Loan Signing System (LSS) Certification

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In the world of real estate and mortgage finance, the role of a Notary Signing Agent (NSA) is pivotal. While a notary commission is the legal foundation, the Loan Signing System (LSS) Certification has emerged as the industry-leading professional credential for those looking to excel in loan closings. Founded by Mark Wills, this certification is designed to transform a standard notary into a specialized professional capable of executing complex loan packages with zero errors.

This guide provides a comprehensive breakdown of everything you need to know about the LSS certification, from eligibility and exam structure to costs and career prospects.

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Section 1: Exam Identity & Authority (The Basics)

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Official Exam Name & Acronym: Loan Signing System Certification (LSS Certification)

Conducting Body/Authority: The certification is administered by Loan Signing System, LLC. Founded by Mark Wills, a top-producing notary signing agent and educator, the organization is a private professional training entity. Unlike state-mandated notary exams, LSS is a business and technical certification recognized widely by major title companies and signing services across the United States.

Purpose of Exam: The LSS Certification is a Professional Certification. Its primary purpose is to provide specialized training on how to walk a borrower through a set of mortgage loan documents (Refinance, Purchase, Seller, HELOC, etc.) and how to build a successful notary signing agent business.

Geographic Validity: This qualification is recognized throughout the United States. Because mortgage documents are largely standardized through federal regulations (CFPB), the training provided by LSS applies to all 50 states, though state-specific notary laws still apply.

Level of Competence: It ranges from Entry-level to Specialist. Passing the certification demonstrates that the individual possesses the technical knowledge to handle a 100-150 page loan package and the professional etiquette required by title companies.

Brief History: Established circa 2016, the Loan Signing System was created to fill a gap in the industry: while the National Notary Association (NNA) provided the legal background check and basic certification, many notaries were still making errors on loan-specific documents. LSS evolved into a comprehensive mentorship and certification program that is now a preferred credential for many high-volume signing services.

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Section 2: Who Can Take the Loan Signing System (LSS) Certification? (Eligibility Requirements)

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The LSS Certification is open to anyone, but to actually use the certification in a professional capacity, you must meet specific legal requirements.

  • Academic Requirements: There is no specific degree required. A High School Diploma or GED is generally sufficient to become a Notary Public, which is the prerequisite for the LSS course.
  • Experience Requirements: None. The course is designed to take a complete beginner to a professional level.
  • Documentation Checklist:
    • Valid Government-issued ID (Driver’s License or Passport).
    • A valid Notary Public Commission from your state of residence.
    • Proof of Errors & Omissions (E&O) Insurance (Minimum $25,000 recommended, though $100,000 is preferred by most title companies).
    • NNA Background Screening (While not an LSS requirement to take the course, it is an industry requirement to get hired).
  • Language Proficiency: Fluency in English is required as the documents are in English. There are no specific TOEFL/IELTS requirements, but you must be able to explain complex documents clearly.
  • Age Restrictions: Must be at least 18 years old (to meet state notary requirements).
  • Background Check: You must be able to pass a standard criminal background check to receive your state notary commission.

Summary of Eligibility Requirements

Requirement Detail
Legal Status Must be a Commissioned Notary Public in your state.
Age 18+ years.
Education No specific degree required (HS Diploma suggested).
Background Clean criminal record (required for Notary Commission).
Insurance E&O Insurance (highly recommended).
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Section 3: How to Register for the Loan Signing System (LSS) Certification

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Exam Schedule & Availability

  • Exam Frequency: The exam is On-Demand. Once you purchase the course, you can take the exam whenever you feel ready.
  • Registration Windows: Open 365 days a year.
  • Scheduling Flexibility: 100% flexible; the exam is taken online from your own computer.

Exam Fees (Detailed Breakdown)

LSS offers tiered pricing which includes the training and the certification exam fee.

