VA Loans and the Signing Agent
VA (Veterans Affairs) loans are federally guaranteed mortgages available to eligible veterans, active-duty service members, and surviving spouses. They are one of the most favorable loan products available — no down payment required, no private mortgage insurance, and competitive interest rates. For signing agents, VA loan packages share most elements with conventional refinance or purchase packages but include several VA-specific documents that require attention.
VA loans represent a significant portion of loan signings in markets with large military populations — near bases like Fort Bragg, Camp Pendleton, Fort Hood, and Naval Station Norfolk. Agents who understand the VA-specific documents handle these appointments more efficiently and with greater borrower confidence.
VA-Specific Documents Not Found in Conventional Packages
VA Loan Summary Sheet
A plain-language summary of the key loan terms required by VA regulations. The borrower acknowledges receipt. Not typically notarized.
VA Funding Fee Disclosure
The VA charges a funding fee that helps sustain the program. The amount varies based on the type of service, down payment (if any), and whether it is a first or subsequent use of VA entitlement. The disclosure explains the fee and whether it is financed into the loan or paid at closing. Borrowers sometimes ask about this document — you can explain it is a required federal fee that supports the VA loan program, but refer questions about whether the specific amount is correct to their loan officer.
VA Residual Income Worksheet
The VA requires lenders to verify the borrower has sufficient residual income (money left over after all monthly obligations) to support the household. This may appear as an exhibit in the package.
Interest Rate Reduction Refinance Loan (IRRRL) Certification
For VA streamline refinances (IRRRL), the borrower certifies they currently occupy or previously occupied the property as their primary residence. This is a signed (typically notarized) certification specific to IRRRL transactions.
Notice to Veteran
A required federal disclosure informing the veteran of their rights and the nature of the VA loan guarantee. Signed but typically not notarized.
Standard Documents Also Present
Beyond VA-specific documents, a VA purchase or refinance package contains all the standard elements: the note, the deed of trust (VA calls this the "Deed of Trust" or "Security Instrument"), the closing disclosure, right of rescission (for refinances on primary residences), and compliance disclosures. These are handled identically to conventional loan documents.
Common VA Signing Appointment Scenarios
VA purchase: Similar to a conventional purchase but with additional VA disclosures. The veteran may ask questions about their VA entitlement or the funding fee — redirect these to their loan officer. Budget the same time as a conventional purchase: 90–120 minutes.
VA IRRRL (streamline refinance): Typically shorter than a full refinance because the loan requires less documentation. 45–60 minutes is common. The IRRRL certification must be signed and notarized.
VA cash-out refinance: Full package similar to a conventional cash-out refi, with VA overlays. Budget 60–90 minutes.
Frequently Asked Questions
Yes, for VA refinances on a primary residence. The standard 3-business-day right of rescission applies to VA refinance transactions just as it does to conventional refinances. VA purchase transactions do not have a right of rescission — the same rule as conventional purchases. For VA IRRRL transactions, the rescission right also applies as it is a refinance of a primary residence.
A non-veteran spouse can co-borrow on a VA loan with an eligible veteran. In that case, both borrowers sign all applicable documents. A non-spouse, non-veteran co-borrower may also appear in some VA loan structures — the title company's package will indicate which parties must sign which documents. Follow the package instructions precisely and contact the title company with any ambiguity.
VA purchase signings typically take 90–120 minutes. VA IRRRLs run 45–65 minutes. VA cash-out refinances are 60–90 minutes. Use our duration calculator for a specific estimate based on your package type and signer count.