Key Differences
Learn the key differences between a traditional notary public and a notary signing agent, including education requirements, pay, equipment, and what makes loan package signings so rewarding.
When most people think of a notary, they picture someone stamping a document to make it official. But there’s a big difference between a general Notary Public and a Loan Signing Agent. Both hold commissions from their respective states to verify identities and witness signatures—but the scope, extensive training, and responsibilities of a Loan Signing Agent go far beyond basic notarization.
Let’s explore what sets them apart, what tools a signing agent needs, and why becoming one can be both rewarding and profitable.
The Core Difference: Training and Purpose
What a Notary Public Does
A Notary Public serves as an impartial witness to deter fraud. Their crucial role is to verify the signer’s identity, confirm that the signer is acting willingly, and notarize legal paperwork such as affidavits, powers of attorney, or title transfers.
They are not responsible for explaining the contents of the documents—they only confirm that the signing process follows legal procedure. Most notary commission jobs are quick and simple, taking just a few minutes to complete.
What a Loan Signing Agent Does
A Loan Signing Agent (LSA) is a notary who has taken additional training and background screening to specialize in handling mortgage loan documents.
Loan signing agents guide borrowers through stacks of paperwork during real estate industry transactions such as closings, refinances, and loan modifications. They ensure the set of loan documents are signed, dated, and initialed correctly before returning them to the escrow or title company.
In short, while every loan signing agent is a notary, not every notary is a loan signing agent.
The Extra Step: Certification and Background Checks
A regular notary must meet their state’s specific requirements—usually a background check through their commissioning state, an exam, and a bond/insurance. But to work with mortgage lenders and title companies, a loan signing agent must acquire an additional certification and pass an additional, federally compliant background check through the National Notary Association (NNA) or another approved agency.
This extra screening is important because LSAs handle private financial and personal data, including Social Security numbers, loan amounts, and home addresses. Title companies need to trust that signing agents are reliable and secure with client information.
The Tools of the Trade: What a Loan Signing Agent Needs
Unlike a general notary who can operate with just a notary stamp, journal, and pen, although a Loan Signing Agent doesn’t necessarily need a corporate office to operate out of, successful, profitable loan signing businesses need a small mobile office setup to manage the job professionally.
Essential Supplies and Equipment
- Dual-tray laser printer: To print both letter and legal-sized pages from loan packages.
- High-speed scanner: For producing quick and clear scanbacks (digital copies of signed documents).
- Reliable laptop or tablet: To receive assignments, download documents, and confirm appointments.
- Shipping supplies: Envelopes, labels, and tape for returning completed loan packages via FedEx or UPS.
- Mobile signing agent bag: To carry identification tools, pens, business cards, and forms on the go.
- Smartphone and GPS: Since loan signing agents travel frequently, accurate directions and communication are crucial.
Scanbacks and Document Returns: Getting It Right Every Time
After the appointment, signing agents often must scan the signed and notarized documents back to the title or escrow company for a preliminary quality check before dropping them off for overnight delivery.
Accuracy and timeliness are essential. Late scanbacks or shipping delays can hold up a closing, causing stress for buyers, sellers, and lenders. A reliable signing agent follows instructions precisely and ships documents using the correct label, ensuring the package is secure and traceable.
This attention to detail is possibly the main difference between a professional signing agent and a general notary. While both a general notary and Loan Signing Agent perform essential services, the latter type of notary public might notarize a single form and move on, while a Loan Signing Agent must treat each file like a mission-critical project.
On the Road: The Mobile Notary Experience
Loan signing agents are often mobile notaries, meaning they travel to the borrower’s location—sometimes their home, office, or a public meeting space.
This convenience is what sets the service apart. Borrowers appreciate being able to sign documents without driving to an escrow office. But this mobility also comes with responsibility.
Safety and Professionalism in the Field
Since LSAs frequently enter clients’ homes or meet in unfamiliar neighborhoods, personal safety and professionalism are essential. Agents should always:
- Confirm appointments by phone beforehand.
- Let someone know their schedule and location.
- Maintain a calm, businesslike demeanor.
- Trust their instincts and leave if they feel unsafe.
It’s a unique profession that requires both people skills and situational awareness.
The Human Side: Helping People Achieve Milestones
Not all the benefits of being a loan signing agent are financial. There’s something truly special about being part of major life moments—like helping a couple close on their first home or assisting a family with a refinance that saves them money each month.
Every appointment is a new experience, with new faces and new stories. Signing agents get to meet people from all walks of life, often at the best moments of their financial journeys. That human connection makes the work feel meaningful and personal.
The Pay Difference: Why Signing Agents Earn More
One of the biggest distinctions between a notary public and a loan signing agent is income potential.
Regular Notary Fees
State government sets limits on what notaries can charge per signature—often just a few dollars. Even mobile notaries can only add modest travel fees for their mobile notary services.
Loan Signing Agent Fees
Loan signing agents, on the other hand, are paid per appointment, often ranging from $75 to $200 or more depending on the complexity of the signing and whether scanbacks are required.
Agents who build relationships directly with escrow officers, real estate agents, or lenders can set their own rates and earn significantly more than those who work through signing service platforms, which take a cut of the fee and send out email blasts to a long list of notaries.
Establishing direct clients takes effort and networking, but it also leads to steady, higher-paying work.
Why Many Notaries Choose to Become Loan Signing Agents
For many notaries, transitioning into mortgage transactions is a natural progression. It offers:
- Higher income opportunities
- Flexible scheduling
- A chance to help people with important life transactions
- The independence of being self-employed
While it requires more equipment, insurance, and background screening, the rewards—both financial and personal—can be well worth it.
Final Thoughts
The difference between a Notary Public and a Notary Loan Signing Agent comes down to training, responsibility, and impact. A notary verifies signatures; a signing agent guides borrowers through the most significant paperwork of their lives.
Becoming a Loan Signing Agent takes extra effort—learning the documents, investing in equipment, and maintaining strict professionalism—but the payoff is substantial. You’re not just stamping papers; you’re helping people achieve homeownership, financial security, and peace of mind.
And that’s what makes being a signing agent not just a job, but a meaningful career.
Contact Blue Inked for all your general and loan signing needs.