Fee Component Cost (USD)
Fundamental Level $197 (One-time)
Professional Level $297 (One-time) or 3 payments of $108
Executive Level $497 (One-time) or 5 payments of $112
Retake Fee $0 (Included in course access)
Annual Renewal $0 (Lifetime access to the course you purchased)

Note: Most students opt for the Professional or Executive levels as they include marketing training necessary to get work.

Booking Process

  1. Visit the Loan Signing System official website.
  2. Select your preferred course tier (Fundamental, Professional, or Executive).
  3. Create an account and complete the payment via credit card or PayPal.
  4. Access the student portal immediately to begin training.
  5. The certification exam becomes available once you have completed the video modules.

Retake Policy

  • Waiting Period: There is no mandatory waiting period, but it is recommended to review the missed sections before re-attempting.
  • Maximum Attempts: Unlimited attempts are allowed until you pass.
  • Fees: There are no additional fees for retakes; they are included in your initial course purchase.

Score Validity

The LSS Certification has Lifetime Validity. However, the industry standard is to refresh your NNA background check and NNA certification annually. While LSS doesn’t expire, staying active in the community is recommended to keep up with document changes (like the 2024 updates to the VA Handbook or FHA guidelines).

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Section 4: Loan Signing System (LSS) Certification Exam Format & Structure

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Exam Format

  • Delivery Method: Computer Based Test (CBT) via the LSS online portal.
  • Proctoring: Unproctored/Open-book. The focus is on accuracy and the ability to find information within the documents, mimicking a real-world signing scenario.

Timing & Duration

Feature Details
Total Duration No strict time limit (Average completion: 60-90 minutes).
Number of Sections 1 Comprehensive Exam.
Breaks Self-paced; you can pause and return.

Question Count & Types

The exam consists of approximately 50 to 60 questions. Question types include:

  • Multiple Choice: Selecting the correct handling of a specific document.
  • True/False: Regarding notary law and signing agent ethics.
  • Case Studies/Document Identification: You will be shown a document (like a PCOR or a Notice of Right to Cancel) and asked where signatures/dates are required.
  • Scenario-based: “If a borrower asks [X] question about their interest rate, how do you respond?”

Syllabus & Content Domains

Domain Topics Covered Weightage
The “Big 5” Documents Closing Disclosure, Note, Deed of Trust, Loan Application (1003), Notice of Right to Cancel. 40%
Notarial Acts Acknowledgments, Jurats, Oath administration, proper stamping. 20%
Ethics & Boundaries Unauthorized Practice of Law (UPL), neutral third-party requirements. 15%
Standard Loan Files Refinance, Purchase, Seller, HELOC, and VA/FHA specifics. 15%
Logistics & Errors How to handle missed signatures, drop-off procedures, and communication. 10%
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Section 5: How is the Loan Signing System (LSS) Certification Scored?

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Passing Score

  • The Passing Threshold: You must achieve a score of 90% or higher to pass. This high threshold ensures that signing agents are nearly perfect, as a single error in a loan package can cause a funding delay.
  • Cut-off Method: Fixed/Absolute score.

Scoring Mechanics

  • Negative Marking: None. Points are not deducted for incorrect answers.
  • Partial Credit: Not available for most questions.
  • Scaled Scoring: Not used. The score is a simple percentage of correct answers.

Score Reporting

  • Result Declaration: Immediate. You will see your score as soon as you hit “Submit.”
  • Score Report: You receive a digital certificate and a digital badge that can be uploaded to platforms like Snapdocs, SigningAgent.com, and LinkedIn.
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Section 6: How Difficult is the Loan Signing System (LSS) Certification?

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Difficulty Assessment

Overall Difficulty Rating: Moderate. While the exam is open-book, the 90% passing requirement means you cannot afford many mistakes. The difficulty lies in the “trick” questions regarding dates and rescission periods, which are common areas for notary errors.

