How to Become a Loan Signing Agent in Massachusetts

The short answer

A loan signing agent, also called a notary signing agent, is a notary public who guides borrowers through signing mortgage loan documents and notarizes the documents that require it. To become one in Massachusetts, you first need a Massachusetts notary commission. Most signing services, title companies and lenders also expect signing agent training and certification, a background screening, errors and omissions insurance, and the equipment to print and return large document packages. Massachusetts has one important difference from most states: real estate closings are conducted by attorneys.

Step 1: Get your Massachusetts notary commission

You must be at least 18 and live or work in Massachusetts. The application must be notarized, includes four signatures including one from a Massachusetts attorney, and is mailed to the State House. After approval, you pay the $60 fee and take your oath. See How to Become a Notary in Massachusetts.

Step 2: Complete signing agent training

Massachusetts does not license signing agents separately, but the industry expects training. Courses from organizations such as the National Notary Association and other training providers cover loan documents, signing procedures, privacy and errors to avoid. Many signing services require a current certification and an annual background screening before they will assign work.

Step 3: Insurance, background screening and equipment

• Errors and omissions insurance. Protects you if a mistake costs a client money. Many companies require a minimum amount.
• Background screening. Commonly required by signing services and title companies, usually renewed each year.
• A dual-tray laser printer. Loan packages are often more than 100 pages, printed on letter and legal paper.
• A scanner. Many assignments require scanning signed pages back to the title company the same day.
• Reliable transportation and a smartphone. Assignments come in quickly and often at short notice.

The Massachusetts difference: attorney closings

In Massachusetts, residential real estate closings are conducted by attorneys, and conducting a closing involves legal work that a non-attorney cannot perform. Non-attorney notaries cannot run a closing on their own. Signing agents in Massachusetts typically handle refinance, home equity and reverse mortgage signings for lenders, signing services and title companies, and signings for buyers or sellers who cannot attend the attorney's closing, always within the scope the attorney or lender assigns. A signing agent never explains the legal effect of loan documents, advises on terms or answers legal questions; those go to the lender or attorney. See Loan Signing Agent vs. Notary Public.

Step 4: Find work

• Register with signing services and title companies that operate in Massachusetts.
• Build relationships with local closing attorneys and title companies.
• Keep a complete profile on signing agent directories.
• Respond quickly: many assignments go to the first qualified notary who accepts.
• Track every assignment, including fees, mileage and payment status.

What a signing looks like

1. Confirm the appointment, documents and instructions with the signing service or title company.
2. Print the package and review the signing instructions.
3. Meet the borrowers, check identification and guide them through each page, explaining what each document is without giving legal advice.
4. Notarize the documents that require it and check every signature, date and initial.
5. Scan pages back if required and ship the package by the deadline.

Is loan signing right for you?

Loan signing volume rises and falls with interest rates and the housing market, which is why many experienced notaries combine it with specialties that are less dependent on mortgages, such as estate planning, hospital signings, I-9 verification and apostilles. See Notary Specialties and Niches and How to Make Money With Your Notary Stamp.

Common loan documents you will handle

Packages vary by lender. Read the instructions on every assignment.

Professional standards that keep you working

• Confirm the appointment with the borrowers before you print.
• Arrive early and dress professionally.
• Never discuss rates, terms or whether the loan is a good idea.
• Check the package twice before you leave the table.
• Protect borrowers' personal information, and shred or return documents as instructed.