Buying a home in New Orleans comes with a term you might not hear in other states: the Act of Sale. If that sounds formal, it is. It is also the moment your home becomes yours. If you are feeling unsure about what happens at closing, you are not alone.
In this guide, you will learn what the Act of Sale means, who attends, what you sign, how money and keys change hands, and what to watch for in Orleans Parish. You will also see a simple timeline and checklist to keep you on track. Let’s dive in.
What the Act of Sale means
The Act of Sale is the notarial deed that transfers ownership of a Louisiana property to you. A Louisiana notary prepares the document, supervises the signing, and makes it a public act. This civil-law approach is different from many states, but the result is the same: clear transfer of title.
Once signed, the Act of Sale is recorded with the Orleans Parish clerk to create public notice of your ownership. You can learn more about the notary’s role from the Louisiana Secretary of State’s notary resources and the parish recording process through the Orleans Parish Clerk of Civil District Court.
- Learn about Louisiana notaries: Louisiana Secretary of State Notary
- See parish land records and recording: Orleans Parish Clerk Land Records
How the New Orleans closing works
Pre-closing prep
- Title search and a title commitment identify any liens or exceptions.
- If you are financing, your lender orders an appraisal and clears final conditions.
- You receive a federal Closing Disclosure at least three business days before signing. This gives you time to review loan terms and costs.
- The notary or title provider prepares the Act of Sale, your mortgage documents if financed, and the settlement statement.
For an overview of the Closing Disclosure, see the CFPB’s consumer guide: CFPB Closing Disclosure explainer.
Signing day
- You and the seller meet with the notary to sign the Act of Sale and other documents.
- Lender funds, if any, are wired to the closing agent’s trust account.
- The notary confirms funds, notarizes documents, and sets up recording.
Recording and disbursement
- The Act of Sale and any mortgage are submitted for recording in Orleans Parish.
- After recording is confirmed, the closing agent disburses funds, pays off liens, and pays closing costs listed on your settlement statement.
After closing
- You receive keys and possession as your contract provides.
- You should obtain the recorded Act of Sale and your title insurance policy once issued. You can also access recorded instruments through the parish clerk’s office.
Who attends and what you sign
Who is at the table
- Buyer and seller.
- Louisiana notary public who oversees the closing.
- Real estate agents.
- Lender and title company representatives, in person or remote.
- Attorneys if either party is represented.
Key documents
- Act of Sale that transfers title.
- If you have a loan: promissory note, mortgage or security instrument, and the Closing Disclosure.
- Settlement statement with all credits and debits.
- Title insurance acknowledgements and any required affidavits or disclosures.
- Power of attorney documents if anyone signs by proxy, subject to notary and lender approval.
How money moves safely
- Bring funds by wired transfer or certified cashier’s check per your closing instructions. Many New Orleans closings require a wire for larger amounts.
- Lender funds are wired to the closing agent before disbursement.
- If repairs are pending, a holdback or escrow may be used until conditions are met.
Important: Wire fraud is a known risk. Always verify wiring instructions by phone using a known, independently verified number for the closing agent or notary. Do not rely only on email instructions.
Recording, title insurance, and your keys
Recording the Act of Sale and any mortgage in Orleans Parish creates the public record of your ownership and your lender’s lien. Title insurance is common and protects you against covered defects that may not show up in the title search. The owner’s policy is typically issued after recordation.
Possession and keys follow your purchase agreement. Most buyers receive keys at or right after closing once funds are disbursed and recording is confirmed. If you agree to early occupancy or a seller leaseback, make sure the terms are in writing with clear insurance and liability responsibilities.
For recording access and information, visit the Orleans Parish Clerk Land Records page.
Typical closing costs to expect
Exact amounts vary by contract and lender, but common items include:
- Notary and closing fees.
- Orleans Parish recording fees.
- Title insurance premiums for owner’s and lender’s policies.
- Lender charges such as origination and underwriting fees if financed.
- Any applicable municipal or parish transfer taxes or documentary fees.
- Prorated property taxes, HOA dues, or assessments based on the closing date.
Always confirm your final figures on the Closing Disclosure and settlement statement.
Local factors in Orleans Parish
- Flood and elevation: Many properties here require flood insurance or elevation certificates, especially with lender financing. The City’s resource page can help you understand local floodplain management. See City of New Orleans Floodplain Management.
- Municipal liens or open violations: Older urban properties can have code issues or assessments that appear in the title search. Your title commitment will identify these for clearance before closing.
- Homestead exemption and taxes: Learn how the parish homestead exemption works and how reassessments can affect future bills through the Orleans Parish Assessor.
For general consumer guidance, the Louisiana State Bar Association offers public resources: LSBA Public Resources.
Week-before-closing checklist
- Review your Closing Disclosure line by line and ask questions well before signing.
- Call to verify wire instructions using a trusted phone number.
- Confirm the final cash-to-close and when your lender will fund.
- Schedule your final walk-through and confirm agreed repairs.
- Line up homeowners and any flood insurance, and provide proof to your lender.
- Confirm your possession date, where to pick up keys, and utility transfer timing.
- Bring a valid government ID for notarization.
- If using a power of attorney, get it approved by the notary, title company, and lender in advance.
We will guide you through closing
You do not have to navigate the Act of Sale alone. Our team helps you prepare, reviews your Closing Disclosure with you, and coordinates with your lender, notary, and title company so closing day feels calm and clear. If you want a local, responsive guide for your New Orleans purchase, reach out to Armstrong Realty.
FAQs
What is the Act of Sale in Louisiana?
- It is the notarial deed that transfers ownership of a property to you and becomes public when recorded with the parish clerk.
Who prepares and oversees the Act of Sale?
- A Louisiana notary typically drafts the document and supervises the signing as a public act under Louisiana practice.
When will I receive the Closing Disclosure?
- For most financed loans, you receive it at least three business days before signing so you can review terms and costs.
How soon is the Act of Sale recorded in Orleans Parish?
- Many closings record the same day or shortly after, then funds are disbursed; the exact timing depends on the notary, lender, and clerk’s office.
Do I get keys at signing in New Orleans?
- Usually yes if your contract states possession at closing and funds have been disbursed; always confirm the possession date in writing.
What happens if recording is delayed?
- Disbursement and key delivery can be delayed in unusual cases; check with your notary or title agent and confirm possession terms in your contract.
Can I use a power of attorney to close?
- Often yes, but it must meet notary and lender requirements and be approved before closing.
