Selling a property in Frankfort while you live in another state can feel daunting. You want a smooth closing without a last‑minute scramble, missed signatures, or wiring worries. The good news is that remote closings are possible in Franklin County with the right plan and team. In this guide, you’ll learn your signing options, what documents you will see, how funds move safely, and who to contact locally to keep everything on track. Let’s dive in.
Can you close remotely in Frankfort?
Yes, in many cases you can complete your sale without traveling to Kentucky. Title companies and closing attorneys in Kentucky often support remote online notarization, electronic notarization, and out‑of‑state wet‑ink signings. Acceptance depends on the title insurer, the buyer’s lender, and the Franklin County Clerk’s recording requirements. Your first step is to confirm the approach with the closing agent and your listing agent.
If remote online notarization is approved for your file, you can sign through a secure video session. If it is not accepted, you can sign with a local notary and overnight documents, or you can appoint a trusted person to sign for you through a Power of Attorney. The closing agent will advise which path fits your transaction.
The legal framework in Kentucky
Kentucky allows many notaries and closing agents to use electronic and remote notarization technology. Rules for RON and e‑notarization are set by the Kentucky Secretary of State, and practices can vary by county and by title insurer. Your closing agent can confirm current acceptance and any required notarial language for the deed.
Recording is handled by the Franklin County Clerk. The deed must meet county formatting and acknowledgment standards to be recorded. Some counties accept electronic recording through approved vendors, while others may require original wet‑ink documents. Always verify requirements early so you can plan shipping or e‑recording timelines.
Sellers should also be aware of basic disclosure and tax items. Federal lead‑based paint disclosures apply to homes built before 1978, and a property condition disclosure is often provided as a best practice. Most residential sales are reported on IRS Form 1099‑S. If you are a foreign seller, FIRPTA withholding may apply. Consult your tax professional to understand your specific obligations.
How a remote closing works: step by step
1) Confirm the settlement team
Ask your listing agent who will handle settlement, title, and recording. Confirm whether the closing agent accepts RON, if the buyer’s lender has any restrictions, and whether the deed will be e‑recorded or requires originals.
2) Choose your signing method
- Remote online notarization: Meet with a notary by secure video, complete identity checks, and sign digitally.
- Wet‑ink with a local notary: Sign originals where you live and ship them overnight to the closing agent.
- Power of Attorney: Authorize a trusted person to sign on your behalf. Confirm acceptance with the title company and buyer’s lender before you proceed.
3) Complete identity verification
RON platforms require identity proofing such as ID scans and security questions. If you sign with a local notary, make sure the notary’s acknowledgment matches Kentucky and Franklin County standards. Ask your closing agent for the exact notary certificate language required for deeds and affidavits.
4) Review your documents
You will receive a settlement statement, the deed, payoff authorization, seller affidavits, and any required disclosures or tax forms. Review prorations for property taxes and HOA dues and ask questions before signing. Clarify how and when you will receive your final closing statement and recorded deed confirmation.
5) Handle funds securely
Confirm wiring instructions for any mortgage payoffs and for your net proceeds using a verified phone number for the closing agent. Do not rely on email alone. Ask your bank about wire cutoffs and expected availability so your timeline is realistic.
6) Recording and confirmation
After signing, the closing agent submits the deed to the Franklin County Clerk for recording. You should receive recording confirmation, a copy of the recorded deed, payoff confirmations, and 1099‑S reporting details if applicable.
Your signing options, compared
Remote online notarization (RON)
- What it is: A live audio‑video session where you e‑sign and a Kentucky‑approved online notary notarizes your documents.
- When it works best: When the title insurer, closing agent, and county all accept RON for the deed and closing package.
- What to confirm: Which RON vendor is approved and what identity checks are required.
Wet‑ink signing by mail with a local notary
- What it is: The closing agent ships originals or provides PDFs for you to print. You sign in front of a notary where you live and overnight the package back.
- When it works best: When a lender or title insurer does not accept RON or the county requires an original deed.
- What to confirm: Exact notary acknowledgment wording and any witness requirements.
Power of Attorney (POA)
- What it is: A limited or general POA authorizing a person in Kentucky to sign for you.
- When it works best: When you cannot meet RON requirements and shipping timelines are tight.
- What to confirm: That the title company and lender will accept the POA, how it must be notarized, and whether the POA itself must be recorded.
What you will sign and how
Typical seller documents
- Deed transferring title to the buyer
- Seller affidavits regarding ownership and liens
- Payoff authorization for existing mortgage or liens
- Settlement statement or HUD‑1 for sellers
- IRS reporting documents, including 1099‑S details
- Any required disclosures, including lead‑based paint if the home predates 1978
Notarization and witnesses
Most deeds and affidavits require notarization. Whether witnesses are needed depends on the document and Kentucky practice. If your documents require witnesses and you plan to sign remotely, ask the closing agent how to handle witnessing and whether virtual witnessing is acceptable. If you sign by RON, the platform must produce a notarial certificate that Kentucky standards and the title insurer will accept for recording.
