Your Florida title company has emailed the closing package. The instructions say to sign in front of a notary, bring two witnesses, and send the originals back with an apostille. You are in Ontario, and the closing date is not moving. This guide explains what Florida asks for, what to bring to your appointment, and how Crown Seal Notary looks after both the notarization and the apostille request, so the package goes back once and goes back right.
You are in good company. Florida is the first choice for Canadians buying in the United States. In the National Association of Realtors’ 2025 report, 48% of Canadian buyers purchased in Florida, and in the 2026 report Canada was the top country of origin for foreign buyers.
Florida closing documents at a glance
- Two witnesses on the deed. Florida law requires a deed to be signed in the presence of two subscribing witnesses.
- A notary with an official seal. Florida recognizes an acknowledgment taken before a notary public of another country, with the certificate under the notary’s seal.
- An Ontario apostille, when your closing team asks for one. It confirms the notary’s signature and seal.
- Signed in person. Ontario does not permit remote notarization, and does not issue apostilles for documents notarized by video.
- Powers of attorney need witnesses too. A Florida power of attorney must be signed before two subscribing witnesses and acknowledged before a notary.
What Florida law asks for when you sign outside the United States
Two subscribing witnesses on a deed
Under section 689.01 of the Florida Statutes, an interest in real property is transferred by a written instrument signed in the presence of two subscribing witnesses. This is the detail to plan for, because both witnesses must be in the room when you sign.
Arrange your witnesses before the appointment. Ask your closing team who may act as a witness and whether the notary may be one of the two, then tell us when you book. Your instructions will also say whether any other document in the package needs witnesses.
Witness names and addresses
Florida’s recording rules in section 695.26 ask for each witness’s name printed beneath the signature and a post-office address for each witness. The section has an exception for documents signed outside Florida. In practice, if your deed has lines for witness names and addresses, complete every one of them clearly. Empty lines invite questions from the title company.
A notary public with an official seal
Section 695.03 lists who may take an acknowledgment outside the United States. A notary public of the foreign country is on that list, and the certificate must be under the notary’s seal. An Ontario notary public completes the notarial certificate with a signature and seal, and the Ontario apostille then confirms both for your closing team.
Powers of attorney for a Florida closing
If someone will sign at closing on your behalf, section 709.2105 requires the power of attorney to be signed by you and by two subscribing witnesses, and acknowledged before a notary. Send the draft to your closing team for approval before you sign it. Title companies usually want to review a power of attorney before anyone relies on it.
Documents in a typical Florida closing package
- a warranty deed, if you are selling;
- a mortgage, if you are borrowing;
- a power of attorney, if someone will sign for you at closing;
- affidavits requested by the title company, such as an owner’s or seller’s affidavit.
Other pages, such as the closing statement, are often signed without a notary. Your signing instructions say which pages need what. We don’t draft or explain the documents, so questions about what they mean go to your title company or closing attorney.
How to get Florida closing documents notarized and apostilled in Ontario
- Send us your signing instructions. Use the free document check on our appointment page. We reply by email with what to bring.
- Line up two witnesses. Confirm with your closing team who qualifies, and tell us who is coming.
- Sign in person. Bring the full package unsigned, your instructions, and two pieces of identification with your name matching the documents. See what ID you need for notarization.
- We arrange the apostille. Through our apostille assistance, we prepare your notarized documents and submit them to the Ontario government for you.
- Courier the originals. Use a tracked courier, keep each apostille attached to its document, and keep copies of everything.
How long it takes and what the apostille costs
We offer two apostille service options, so you can match the timing to your closing date.
| Service | Turnaround | Fee |
|---|---|---|
| Same-day apostille | Same day | $800 CAD |
| Regular apostille | Within 3 days | $500 CAD |
Work backward from the day the originals must arrive in Florida: courier time, then apostille time, then your appointment. Tell us your closing date when you book, and we will confirm your total by email before you come in.
Six mistakes that delay Florida closings
- Signing at home. Bring the package unsigned. You sign in front of the notary and your witnesses.
- Arriving with one witness, or none. A Florida deed needs two.
- Leaving witness lines blank. Print names and addresses wherever the deed asks for them.
- A name that does not match your ID. Tell us and your closing team first. Our post on one and the same person declarations explains one common fix.
- Using a commissioner of oaths. A document that needs an apostille must be notarized by a notary public. See notary public vs. commissioner of oaths.
- Separating the apostille from the document. Do not remove staples before you courier the package.
Florida closing documents: common questions
Can an Ontario notary notarize a Florida deed?
Yes. Florida’s statute recognizes an acknowledgment taken before a notary public of another country, with the certificate under the notary’s official seal. Your closing team decides what they accept, so we follow the instructions they gave you.
Do I still need two witnesses if I sign in Ontario?
Plan for them. The witness requirement belongs to the deed, not to the place where you sign it.
Can the notary be one of my two witnesses?
Ask your closing team. Their answer decides it, and it changes how many people you need to bring. Tell us when you book.
Does Florida require an apostille?
Florida’s statute recognizes a foreign notary’s certificate under seal. Many title companies and lenders also ask for an apostille as confirmation of that seal. If your instructions ask for one, the package needs one.
My title company offers remote online notarization. Is that the same thing?
No. That is a service run on the title company’s side through a Florida online notary. If your instructions ask for an Ontario notarization with an apostille, the signing must be in person. Our post on online commissioning in Ontario explains where video signing does work.
I am selling my Florida condo. Is anything different?
Sellers sign the deed, so the two-witness rule matters most to you. Your package may also include tax forms. Those are for your closing agent and accountant to explain. We can notarize what needs a notary, but we do not advise on U.S. tax.
Can you come to us?
Yes. Our mobile notary service visits homes and workplaces in Hamilton and the surrounding area. Let us know about your witnesses when you book.
Sources
- Florida Statutes, section 689.01, section 695.03, section 695.26 and section 709.2105
- Government of Ontario: Information for notaries public in Ontario
- Hague Conference on Private International Law: Apostille Convention status table
- National Association of Realtors: International Transactions in U.S. Residential Real Estate (2025 report for state shares) and 2026 report summary
Related reading
- Notarization and apostilles for U.S. real estate closing documents signed in Ontario
- Arizona closing documents: notarization and apostille in Ontario
- California closing documents: notarization and apostille in Ontario
- What documents can be apostilled in Canada?
- Notarization mistakes to avoid
Book with Crown Seal Notary
Crown Seal Notary serves Hamilton and the surrounding area seven days a week. In-office appointments are available at 21 King St W, 5th Floor, and our mobile service comes to your home, workplace, hospital or care home. To book, call 289-207-0851, email info@csnotary.org, or book online. You can also browse all of our services or read our FAQs.
Please note: Crown Seal Notary provides notarization and commissioning services only. We do not provide legal, immigration or financial advice, and we cannot tell you what to write in your document. If you are unsure which document you need, please check with the organization that asked for it or speak with a lawyer or licensed paralegal. This guide is general information and is not advice on the law of any U.S. state.
