Foreign Buyers and U.S. Real Estate: How to Handle Apostilles and Notarizations

The United States remains one of the most attractive markets for international real estate investors. But while foreign buyers can easily purchase property in the U.S., the paperwork involved often requires notarization, authentication, and apostilles — especially when documents are signed overseas.

This guide breaks down how international buyers can prepare their documents properly, avoid delays, and ensure everything is legally recognized in the U.S.

 1. Why Foreign Buyers Need Apostilles and Notarizations

U.S. real estate transactions require certain documents to be notarized to confirm the identity and intent of the signer.
But when these documents are signed outside the United States, the U.S. needs a way to confirm that the foreign notary or official is legitimate.

That’s where apostilles and consular authentications come in.

2. Understanding the Apostille Process (Hague Convention Countries)

An apostille is a special certificate that authenticates a notarized document for use in another country.
If the country where the document is signed is a member of the Hague Apostille Convention, the process is straightforward.

 When you need an apostille:

Foreign buyers often need apostilles for:

• Powers of Attorney used for U.S. property purchases

• ID affidavits

• Corporate formation documents (if buying through an entity)

• Financial authorization letters

 How to get an apostille:

1. Sign the document before a local notary or authorized official.

2. Submit it to the country’s apostille authority (varies by nation).

3. Attach the apostille certificate.

4. Send the apostilled document to the U.S. title company or agent.

Apostilles replace embassy legalization for countries in the Hague Convention.

3. Non-Hague Countries: Consular Authentication Required

If the document is signed in a country NOT part of the Hague Convention, it must go through a multi-step legalization process.

This typically includes:

1. Notarization by a local notary

2. Authentication by that country’s foreign ministry

3. Final legalization by the U.S. Embassy or Consulate

This process takes longer than an apostille and requires careful planning by foreign buyers.

4. Notarizing Documents for International Buyers Inside the U.S.

Foreign buyers who are physically in the U.S. can complete notarization like any other signer:

• Meet with a U.S. notary public

• Show valid government-issued photo ID

• Sign their documents in the notary’s presence

This is often the fastest option — and avoids international authentication requirements.

Accepted IDs may include:

• Foreign passport

• U.S. visa documents

• National ID cards (state laws vary)

5. Using Remote Online Notarization (RON) for Overseas Signers

Many U.S. states now allow Remote Online Notarization, enabling foreign buyers to sign documents from anywhere in the world, as long as:

• The notary is in a U.S. state that authorizes RON

• The signer’s identity passes the platform’s verification

• The receiving U.S. agency accepts electronically notarized documents

RON is ideal for:

• Buyers who cannot travel to the U.S.

• Time-sensitive closings

• Executing Powers of Attorney remotely

⚠️ Important: Some title companies and county offices still require wet signatures or apostilles. Always confirm before using RON.

6. Common Documents Foreign Buyers Must Authenticate

Depending on the structure of the transaction, foreign buyers may need to notarize or authenticate:

• Power of Attorney (POA)

• Affidavit of Identity

• Corporate documents (for LLC or company-owned purchases)

• Bank verification forms

• Gift letters

• Deeds (if signing abroad)

Each document has its own notarization and authentication requirements.

7. Common Mistakes Foreign Buyers Should Avoid

❌ Signing documents before contacting a notary
❌ Using a notary whose signature cannot be authenticated
❌ Failing to check whether the destination state accepts apostilles for that specific form
❌ Waiting too long to begin legalization — consular processes can take weeks
❌ Not confirming whether digital signatures are allowed

A simple oversight can delay a closing or cause a title company to reject the documents entirely.

 8. Tips for a Smooth International Real Estate Transaction

• Start the apostille/legalization process early

• Confirm authentication requirements with the title company

• Use clear, consistent identification

• Ask whether the county accepts eRecording or online notarization

• Keep digital copies of everything

• Use a notary who is experienced in international real estate transactions

Conclusion

For foreign buyers, U.S. real estate closings require extra steps — but with proper notarization and apostilles, the process is smooth and legally secure. Whether signing abroad, using RON, or notarizing inside the U.S., following the correct authentication steps ensures your documents are accepted without delays.

At Looking Glass Runners Notary, we assist international buyers with notarization, RON sessions, and guidance on apostille requirements so every transaction closes confidently and correctly.