How Remote Closings Work for Florida Condos
Buying a Singer Island condo from your living room is not only possible, it can be smooth when you know the steps. If you are out of state or international, the idea of signing, wiring funds, and getting keys without being here can feel daunting. This guide explains how remote closings work in Florida, what to expect in Palm Beach County, and how to keep your timeline on track. Let’s dive in.
Florida allows electronic notarization and remote online notarization, often called RON. A Florida notary can verify your identity in a secure online session and witness your signatures digitally when the process meets state rules. That said, acceptance of RON varies. Lenders, title companies, county recording offices, and condo associations each set policies, so you should confirm early whether electronic signatures will be accepted for your deal.
Electronic mortgages and eNotes are commonly used by lenders who follow investor standards. Some lenders will allow you to sign most or all loan documents electronically. Others still require wet ink on certain forms. If a wet signature is needed, you can sign by mail with a local notary, at a U.S. embassy or consulate if you are abroad, or by giving a limited power of attorney to a trusted Florida representative. Many lenders do not allow a power of attorney for key mortgage documents, so always check first.
Palm Beach County supports electronic recording through approved vendors, which speeds up recording after funding. Federal mortgage disclosure rules also apply. If you are financing, the lender must deliver your Closing Disclosure at least three business days before consummation. Remote closings need to accommodate that timing.
You choose a condo, make an offer, and open escrow after acceptance. Your agent should confirm association rules up front, including rental policies, any age restrictions in the documents, and whether the board requires buyer approval. Early clarity helps your contract and closing timeline.
If you are financing, you submit a loan application. The lender orders an appraisal and begins underwriting. At the same time, the closing agent or your agent requests the condo resale or estoppel package from the association or its manager. This package confirms assessments, rules, reserves, insurance, and any litigation or special assessments.
Schedule inspections early in your contract window. For coastal high-rises, inspections often review unit systems and look for moisture or water intrusion, plus visible elements of the building’s common areas. Many remote buyers have their agent attend and provide a live video walkthrough with photos and a summary report.
If RON is approved by your lender, title company, and association, the closing agent sets up a secure online session. You log in at the scheduled time, present identification, and sign electronically with a Florida notary present on the platform. If wet signatures are required, the title company can overnight the documents to you with detailed return instructions, or coordinate signing with a local notary or U.S. consulate. If you plan to use a power of attorney, confirm lender and title acceptance well in advance and obtain any required notarizations or apostilles.
You wire your funds to the title company’s escrow account according to verified instructions. Wire fraud is a real risk. Always verify instructions by calling a known, independently verified number for the title company. Many firms require two-factor verification and a signed wire authorization. Allow for bank cutoffs and international transfer timing.
After the lender funds and your signatures are complete, the title company records the deed and any mortgage with the county. When eRecording is used, recording can be same day. Once recorded, keys, gate fobs, parking decals, and access codes are released according to association policy. Your agent can coordinate pickup or delivery.
You receive final documents and your title insurance policy after recording. The association updates ownership records and may request additional onboarding forms. You or your property manager set up any utilities that are not included with the association.
A condominium resale or estoppel package is the association’s official status report on the unit and building. It typically includes the declaration and bylaws, rules and regulations, the current budget, monthly assessments, reserve information, insurance details, and any disclosed litigation or special assessments. It also confirms whether the seller is current on dues and whether there are outstanding fines or liens.
Timing and fees vary by association. Some turn these packages around in a few business days. Others take weeks. Many offer an expedited option for an extra fee. Because the estoppel and board approvals can delay closing, request these items immediately after the contract is effective.
Some buildings require buyer approval, screening, or an interview before closing. Processing times and requirements vary, so start the application as soon as you are under contract. If the association requires approval before closing, you need that approval in hand to stay on schedule.
Insurance is another key topic. Association master policies cover the building as outlined in the condo documents. You are typically responsible for an HO-6 policy that covers interior finishes and personal property. On Singer Island, wind and flood exposures are higher due to the coastal location. Expect hurricane deductibles on the master policy and confirm flood insurance needs with your lender and insurance provider.
If you plan to rent out the condo, review leasing rules closely. Some buildings allow short-term rentals while others require minimum lease periods or prohibit short stays. Check occupancy limits, application steps, and any required registration with the association.
Choose an inspector with condo and coastal experience. High-rise and oceanfront properties call for careful review of HVAC, plumbing, electrical, windows and sliders, and signs of moisture. Many buyers add a wind mitigation review and ask for an elevation certificate if relevant.
Final walkthroughs typically occur 24 to 72 hours before closing. If you are remote, arrange for your agent or a local representative to walk the unit and verify condition, agreed repairs, and that contents match the contract. Your agent can provide live video and photos to document the walkthrough.
Keys and access items are often controlled by the association or the listing agent. Plan your delivery method early, whether that is an in-person handoff, association pickup, or courier after recording. Coordinate parking stickers and elevator reservations for move-in if needed.
Singer Island is a barrier island with elevated flood and hurricane exposure. Confirm the property’s flood zone, review any available elevation data, and understand how the association’s insurance handles wind and storm events. You will likely carry an HO-6 policy for the interior and may need flood coverage depending on your lender’s requirements.
Older towers can have ongoing building projects that result in special assessments. Review the resale package for reserve balances, recent or upcoming repairs, and any litigation. Investors should double-check rental restrictions and application steps because policies vary widely between buildings.
International buyers should plan for currency exchange, international wire timing, and any tax or identification requirements that may apply. A U.S. bank account is helpful for smoother transfers, although not always required. If you are abroad and wet signatures are needed, appointments at a U.S. embassy or consulate help you meet notarization requirements.
A cash purchase with cooperative association timing can close in 2 to 4 weeks. A financed purchase with full association review and underwriting commonly takes 30 to 60 days. Your exact timeline depends on appraisal schedules, HOA response times, loan conditions, and recording.
Common delays include slow resale or estoppel packages, lender underwriting or appraisal issues, wire verification holdups, and required board approvals. Unexpected special assessments or litigation disclosed late in the process can also change timing. Building a little buffer into your target closing date helps.
You can complete a Florida condo closing remotely with confidence when details are managed early and communication is clear. A local specialist coordinates association timelines, inspection logistics, secure funding, and recording so you can focus on the move. If you are weighing buildings on Singer Island or planning a remote purchase in Riviera Beach, get building-level guidance and a concierge plan for your closing.
For tailored help from contract to keys, connect with Kathy Lewellen. You will get white-glove service, curated vendor referrals, and a step-by-step roadmap designed for remote buyers.
Singer Island is one of the best kept secrets in Florida.
Get assistance in determining current property value, crafting a competitive offer, writing and negotiating a contract, and much more. Contact her today.