Florida closing step by step — for Canadian buyers

Before closing: 7 days, 3 days, 1 day

7 days before

• Title commitment finalized.
• Home insurance bound.
• Written loan commitment received (if financed).
• Final walk-through scheduled.

3 days before

• Closing Disclosure delivered (TRID requirement).
• Line-by-line verification with the Loan Estimate.
• Wire details received — verify by phone (anti wire fraud).

1 day before

• Final walk-through performed.
• Funds wire initiated if international (can take 1–3 business days).
• Documents reviewed.

Documents at closing

Buyer side

• Closing Disclosure or ALTA Settlement Statement.
• Deed (standard Warranty Deed).
• Mortgage / Note if financed.
• Title insurance policy (owner's + lender's).
• Various affidavits (foreign person status, etc.).
• FIRPTA Affidavit from seller (Non-Foreign Person Affidavit) — otherwise 15 % buyer withholding.
• Bill of Sale for personal property included.
• Survey (if ordered).
• Insurance binder.

Seller side

• Deed signed before notary public.
• Settlement Statement.
• Affidavit of title attesting no defects created since title commitment.
• FIRPTA Affidavit if non-foreign person.
• 1099-S for IRS reporting.

Physical presence

At the closing agent, in a meeting room. Typical duration: 1–2 hours for full signing.

Bring:

• Valid Canadian passport.
• Canadian driver's license.
• Proof of funds wire initiated.
• Debit/credit cards for minor unforeseen fees.

Many signatures (15–30 documents). The closing agent goes line by line. Ask all questions on the spot.

Remote signing via RON

Remote Online Notarization (RON) has been authorized in Florida since 2020 (Florida Statutes §117.215). Allows remote signing via secure video with a FL notary public. Steps:

1. Choose a platform: Notarize, NotaryCam, OneNotary, etc.
2. Identity verification by personal questions + passport scan.
3. Video conference with FL notary public.
4. Electronic document signing.
5. Notary applies electronic seal.
6. Documents transmitted to closing agent.

Cost: $25–$80 USD per session. Legal validity equivalent to in-person notarized.

Verify the closing agent accepts RON before scheduling — not all do.

Power of Attorney

If you can't be present and RON isn't an option, you can sign a Limited Power of Attorney (LPOA) authorizing a trusted person (often the attorney or a relative) to sign on your behalf at closing.

Steps for Canadian

1. FL attorney prepares LPOA specific to the transaction.
2. You sign before Canadian notary in your province.
3. LPOA apostilled in Canada (Canada signatory of Hague Convention since January 2024).
4. Document sent to FL closing agent.

Time required: 5–10 business days. Total cost: C$200–500 (FL attorney + CA notary + apostille).

Right after closing

• Deed recording at county registry (hours or 1–2 days).
• Keys and access codes handed over (door, garage, alarm, HOA).
• Utilities transfer (FPL, water, gas, internet).
• HOA notification of owner change.
• County property appraiser notification for tax update.
• Final title insurance policy received by mail in following weeks.

Common Canadian mistakes

• Not verifying wire instructions by phone = wire fraud risk.
• Not doing final walk-through = risk of post-closing damage discovery.
• Reading Closing Disclosure for first time at closing = too late to contest.
• Underestimating international wire time = closing delay risk.
• Forgetting passport = administrative block.
• Not anticipating remote signing if not present — RON or POA takes time to arrange.