Trying to close on a Downtown Seattle condo while you are overseas can feel intimidating. You want a smooth handoff, secure funds, and zero surprises on recording or taxes. The good news is you can close from abroad if you plan early and follow the right steps. This guide explains your options, what Seattle and Washington allow, and how to avoid delays and wire fraud. Let’s dive in.

Can you close from abroad?

Yes. Washington law permits remote online notarization for real estate documents, even when you are physically outside the United States, as long as the transaction has a U.S. nexus and the act is not prohibited where you are located. You must satisfy identity proofing and recording requirements. Review the statutory details in the section on Washington’s remote notarization rules. Washington law permits remote online notarization.

If you have a loan, lender approval is also required. Many loans qualify for eClosings that include remote notarization if the lender’s program aligns with investor standards. Fannie Mae guidance confirms eClosings with RON are acceptable where state law allows, but individual lender policies vary.

Choose your signing path

Remote online notarization (RON)

If your title company and lender approve, RON is often the fastest option. You sign electronically over a secure audio and video session with an endorsed Washington notary. The notary records the session, verifies your identity, and includes specific language on the notarial certificate. Learn more about the statute governing RON in Washington here.

Mail-away with wet signatures

You sign paper originals abroad, notarize them locally or at a U.S. embassy or consulate, then ship the originals to escrow in Seattle. If a local foreign notary is used, title may require an apostille or other authentication. For how apostilles work and processing timelines, review the Washington Secretary of State apostille instructions.

Power of Attorney (POA)

You can appoint a trusted person in the U.S. to sign on your behalf. The POA should clearly authorize real property transfers. If you sign the POA abroad, expect to use a local notary plus apostille or a U.S. consular notary. Confirm acceptance with your title company before you sign. For general POA considerations in Washington, see this overview of POA practices.

King County recording basics

King County accepts e-recording and paper submissions as long as documents meet formatting and legibility rules. Your title company will prepare documents in a recordable format and submit them electronically when possible. If your plan relies on original paper documents from overseas, allow extra time for courier delivery and county intake. Review King County recording practices and e-recording.

Taxes and withholding to plan for

Washington REET

Washington real estate excise tax is due on most property sales, and the seller is ordinarily responsible. Escrow typically coordinates the filing and payment on the date of sale. Budget for the tax and ensure any POA signers are authorized to execute REET affidavits. See the current Washington real estate excise tax guidance.

FIRPTA for foreign sellers

If the seller is a foreign person for U.S. tax purposes, the buyer is usually required to withhold and remit a percentage of the sale price to the IRS. This can be 15 percent in many cases, with limited exceptions for qualifying personal residences. Address FIRPTA early to avoid closing delays, and consider an IRS withholding certificate if appropriate. Review the IRS FIRPTA rules.

Moving money safely and on time

International wires can take several days and may trigger bank compliance checks. Coordinate timing with escrow and your bank, and confirm any currency conversions. Wire fraud is a persistent risk, so follow strict verification steps. The FBI urges out-of-band confirmation of wire instructions by calling a known number for your escrow officer. Read the FBI guidance on business email compromise.

Title, lender, and escrow rules

Confirm acceptance early

Every title underwriter and lender has its own rules. Confirm in writing whether they will accept RON, a POA, consular notarizations, apostilles, and e-recording. If you are financing, verify that your specific loan program supports eNotes and RON closings. Start this conversation as soon as the contract is opened. For investor-level context, see Fannie Mae’s eClosing and RON guidance.

Common roadblocks and fixes

• POA is missing real property authority. Use clear language that authorizes a conveyance.
• Foreign notarization lacks an apostille. Confirm the requirement before signing to avoid rush legalizations.
• Lender prohibits remote signing for your loan type. If so, plan a mail-away or an in-person U.S. signing agent with a POA.
• FIRPTA status is unresolved. Confirm seller residency early and set a clear withholding plan with escrow.

Step-by-step timeline

30+ days before closing

• Confirm with title and lender if RON, POA, or mail-away is acceptable and what exact documents they require. Reference investor allowances in Fannie Mae’s eClosing FAQs.
• Establish seller tax status and plan for any FIRPTA withholding or withholding certificate.
• If using a POA, prepare Washington-compatible language, plan notarization, and secure any needed apostille.

2 to 3 weeks before closing

• For RON, test the platform, confirm the notary’s endorsement, and share ID documents as instructed. Washington’s RON rules are outlined here.
• For mail-away, complete notarizations, get the apostille if required, and ship originals by tracked courier to Seattle escrow.

Closing week

• Verify wire instructions with your escrow officer by calling a known phone number. Review FBI guidance on BEC.
• Confirm REET filing and payment and prepare any FIRPTA forms with escrow. See Washington REET.

After closing

• Ask escrow to confirm recording and provide conformed copies. King County offers online record search tools. See King County recording resources.
• Keep copies of the RON video record, apostilles, and consular stamps with your closing file.

When a U.S. consulate notarizes

You can sign at a U.S. embassy or consulate when abroad. Consular officers may perform notarial acts for documents used in the United States, but title may still request additional authentication or originals. Always confirm with your title officer before the appointment. Learn about consular notarial services.

Quick action checklist

• Get written confirmation from title and lender about RON, POA, and original document requirements.
• Resolve seller residency and any FIRPTA plan immediately.
• Schedule notarization and apostille or consular appointments early.
• Verify all wire instructions by phone to a known number before sending funds.

A confident, well-sequenced plan is the difference between a smooth international close and a stressful scramble. If you want a discreet, white-glove process that aligns with Downtown Seattle building timelines and King County recording, reach out to The Gray Team to coordinate your closing plan from anywhere in the world.

FAQs

Can I close a Seattle condo from overseas?

• Yes. Washington permits remote online notarization and title can often accommodate POA or mail-away signings, subject to lender and underwriter approval. See the RON statute.

Will King County accept a consular notarization?

• Consular notarizations are commonly used for U.S. documents, though title may still require originals or authentication, so confirm in advance. Review consular notarial services.

How does FIRPTA affect a foreign seller?

• Buyers usually must withhold and remit a percentage of the sale price to the IRS unless reduced by a withholding certificate, so address this early. See IRS FIRPTA rules.

What is Washington REET and who pays it?

• Washington real estate excise tax is typically paid by the seller at closing and is coordinated by escrow on the date of sale. Learn more about REET.

How do I prevent wire fraud when sending funds?

• Call your escrow officer at a known number to verify instructions, use secure portals, and never rely only on email. See FBI guidance on BEC.

What if my lender does not allow RON?

• Use a mail-away with proper notarization and any required apostille or appoint a U.S.-based POA to sign in person, as approved by your title underwriter. For context on investor acceptance, see Fannie Mae’s eClosing FAQs.