What Documents Are in a Loan Signing Package?

A loan signing package contains the promissory note, deed of trust, closing disclosure, and dozens of federal and state disclosures that finalize your mortgage.

The Promissory Note

The promissory note is your legally binding promise to repay the loan according to the terms specified by your lender.

The promissory note is arguably the single most important document in your loan package. When you sign it, you are making a legal commitment to repay the borrowed amount plus interest over the agreed-upon term. This document specifies your loan amount, interest rate (fixed or adjustable), monthly payment amount, payment due dates, and the total number of payments required.

The note also outlines what happens if you miss payments, including late fees and the conditions under which the lender can demand full repayment. It details your rights to prepay the loan without penalty (in most cases) and provides information about where to send your payments.

Unlike most other documents in the package that you sign in blue or black ink, the promissory note is sometimes the only document that requires only the borrower's signature. Coborrowers may sign their own note or a joint note depending on the lender's requirements. Your loan signing agent will ensure you sign the correct version.

Because the promissory note represents your personal obligation to repay the debt, it is critical that the loan amount, interest rate, and monthly payment match what your lender disclosed to you. Review these numbers carefully during the signing and compare them to your Closing Disclosure.

Deed of Trust

The deed of trust is the document that secures your loan against the property, giving the lender the right to foreclose if you default.

While the promissory note is your personal promise to pay, the deed of trust ties that promise to the specific property you are buying or refinancing. In Utah, real estate loans use a deed of trust rather than a mortgage document. The key difference is that a deed of trust involves three parties: you (the trustor), the lender (the beneficiary), and a neutral third party (the trustee) who holds the title until the loan is paid off.

The deed of trust describes the property in legal terms, including the full legal description and property address. It outlines the conditions under which the trustee can sell the property, which is typically only if you default on the loan. It also contains covenants requiring you to maintain homeowner's insurance, pay property taxes, and keep the property in reasonable condition.

This document requires notarization because it will be recorded with the county recorder's office. The notary's seal and signature confirm that you signed the document willingly and that your identity was verified. Improper notarization of a deed of trust can invalidate the recording and create serious title issues.

In Summit County and throughout Utah, the deed of trust is recorded with the county recorder after closing. This public recording establishes the lender's lien on your property and protects both you and the lender's interests in the transaction.

Closing Disclosure

The Closing Disclosure provides a detailed breakdown of your final loan terms, monthly payments, and all closing costs associated with the transaction.

Federal law under the TILA-RESPA Integrated Disclosure (TRID) rule requires your lender to provide the Closing Disclosure at least three business days before your closing. This waiting period gives you time to review the numbers and raise any concerns before you sit down to sign.

The Closing Disclosure is a five-page standardized form that covers your loan terms on page one, including the loan amount, interest rate, monthly principal and interest payment, and whether your rate can increase. Page two details your closing costs, broken down by loan costs (origination charges, appraisal fees) and other costs (taxes, insurance, title fees). Page three summarizes all cash needed to close and compares your final numbers to the initial Loan Estimate you received when applying.

Pages four and five include additional information about your loan, including details about your escrow account, whether your lender can transfer servicing of your loan, and contact information for all parties involved in the transaction.

When your signing agent presents the Closing Disclosure, compare every number to the copy you received three days earlier. The numbers should match. If there are significant changes, the signing may need to be delayed to provide an additional three-day review period.

Right of Rescission

The right of rescission gives refinancing borrowers three business days after signing to cancel the transaction without penalty.

If you are refinancing your primary residence, federal law gives you a three-business-day cooling-off period after signing your loan documents. During this period, you can cancel the transaction for any reason. The right of rescission notice, which you will sign at the closing, explains this right and provides the exact deadline by which you must notify the lender if you choose to cancel.

This right applies only to refinances of your primary residence. It does not apply to purchase transactions, refinances of investment properties, or home equity loans on second homes. The purpose is to protect homeowners from predatory lending practices by giving them time to reconsider after signing.

You will typically sign two copies of the rescission notice: one for you to keep and one for the lender's records. The signing agent will explain that your new loan funds will not be disbursed until the three-day period expires. This is normal and expected for all refinance transactions.

Title and Insurance Documents

Title documents confirm clear ownership of the property, while insurance forms protect you and your lender against future title claims.

Your loan package includes several documents related to the property's title history and title insurance. The title commitment or preliminary title report summarizes the results of the title search, listing any existing liens, easements, or encumbrances on the property. You will review and acknowledge this document to confirm you are aware of any existing conditions affecting the title.

Title insurance comes in two forms: a lender's policy (required by virtually all mortgage lenders) and an owner's policy (optional but strongly recommended). The lender's policy protects the lender against title defects that were not discovered during the title search. The owner's policy protects your equity in the property. Both policies are issued at closing and remain in effect for as long as you or your heirs own the property.

You will sign acknowledgments for both policies and may sign additional endorsements that provide extended coverage for specific risks. In Park City and Summit County, where properties may have complex title histories involving mining claims, water rights, or resort development covenants, title insurance is particularly important.

Federal Disclosure Forms

Federal disclosures inform you about your privacy rights, fair lending protections, and flood zone status of your property.

The loan package includes numerous disclosures required by federal law. The Equal Credit Opportunity Act (ECOA) notice informs you that your lender cannot discriminate based on race, religion, sex, national origin, or other protected characteristics. The Fair Housing Act disclosure reinforces these protections specifically related to housing.

The Patriot Act disclosure notifies you that the lender is required to collect and verify information about your identity to comply with federal anti-money laundering regulations. The IRS Form 4506-T gives the lender permission to obtain copies of your tax returns directly from the IRS to verify the income information you provided on your loan application.

If your property is located in a FEMA-designated flood zone, the package will include flood determination forms and notification that flood insurance is required as a condition of your loan. Even if your property is not currently in a flood zone, you will sign an acknowledgment that flood zone designations can change over time.

Additional federal disclosures include the Privacy Act notice (explaining how your personal information will be used and shared), the Servicing Transfer Disclosure (notifying you that your loan servicer may change), and the Affiliated Business Arrangement Disclosure (informing you of any business relationships between the parties involved in your transaction).

State-Specific Utah Documents

Utah requires additional state-specific documents including property tax notices, HOA disclosures, and soon, mandatory notary journal entries under SB 139.

Utah law requires several state-specific documents in addition to the federal forms. The Utah Real Estate Purchase Contract addendum may be included if specific state-required amendments were made to the original contract. Property tax proration documents detail how property taxes are split between the buyer and seller based on the closing date.

If the property is in a homeowner's association, Utah requires specific HOA disclosures including the current dues, special assessments, and the borrower's acknowledgment that they have received the HOA's governing documents. In Park City, where many properties are part of resort communities with extensive HOA requirements, these documents can add several pages to the package.

Starting May 6, 2026, Utah's SB 139 will require notaries to maintain mandatory journals of all notarial acts. This means your signing agent will also record details of your signing in their official notary journal, including the type of document, the date and time, your identification information, and the method of identity verification. This new requirement adds a layer of security and accountability to every notarization performed in the state.

For a complete overview of our notary services, visit our general notary page or check our FAQ for common questions about the signing process.