The 5 Loan Signing Types Every LSA Must Know

March 24, 2026

Before you accept your first signing order, you need to know what you're walking into. The five major loan signing packages each have different document sets, different rules, and different things that can go wrong.

Here's what every loan signing agent needs to know about each type.

1. Refinance

The most common assignment. A borrower is replacing their existing mortgage with a new one.

What's in the package:

·Promissory Note

·Deed of Trust (or Mortgage, depending on state)

·Truth in Lending (TIL) Disclosure

·Closing Disclosure (CD)

·Notice of Right to Cancel (NORTC) — 2 copies per borrower

·4506-C (IRS tax transcript authorization)

·W-9

·Errors & Omissions / Compliance Agreement

·Correction Agreement / Limited POA

·Signature & AKA Affidavit

·Owner's Affidavit

·Borrower's Certification

·ALTA Settlement Statement

Key distinction: Refinances have a 3-business-day Right to Cancel period. The borrower cannot fund until after rescission expires. Saturdays count; Sundays and federal holidays do not.

Package size: 100–150 pages. Print 2 sets (borrower copy + lender set).

2. Purchase

A buyer is purchasing real estate. No Right to Cancel — the transaction can fund immediately after signing.

What's different from a refi:

·No Notice of Right to Cancel

·Often a larger package (additional title/escrow documents)

·Both buyer and seller may need to sign separate packages

·FHA/VA loans have additional addenda

·The Deed (warranty deed or grant deed) conveys ownership to the buyer

At the table: You may be meeting with buyers, sellers, or both — sometimes in different locations. Confirm with the title company whether you have one appointment or two.

Package size: 100–200 pages depending on loan type and state.

3. HELOC (Home Equity Line of Credit)

The borrower is opening a revolving credit line secured by their home equity. Similar to a refinance package but with different loan documents.

Key distinctions:

·HELOC documents reflect a line of credit, not a fixed loan — the Note will show a credit limit and draw period

·Right to Cancel applies (same 3-business-day rule as refinance)

Texas restriction::HELOC loans in Texas must close in the office of the lender, attorney, or title company — mobile notaries cannot conduct these at the borrower's home. Verify location before accepting.

Package size: Typically 75–125 pages.

4. Reverse Mortgage (HECM)

A Home Equity Conversion Mortgage allows homeowners 62+ to convert home equity to income without monthly payments. The loan is repaid when the borrower sells, moves out, or passes away.

What makes this different:

·Larger and more complex package (often 150–200+ pages)

·Borrower must have completed HUD-approved reverse mortgage counseling — you'll see the counseling certificate

·Right to Cancel applies (3 business days)

·Requires patience — elderly borrowers may need more time, have more questions, and may have difficulty signing

·Never rush a reverse mortgage borrower

Key sensitivity: Reverse mortgage borrowers are often older and may have family members present who are skeptical of the transaction. Stay neutral. If questions arise about whether they should sign, refer to the lender's representative.

Fees: Reverse mortgage signings typically pay more than standard refi — $150–$250+ is common.

5. Seller Package

The seller in a real estate transaction signs their portion of closing documents — primarily the deed conveying ownership to the buyer.

What's in the package:

·Grant Deed or Warranty Deed (conveys title to buyer)

·Seller's Affidavit

·FIRPTA / Non-Foreign Status Certification (if applicable)

·1099-S (IRS proceeds reporting)

·ALTA Settlement Statement

·Various escrow instructions

Key distinctions:

·No mortgage documents — seller is conveying, not borrowing

·No Right to Cancel

·Short package — often 15–30 pages

·Often pays less ($75–$100) but takes far less time

Watch for FIRPTA: If the seller is a foreign national, FIRPTA withholding rules apply. You don't need to assess this — the escrow officer handles it. Just make sure the FIRPTA certificate is signed.

Getting Comfortable With All Five

If you're new to loan signing, you'll likely start with refinances — they're the most common assignment. But platforms and direct clients will ask what types you handle.

The NNA's recommendation for new agents: find family or friends who have recently purchased or refinanced and ask if you can review their closing package. Actual documents are the best study material. You can also find sample closing packages on several real estate education websites.

Once you're confident with all five types, you're no longer limited to the high-volume/lower-fee refi work. Reverse mortgages and complex purchases pay significantly more — and fewer agents are comfortable with them.

How SigningOS Helps

When you create an order in SigningOS, you select the loan type. The guided signing mode then loads the correct document sequence for that loan type — so you're always presenting documents in the right order, with the right prompts for what to check.