The signer acts for the company
An LLC cannot sign its own name, so a member or manager signs in a representative capacity. A typical block shows the company name, a line for the signature, and the signer's printed name and title. The signer is not personally bound by the deed or contract merely by signing for the company, although a loan may add a separate personal guarantee.
Have a closing coming up? The closing package (signing, scanbacks and courier).
Mixing the two roles is a common cause of confusion, so read each signature block.
Proof of authority
Title companies commonly ask for the articles of organization, the operating agreement or a summary of its signing authority, a certificate of good standing, and sometimes a resolution or consent approving the transaction. Requirements vary by company and deal.
The operating agreement may say whether a manager can sign alone or whether all members must approve. A notary does not review these papers for validity.
Notary certificate for an entity signer
Notarial certificates ask who personally appeared. That is the human signer, identified with a photo ID. The certificate may also include the capacity in which they signed. The notary identifies the person, not the LLC.
If the package uses a form that looks like it is for an individual, ask the title company whether a representative form is needed.
Personal liability and separate hats
Lenders often ask owners to back an LLC's loan personally. That means the owner signs twice: once for the company and once as an individual. Different signature lines, different names, same person. Keep them straight, and ask an attorney what a personal backing promise means before you sign it.
MCC Solutions notarizes the signatures on business paperwork but does not draft or advise on entity documents.
Preparing ahead
Confirm the LLC's exact name, including punctuation and suffix, against state records. Check that the company is in good standing. Bring ID, the operating agreement, and any resolutions the title company requested. An LLC with multiple managers should find out in advance who is signing and whether anyone else must attend.
Typical title company questions and series, holding and single-member companies
Is the LLC active with the state? Does the operating agreement name a manager? Is a single member authorized to sell? Does a lender want both members to back the loan personally? Is the property the company's only asset? Questions like these arise because a deed signed without authority can be challenged later.
Answer them with documents, not explanations at the table.
Some owners use a holding LLC for each property. Single-member companies have an easy signer but the same need to show authority. A series LLC structure, where permitted, may need extra care in naming the correct series. Ask the title company how the name must appear on the deed.
Be careful with the signature itself. Many errors come from signing as an individual where the block calls for the company, or the reverse. Read the line above the signature to see which capacity it asks for. If the block is unclear, ask the title company to fix it before you sign instead of crossing out and rewriting. Clean pages are accepted by recorders more often than corrected ones.
Common questions
Can any member sign for an LLC?
Only if the operating agreement and state law allow it. The title company usually asks for proof.
Does the notary need to see the operating agreement?
No. The notary only identifies the signer and completes the certificate. The title company reviews authority.
What if the LLC name is spelled wrong?
Fix it before the signing. Documents with the wrong entity name may be rejected or cause title issues.
More notary guides
- Using a Power of Attorney at a Real Estate Closing
- What a Witness Does at a Signing (and What They Do Not)
- Notarizing for Someone Who Cannot Sign Their Name
This guide is general information, not legal advice. Fees and procedures change; check with the office involved or an attorney for your situation.