Closing attendees vary by state:

Attorney states (Florida, Georgia, New York, Massachusetts, and others): a real estate attorney presides over the closing, often representing the title company. The buyer, the buyer's agent, and sometimes the seller (or seller's attorney) are present. The closing is a formal legal proceeding.

Title company states (most of the western U.S.): a title officer or escrow officer conducts the signing. The buyer typically signs separately from the seller. The buyer's agent may or may not attend.

Standard attendees on the buyer side: you (and your co-borrower if applicable), your real estate agent, and the closing attorney or title officer. The lender is typically not present physically but may attend by phone. Sellers often sign separately at a different time.

Remote and mail-away closings: increasingly common; documents are notarized remotely via RON (Remote Online Notarization) in states that allow it, or signed and returned by overnight mail. Confirm with your title company and lender whether in-person closing is required for your loan type.

What to bring:
• Government-issued photo ID (driver's license or passport)
• A second form of ID if required by your title company
• Cashier's check (if bringing a check) or wire confirmation number — most title companies require certified funds
• Proof of homeowners insurance (the policy binder should already be on file with your lender)
• Any outstanding documents the title company or lender requested

What you sign (approximately 100-150 pages):
• Closing Disclosure — the final itemized breakdown of all loan costs, credits, and cash to close
• Promissory Note — your personal promise to repay the loan under the stated terms
• Deed of Trust (or Mortgage) — the document that grants the lender a security interest in the property
• Right to Cancel notice (for refinances, not purchases)
• Title insurance affidavits — confirming you are who you say you are and the property has no undisclosed claims
• Various lender disclosure forms, IRS forms, and state-required addenda

Read the Closing Disclosure carefully — it should match the Loan Estimate you received at application. Any discrepancy should be resolved with the lender before the closing appointment.

Wire the closing funds the day before closing, not the morning of. Wire cutoff times vary by bank (typically 3-5 PM ET for same-day processing). A wire sent at 9 AM that misses the title company's bank cutoff forces a 24-hour delay. Wire from a bank account, not a brokerage account (transfers between accounts add a step and a day). Confirm receipt with the title company by phone the afternoon before closing.

When you get the keys: in most states, keys are delivered at the closing table immediately after signing is complete. However: in some markets and some transactions, the keys aren't released until recording is confirmed — which may be same-day or next business day depending on the county recorder's office hours. Confirm with your agent and title company before planning your moving truck.

Immediately after closing:
• Record the deed (your title company handles this automatically)
• File for homestead exemption in Florida (deadline: March 1 of the year following purchase; saves $500K in SOH cap protection permanently)
• Register your appliance warranties
• Change the locks (you don't know how many key copies exist from prior owners, contractors, and agents)
• Locate the main water shutoff, electrical panel, and HVAC system locations in the first 24 hours