If you're researching how to become a notary, you've probably come across the term Loan Signing Agent or Notary Signing Agent.
This can be confusing for someone new to the notary profession. Is a Loan Signing Agent the same thing as a notary? Do you need a separate commission? And which one should you become?
The easiest way to understand the difference is this:
A Notary Public performs authorized notarial acts. A Loan Signing Agent is a Notary Public who has expanded their services to handle real estate loan signing appointments.
Let's take a closer look at what each role involves.
What Is a Notary Public?
A Notary Public is an individual commissioned by the state to perform specific notarial acts.
Although people sometimes think a notary's job is simply to "stamp a document," there is much more responsibility involved.
A notary must follow the laws and procedures established by their state. Depending on the notarial act, this may involve identifying the signer, administering an oath or affirmation, completing a notarial certificate, and recording information about the transaction as required by law.
In California, common notarial acts include:
- Taking acknowledgments
- Administering oaths and affirmations
- Executing jurats
- Performing certain certified copies permitted by California law
A notary must remain impartial and cannot provide unauthorized legal advice or choose the type of notarization a customer needs.
What Types of Documents Does a Notary Handle?
General notaries may encounter many different types of documents.
Examples can include:
- Powers of attorney
- Affidavits
- Trust documents
- Real estate documents
- Business documents
- Parental consent forms
- Authorization forms
- Sworn statements
- Other documents requiring notarization
The notary's responsibility is generally not to determine whether the document itself is legally appropriate for the signer. Instead, the notary performs the requested notarial act while following the requirements of state law.
Where Do Notaries Work?
Notaries work in many different environments.
Some are employees of banks, law offices, government agencies, real estate offices, dealerships, schools, or other businesses.
Others operate independently.
An independent notary may also become a mobile notary, traveling to meet clients rather than requiring clients to come to a particular office.
Mobile notaries may meet customers at homes, businesses, hospitals, assisted-living facilities, offices, or other convenient locations.
This flexibility is one reason many people choose to become notaries.
What Is a Loan Signing Agent?
A Loan Signing Agent, also commonly called a Notary Signing Agent, is a commissioned notary who specializes in handling signing appointments involving real estate loan documents.
The biggest difference is the scope of the appointment.
A general notary might be contacted because someone needs one or two documents notarized.
A Loan Signing Agent may be responsible for facilitating the signing of an entire package of documents associated with a real estate transaction.
Depending on the transaction, a loan package can contain numerous documents that must be signed, dated, initialed, and—in some cases—notarized.
What Does a Loan Signing Agent Do?
A Loan Signing Agent may be responsible for:
- Receiving the loan document package
- Reviewing instructions before the appointment
- Printing documents when required
- Confirming the signing appointment
- Meeting with the signer
- Presenting documents for signature
- Directing the signer to signature, date, and initial locations
- Performing required notarizations
- Checking the package for missing signatures or initials
- Completing required scanbacks when requested
- Returning the completed documents according to instructions
Because there are more documents and additional responsibilities involved, Loan Signing Agents benefit from specialized training beyond basic notary education.
What Documents Might a Loan Signing Agent Encounter?
Loan packages vary depending on the transaction, but a Signing Agent may encounter documents such as:
- Closing Disclosure
- Promissory Note
- Deed of Trust
- Loan Application
- Right to Cancel
- Occupancy Affidavit
- Signature and Name Affidavits
- Escrow documents
- Title documents
- Tax forms
- Various lender disclosures
A trained Loan Signing Agent should be familiar with common loan documents and understand how to professionally direct the signer through the package.
However, familiarity with the documents does not give the Signing Agent authority to provide legal or financial advice.
Is a Loan Signing Agent a Mortgage or Loan Expert?
This is an important distinction.
A Loan Signing Agent facilitates the signing process. They are not acting as the borrower's lender, loan officer, escrow officer, financial advisor, or attorney.
For example, a signer might ask:
"Do you think this is a good interest rate?"
That is not a question the Signing Agent should answer.
Similarly, if a signer asks for an interpretation of a loan provision or wants advice about whether they should sign, the Signing Agent should not provide an opinion.
Instead, the signer should be referred to the appropriate professional involved in the transaction.