Money flow, timing, and wire‑fraud safety
- Payoffs: The title company orders the payoff and sends funds at closing. It can take days for the lender’s system to show the mortgage as satisfied.
- Seller proceeds: Proceeds are typically wired to your designated account. Confirm any fees, cutoffs, and your bank’s hold policies.
- Recording: Recording can occur the same day or within a few business days depending on submission time and county processing.
Wire fraud is a real risk, especially for remote transactions. Protect yourself by following these habits:
- Call a known phone number for the title company to verify wiring details before every transfer.
- Never approve a change to wiring instructions sent only by email.
- Use multi‑step verification and confirm the exact account name and number.
- Coordinate with your bank on incoming wires and any verification holds.
- If anything feels off, pause and speak with your closing agent right away.
Local logistics in Franklin County
Recording and the County Clerk
Your deed must meet Franklin County Clerk standards for formatting and acknowledgment. Ask the closing agent whether the county will e‑record your deed or requires an original. Confirm recording hours and fees so shipping and submission are timed correctly.
Taxes, prorations, and reporting
Property taxes are prorated at closing. Confirm how any outstanding bills will be handled. The settlement agent typically issues 1099‑S reporting. Foreign sellers should ask about FIRPTA withholding and consult a tax professional about potential refunds or exemptions.
HOA or condo associations
If your property is in an HOA or condominium, you may need an estoppel letter and to follow association transfer requirements. These can affect timing, so start early.
Timeline and typical costs
- Contract to closing: Often 30 to 60 days, driven by inspection timelines, buyer financing, title work, and any HOA requirements.
- Signing to recording: Same day to a few business days, depending on when originals arrive and when the deed is submitted.
Estimated fees vary by transaction. Common items include:
- Courier or overnight shipping: about 25 to 75 dollars
- Bank wire fees: often 20 to 50 dollars per wire
- RON or remote notary fee: sometimes included by the closing company, or a nominal service fee
- Recording and transfer fees: set by state and county, confirm with the Franklin County Clerk and closing agent
- Title and settlement charges: vary by title insurer and contract terms
Out‑of‑state seller checklist
- Current government photo ID for notary or RON identity proofing
- Mortgage payoff details and an estimated payoff date
- Any prior title policy or recorded deed, if available
- Seller disclosures and lead‑based paint disclosure if applicable
- Social Security or tax ID information for closing paperwork
- Verified contact info for your closing agent, listing agent, and any attorney
- Bank details and a secure plan for receiving wire proceeds
- Your chosen signing method: RON, local notary with shipping, or POA
- Reliable courier plan if originals must be sent
Who to contact in Frankfort
- The assigned title company or closing attorney to confirm RON acceptance, POA policies, wiring protocols, and signing instructions
- Franklin County Clerk for recording requirements, e‑recording availability, hours, and fee schedules
- Franklin County Property Valuation Administrator or tax office for property tax questions or proration norms
- Your listing agent to coordinate HOA contacts, scheduling, and local vendor support
A smoother remote sale with local guidance
Selling from out of state requires clear steps, secure wiring, and documents that meet Franklin County standards. With the right plan, you can sign from home and close on time. If you want a local partner to coordinate your closing team, confirm requirements, and keep you updated from contract to recording, connect with Thaddeus Blevins for hands‑on guidance.
FAQs
Can I complete a remote closing in Frankfort if I live out of state?
- Yes. Many closings can be completed by RON, local notary with overnight shipping, or a properly executed POA, subject to approval by the closing agent and title insurer.
Will Franklin County record a deed I signed remotely?
- If the notarial certificate and deed meet Kentucky and county standards, the closing agent can submit for recording and will advise if an original wet‑ink deed is required.
What documents should I expect as a remote seller?
- You will typically review and sign a deed, seller affidavits, payoff authorization, a settlement statement, tax forms like 1099‑S, and any required disclosures.
How do I avoid wire fraud during my remote closing?
- Verify wiring instructions by phone using a trusted number, do not rely on email changes, and confirm account details and timing with your bank and closing agent.
Is a Power of Attorney acceptable for my Frankfort sale?
- Often yes, but acceptance varies. Confirm POA requirements with the title company and buyer’s lender, and ensure the POA is notarized for Kentucky recording if needed.
Who issues 1099‑S for my out‑of‑state sale?
- The settlement agent typically handles 1099‑S reporting at closing, while you should consult a tax professional about capital gains and any withholding.
