What is a wet settlement versus a dry settlement?

A "wet settlement" refers to the traditional method of closing where all parties physically meet at an attorney's office or title company to sign and notarize documents. In contrast, a "dry settlement" is an electronic closing process that involves digital signatures instead of physical ones.

What documents should I bring to the closing table?

Typically, buyers need to bring proof of insurance (homeowner's or renter's), government-issued photo ID, certified funds for the down payment and closing costs, a cashier's check for any outstanding amounts, and any requested utility or home inspection reports. Sellers should bring their deed, mortgage documents, and any other required paperwork related to the property sale.

Can I sign the closing documents electronically?

Most states allow for electronic signatures in real estate transactions. However, it's essential to check with your attorney or title company to ensure that you are following the proper procedures and complying with state laws regarding e-signatures.

What happens if there is a delay at the closing table?

Delays can occur due to various reasons, such as last-minute document issues, funding delays, or unforeseen complications. In case of a delay, it's crucial to communicate openly with your attorney, real estate agent, and lender to address the issue and find a resolution as quickly as possible.

Can sellers sign their closing documents separately from buyers?

In some cases, sellers may be able to sign their closing documents separately from buyers, but this depends on state laws and specific circumstances of the transaction. It's essential to consult with your attorney or title company to determine if separate signing is an option in your situation.

What is wire fraud verification, and why is it important at the closing table?

Wire fraud verification involves confirming that all funds transfer instructions are legitimate to prevent potential scams. This process typically includes verifying bank account numbers and routing numbers before wiring funds. It's crucial to ensure that all parties have provided accurate and confirmed information to minimize the risk of wire fraud.

Why do last-minute number changes occur at the closing table?

Last-minute number changes can happen due to various reasons, such as errors in calculations or unexpected adjustments to fees or charges. Communication with your attorney, real estate agent, and lender is essential to address any last-minute changes and ensure a smooth closing process.

homebuying

What Happens at the Closing Table: A Comprehensive

Q: Who Attends the Closing Table?

- Buyer - Seller - Lender Representative - Closing Agent or Title Company Representative

Justin Reynolds

June 18, 2026Updated Aug 28, 2026 4 min read

Real Estate Home Buying Closing Closing Table Home Selling

Key Takeaways

Attendees include buyers, sellers, lenders, and closing agents
Bring a valid photo ID, cashier's check (if applicable), and requested documents
Seven steps to navigate the closing table: ID check, Closing Disclosure review, cash to close, signing, funding, recording, and key handoff

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The closing table is an essential part of buying a home. Here's who attends, what to bring, and a step-by-step guide to help you navigate this crucial process:

Who Attends the Closing Table?

Buyer
Seller
Lender Representative
Closing Agent or Title Company Representative

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Estimate Your Closing Costs

Educational estimate only -- actual costs vary by lender, title company, and state.

Home price

Down payment

Loan type

Location notes (optional)

Buyer cash to close: $52,000; Down payment $40,000 + est. closing costs $12,000
Seller net proceeds reduction: $30,000; Net proceeds after costs: $370,000

With less than 20% down on this loan type, expect PMI in your closing costs and monthly payment until you reach 20% equity.

What to Bring to the Closing Table?

Buyers should bring a valid photo ID, cashier's check (if applicable), and any requested documents from their lender or closing agent.

Wet vs. Dry Funding:

Funds can be transferred either through a wire (wet funding) or a cashier's check (dry funding). Here's how each affects when funding, recording, and key handoff can happen.

Funding Type	How Funds Move	Recording Timing	Key Handoff Timing
Wet funding	Funds are confirmed in the closing agent's account before documents are recorded	Same day as signing, once funds are confirmed	Usually same day as signing
Dry funding	Documents can be signed and held before funds are wired, pending lender review	May be delayed 1-2 business days after signing	Can lag signing by a day or more in dry-funding states

Common Surprises at Closing:

Wire Fraud Verification: Be prepared for additional verification steps to ensure wire transfers are secure.
Last-minute number changes: Double-check all figures before signing, as last-minute adjustments can occur.
Separate Seller Signing: In some cases, sellers may sign documents separately from the closing table.
Recording Delays: Occasionally, there may be delays in recording the deed due to paperwork issues or backlogs.

The 3-Business-Day Review Rule:

Remember, you have the right to review your Closing Disclosure for three business days before closing. This time allows you to verify all figures and ensure there are no discrepancies.

Legal/Compliance Caveat:

The information provided in this guide is for educational purposes only. State funding examples are intended to be informative and not legal advice.

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Checklist

ID Check: Verify your identity with a valid photo ID.
Closing Disclosure Review: Review the Closing Disclosure for accuracy.
Cash to Close: Pay the closing costs and down payment (if applicable).
Signing: Sign all necessary documents.
Funding: Funds are disbursed to the seller and closing costs are paid.
Recording: The deed is recorded, making you the official homeowner.
Key Handoff: Receive the house keys.

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