steps

Review Closing Disclosure (received 3 days before closing)
Wire funds 1-2 days before closing
Do final walk-through 1-2 days before closing
Gather required items (ID, proof of insurance, wire confirmation)
Arrive on time to escrow office
Review and sign documents (30-60 minutes)
Wait for keys (typically same day after recording)
Take possession and celebrate!

Related articles:

Additional Resources

Escrow companies in Seattle:

Chicago Title
First American Title
Fidelity National Title
Old Republic Title

County recorder:

King County Recorder's Office: kingcounty.gov/depts/records-licensing
Recording hours and fees

Your team:

Escrow officer: Conducts closing, answers questions
Agent: Attends closing (optional), coordinates key pickup
Lender: Funds loan, provides loan documents
Attorney: Legal advice (if needed)