Closing day, from arrival to keys

72 hours before closing

• Closing Disclosure (CD) review. Federal law requires you receive the final CD at least 3 business days before closing. Compare line-by-line against your Loan Estimate. Any change >$100 in a non-tolerance line item is a conversation.
• Wire instructions verification. Call the title company at a number you independently look up - never the number in the email. Wire fraud is the #1 closing scam.
• Final walkthrough. Within 24-48 hours. Test every faucet, outlet, appliance, garage door, HVAC, and any negotiated repair. If something is wrong, address it before closing - leverage evaporates the moment you sign.
• Cashier’s check or wire for cash to close. Most Texas title companies require wire for amounts over $1,500.

What to bring to the closing table

• Government-issued photo ID (driver license or passport). All buyers on the loan.
• Cashier’s check or wire confirmation for cash-to-close.
• Proof of homeowners insurance (declarations page + paid receipt for the first year). Usually pre-sent to the lender.
• Your phone for two-factor authentication on any digital signatures.
• Patience. Block 90 minutes. Don’t schedule anything important right after.

The signing sequence

1. ID check & notary swearing-in. The closer notarizes your signatures as you sign.
2. Loan documents (lender side). Promissory Note, Deed of Trust, Truth-in-Lending, escrow disclosures, occupancy affidavit, IRS 4506-C, errors-and-omissions, first-payment letter. This is the bulk of the stack.
3. Title documents. Owner’s policy, survey affidavit, T-47 residential affidavit (Texas-specific), homestead designation.
4. Closing Disclosure final. You initial the final figures - should match the CD you got 3 days ago.
5. Settlement Statement (ALTA). Itemized debits and credits for both buyer and seller.
6. Deed. Signed by seller (often the day before). You receive a copy; the original goes to the county clerk for recording.
7. Keys - usually handed over after funding (see below).

Funding vs. signing - they’re not the same

In Texas, signing happens first. Then the title company sends the file to the lender, the lender reviews, then wires funds - this is funding. Recording at the county clerk happens after funding. You don’t legally own the home until recording.

Same-day funding is standard if you sign before noon. Sign in the afternoon and funding may push to next business day. Don’t plan a move-in for the same evening as an afternoon signing.

Four red flags - pause the signing if you see any

1. The CD numbers changed materially overnight. If your cash-to-close is >$500 different from what you got 3 days ago and no one warned you, stop and demand reconciliation. The TILA/RESPA rules exist to protect you.
2. Last-minute wire instruction email. If you receive new wire instructions the day-of by email, hang up everything and call the title company directly. Almost certainly fraud.
3. Promised repair isn’t done. If a seller-promised repair from the inspection amendment is not complete, request a holdback escrow at the closing table. Don’t accept a verbal “they’ll do it next week.”
4. The rate or program is different. If the loan product on the Note doesn’t match what you locked, stop. Re-disclosure may be required and a 3-day TRID clock can restart.

After you sign

• Save the entire closing package digitally - you’ll need the Settlement Statement and 1098 for taxes.
• File your homestead exemption with your county appraisal district as soon as you take possession. Texas allows you to file the year of purchase if it’s your principal residence. This can save $500-$3,000+ annually.
• Set up auto-pay for the mortgage. First payment is typically 30 days after the first of the month following closing.
• Don’t buy a car for 6 months. No new debt while your loan is still in early servicing windows.