If you need to sell U.S. property without being in the United States, you may not need to fly back for the closing.
Whether you are a U.S. citizen living overseas, a foreign national who owns property in the United States or simply traveling outside the country when a real estate transaction needs to close, there may be ways to complete some or all of the signing process remotely.
The important point is that a remote real estate closing is not simply a matter of signing a document online. Your title company, escrow officer, lender, closing attorney, and the jurisdiction involved may determine which documents must be notarized, which signatures can be electronic, whether witnesses are required, and whether additional authentication is necessary.
For many property owners, Remote Online Notarization (RON) can make the process considerably easier. Depending on the circumstances and applicable laws, an online notarization may allow you to appear before a qualified U.S. notary by secure audio-video technology rather than traveling to the United States.
Here are seven essential steps to understand.
1. Confirm the Closing Requirements Before You Make Travel Plans
The first step to sell U.S. property without being in the United States is to contact the professional handling your closing.
That may be:
- An escrow officer
- A title company
- A real estate attorney
- A closing attorney
- A lender
- Another settlement professional
Ask exactly which documents you will need to sign and which documents require notarization.
This distinction matters because not every document in a real estate closing necessarily has the same execution requirements.
Your closing team can tell you whether your transaction is compatible with electronic signatures, remote notarization, traditional notarization, or another signing method.
Do not assume that because one document can be signed electronically, every document in the transaction can be handled in the same way.
Questions to ask your escrow or title company
- Before scheduling anything, ask:
- Can I complete my signing while I am outside the United States?
- Which documents require notarization?
- Does my transaction allow Remote Online Notarization?
- Does the lender or title company require a specific type of notarization?
- Will any documents need witnesses?
- Does the destination country require an apostille or authentication?
- Are there documents that must be signed on paper?
Getting these answers early can prevent a last-minute problem.
2. Determine Whether Remote Online Notarization Is Available
If you want to sell U.S. property without being in the United States, RON may be one of the most convenient options.
Remote Online Notarization allows a signer and notary to complete a notarial act using an approved electronic process that typically includes identity verification and an audio-video session. The exact rules depend on the applicable jurisdiction.
The Uniform Law Commission’s Revised Uniform Law on Notarial Acts recognizes remote online notarization as a form of remote notarial practice, but individual states establish their own requirements and laws.
This is especially important for international signers.
Being physically outside the United States does not automatically mean that every U.S. document can be notarized remotely. The state governing the notarial act, the type of document, the transaction, and the requirements of the receiving parties can all matter.
That is why it is important to work with a credentialed U.S. online notary who understands the requirements for remote signers.
Schedule a Remote Online Notarization
3. Work With Your Closing Team on the Documents
Once you know that remote signing is an option, your escrow officer, title company, or attorney will generally provide the documents and signing instructions.
Do not independently modify, rearrange, or sign documents before your appointment unless the closing professional specifically tells you to do so.
A real estate closing can involve many different documents, including:
- Deeds
- Seller affidavits
- Powers of attorney
- Closing disclosures
- Settlement statements
- Tax-related documents
- Owner affidavits
- Lender documents
- Other transaction-specific forms
Some documents may require notarization while others may not.
Your notary’s role is to perform the authorized notarial act. The notary generally does not determine whether the underlying transaction is legally appropriate or whether a particular document should have been prepared differently.
If you have questions about the legal effect of a document, ask the attorney, title company, escrow officer, or other professional responsible for the transaction.
4. Prepare for Your Remote Notarization Appointment
If your transaction will use RON, prepare before the appointment rather than waiting until the scheduled signing.
Depending on the platform and applicable requirements, you may need:
- A reliable internet connection
- A computer or compatible device
- A working camera and microphone
- An acceptable form of identification
- The documents supplied by the closing team
- A quiet, private location
- Sufficient time to complete identity verification and signing
You should also make sure your legal name and other information match the documents and identification you are using.
If the online notary platform requires identity verification before the session, complete those steps carefully.
A failed identity-verification process can delay the signing, so it is better to discover a problem before your closing appointment.