Knowing where your role begins—and where it ends—is an important part of becoming a professional Loan Signing Agent.
Who Hires Loan Signing Agents?
Loan Signing Agents may receive assignments from organizations involved in real estate and mortgage transactions, including:
- Signing services
- Title companies
- Escrow companies
- Mortgage companies
- Lenders
- Attorneys
- Other real estate professionals
Instead of a member of the general public simply calling for a notarization, a Signing Agent is often hired to complete a specific signing assignment according to detailed instructions.
Do You Have to Become a Notary First?
Yes.
A Loan Signing Agent's ability to perform notarizations comes from their notary commission.
Loan Signing Agent is not a replacement for becoming a notary.
Think of it this way:
Notary Public = Your foundation
Loan Signing Agent = A specialization you can add to that foundation
You first need to understand how to properly perform your responsibilities as a notary. You can then expand your knowledge by learning how loan signing appointments work.
Notary Public vs. Loan Signing Agent
Here's a simple comparison:
| Notary Public | Loan Signing Agent |
|---|---|
| Performs general notarial acts | Specializes in real estate loan signing appointments |
| May handle one or several documents | Often handles an entire loan document package |
| Works with the general public and businesses | Often works with signing services, title, escrow and mortgage companies |
| Must understand state notary laws | Must understand notary laws plus the loan signing process |
| May work from a fixed location or travel | Frequently travels to the signer |
| Primarily focuses on performing proper notarizations | Handles the signing process in addition to required notarizations |
| Does not provide unauthorized legal advice | Does not provide unauthorized legal or financial advice |
| Requires a state notary commission | Requires a notary commission |
Can You Be Both?
Absolutely.
You don't have to choose between becoming a general notary and becoming a Loan Signing Agent.
Many notaries offer both services.
For example, you might perform general notarizations for members of your community while also accepting loan signing assignments.
Your notary commission is the foundation that allows you to explore different professional opportunities within the notary industry.
Which Should You Become First?
Start with becoming a knowledgeable and confident Notary Public.
Before handling an entire loan document package, you should have a strong understanding of your basic notarial responsibilities.
That includes understanding:
- Identification requirements
- Acknowledgments
- Jurats
- Oaths and affirmations
- Notarial certificates
- Journal requirements
- Prohibited acts
- Proper notarial procedures
- When a notarization should be refused
Once you've built that foundation, you can decide whether Loan Signing Agent training is the right next step for you.
Is Loan Signing Agent Training Required?
Loan Signing Agent requirements can vary depending on the companies you want to work with.
Even when a specific training program is not required by law, specialized education can be extremely valuable.
There is a significant difference between knowing how to perform an acknowledgment or jurat and knowing how to confidently manage an entire loan signing appointment.
A Signing Agent should understand the documents they may encounter, how to prepare for an appointment, how to follow signing instructions, how to identify missed signatures or initials, and how to properly return completed documents.
Training can help bridge the gap between being a commissioned notary and being prepared to professionally handle loan signing assignments.
The Bottom Line
The difference between a Notary Public and a Loan Signing Agent is fairly simple:
A Notary Public performs authorized notarial acts.
A Loan Signing Agent is a Notary Public who has expanded their knowledge and services to specialize in real estate loan signing appointments.
Becoming a notary provides the foundation. Becoming a Loan Signing Agent gives you an opportunity to build upon that foundation and expand the types of services you can provide.
And you don't have to choose between the two.
You can begin as a general notary, gain experience, build confidence, and later decide whether adding loan signing services is right for you.
Start Your Notary Journey With Harrison Academy
At Harrison Academy, we believe becoming a successful notary starts with understanding your responsibilities—not simply memorizing enough information to pass an exam.
Our California Notary Public Training is designed to help aspiring notaries understand California notary laws, procedures, responsibilities, and the situations they may encounter after receiving their commission.
Already a commissioned notary and ready to expand your knowledge?
Harrison Academy's Loan Signing Agent Training is designed to introduce notaries to loan documents, signing appointments, professional responsibilities, document handling, and the loan signing process from preparation through completion.
Start with the foundation. Build your knowledge. Expand your opportunities.
Your notary commission may be the beginning of what you choose to build next.