5. Understand When an Apostille or Authentication May Be Needed
Notarization and apostille services are related, but they are not the same thing.
An apostille is used to authenticate certain public documents for use in countries that participate in the 1961 Hague Apostille Convention. For countries outside that convention, an authentication certificate may be required instead. The U.S. Department of State explains that the destination country determines whether an apostille or authentication certificate is appropriate for documents handled through its authentication process.
This becomes especially important when a document connected to your U.S. property transaction will be presented to a foreign government, institution, bank, or other authority.
However, not every U.S. real estate document needs an apostille simply because you are living abroad.
The requirement depends on where the document will be used and what the receiving authority requires.
For example, a document being executed for a U.S. real estate transaction may have requirements determined by the U.S. state, title company, lender, or closing attorney. A document that must subsequently be presented to a foreign authority may have an entirely different authentication requirement.
Before obtaining an apostille, confirm exactly what the receiving organization wants.
Request Apostille or Document Authentication Services
6. Have a Backup Plan for Documents That Cannot Be Handled Remotely
One of the biggest mistakes people make when trying to sell U.S. property without being in the United States is assuming that every part of the transaction can be completed online.
That may not be true.
Your transaction could contain a document or requirement that must be handled through another process.
- Potential alternatives may include:
- Signing before a local notary
- Signing before a U.S. embassy or consulate
- Using a power of attorney when permitted
- Completing a traditional paper signing
- Arranging for a mobile notary when you return to the United States
- Following additional authentication or legalization procedures
The U.S. Department of State notes that U.S. embassies and consulates provide in-person notarial services and do not offer remote or virtual notarial services. It also notes that some U.S. states may permit remote notarization for people abroad, subject to applicable requirements.
That means you should confirm the acceptable signing method before the closing date.
7. Coordinate the Signing With Your Closing Deadline
The final step to sell U.S. property without being in the United States is coordinating the signing with the actual closing timeline.
International transactions can involve additional scheduling challenges.
You may be dealing with:
- Different time zones
- Limited appointment availability
- Identity-verification issues
- Document corrections
- Bank deadlines
- Recording requirements
- Courier requirements
- Apostille or authentication processing
- Last-minute changes from the title company or lender
Do not wait until the day before closing to determine how your documents will be notarized.
Instead, give your closing team and notary enough time to identify problems and make corrections.
A simple preparation checklist
Before your signing, confirm:
- Your title or escrow company has approved the signing method.
- You know which documents require notarization.
- You know whether RON is permitted for your transaction.
- Your identification meets the applicable requirements.
- You have a reliable internet connection.
- Your documents are finalized.
- You know your appointment time and time zone.
- You understand whether witnesses are required.
- You have confirmed whether an apostille or authentication is needed.
- You have a backup plan if a document cannot be completed remotely.
Can You Really Sell U.S. Property Without Being in the United States?
In many situations, yes, it may be possible to sell U.S. property without being in the United States.
But the answer depends on the property, the state involved, the closing company, the lender, the documents, and the requirements of everyone involved in the transaction.
For some sellers, Remote Online Notarization can eliminate the need to travel back to the United States simply to complete a notarized signature.
For others, certain documents may still require a different signing or authentication process.
The safest approach is to start with your escrow officer, title company, or attorney and identify the exact requirements before scheduling your signing.
Atlas Notary Can Help With Remote U.S. Notarization and Apostille Services
Atlas Notary connects clients with credentialed U.S. online notaries for Remote Online Notarization and provides apostille-related services for U.S. and non-U.S. citizens.
If you are outside the United States and need a U.S. document notarized, authenticated, or prepared for use abroad, we can help you identify the appropriate service and coordinate the process.
Schedule a Remote Online Notarization with Atlas Notary
Important Note
Notarization, authentication, and apostille requirements vary depending on the document, jurisdiction, transaction, and intended use. Atlas Notary does not replace your title company, escrow officer, lender, or attorney. Always confirm the required signing and authentication process with the professional responsible for your transaction.