Historical Pass Rates

Metric Estimated Percentage
First-time Pass Rate ~75%
Overall Pass Rate (after retakes) 98%

Most Challenging Topics

  • The Notice of Right to Cancel: Calculating the correct rescission date (excluding Sundays and Federal Holidays).
  • Trust Signatures: Understanding how to sign when a property is held in a Living Trust.
  • The Patriotic Act Form: Correctly identifying which forms of ID are acceptable.
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Section 6B: Loan Signing System (LSS) vs. Similar Certifications

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Feature Loan Signing System (LSS) NNA (National Notary Assoc) Notary2Pro
Primary Focus Marketing & Document Mastery Compliance & Legal Basics Technical Document Training
Total Cost $197 – $497 $70 – $200+ $150 – $300
Difficulty Moderate (90% to pass) Easy (80% to pass) Challenging
Marketing Training Extensive (Direct to Title) Minimal Moderate
Best Suited For Entrepreneurs wanting high volume Baseline legal requirement Detailed technical learners

When to Choose LSS: Choose LSS if you want to learn how to acquire clients directly (escrow and title officers) rather than just waiting for signing services to call you.

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Section 7: How to Prepare for the Loan Signing System (LSS) Certification

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Recommended Study Timeline

  • Total Preparation Time: 2 to 4 weeks.
  • Study Schedule:
    • Week 1: Watch all video modules for Refinance and Purchase packages.
    • Week 2: Practice “The Script” (how to explain documents) while flipping through the provided PDF loan sets.
    • Week 3: Take the practice quizzes at the end of each module.
    • Week 4: Final review of the “Big 5” and take the certification exam.

Best Study Resources

  • LSS Student Mentorship Group: A private Facebook group where you can ask questions.
  • Mock Loan Sets: Downloadable PDFs provided in the course. Print these out and practice signing them.
  • The “Script”: Mark Wills’ specific word-for-word guide on how to explain documents without giving legal advice.
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Section 8: What to Expect on Loan Signing System (LSS) Certification Exam Day

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Since the exam is online and unproctored, “Exam Day” is whenever you choose. However, follow these tips:

  • Environment: Ensure you have a stable internet connection and a quiet room.
  • Materials: Have your printed loan documents and the LSS “Cheat Sheet” nearby.
  • Check-in: Log into the LSS portal and click “Take Certification Exam.”
  • Prohibited Items: None (it is an open-resource exam).
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Section 9: After Passing the Loan Signing System (LSS) Certification

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Passing the exam is just the beginning. To turn the certification into a career:

  1. Upload Your Certificate: Add it to your Snapdocs, ZigSig, and SigningOrder profiles.
  2. Direct Marketing: If you took the Professional or Executive level, use the marketing modules to visit local Escrow offices.
  3. Continuing Education: Attend the LSS webinars (included in the course) to stay updated on industry changes.
  4. Income Potential: Certified LSS agents typically earn between $75 and $200 per signing, with full-time agents earning $5,000 to $10,000+ per month.
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Section 10: Frequently Asked Questions (FAQ)

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1. Do I need the NNA certification if I have the LSS certification?
Yes. Most title companies require the NNA Background Check and NNA Certification for insurance and compliance reasons. LSS is for excellence and marketing, while NNA is for compliance.

2. Is the LSS certification recognized by title companies?
Yes, LSS is one of the most recognized private certifications in the industry and is a “Preferred Partner” for several major signing services.

3. Can I take the course before I get my notary commission?
Yes, you can learn the material anytime, but you cannot perform signings until your state commission is active.

4. How long does the course take to complete?
Most students finish the training and pass the exam within 2 to 4 weeks of part-time study.

5. Is there a monthly fee for LSS?
No. The course is a one-time purchase with lifetime access.

6. Does the LSS exam have a time limit?
No, there is no countdown timer on the exam.

7. What happens if I fail the exam?
You can retake it immediately at no extra cost. The system will often show you which sections you need to review.

8. Do I need a printer to take the course?
While not strictly required for the exam, having a dual-tray laser printer is essential for the job of a signing agent.

9. Is the Executive level worth the extra money?
The Executive level includes advanced marketing strategies and more in-depth business-building mentorship, which is highly recommended for those going full-time.

10. Can I do this part-time?
Absolutely. Many LSS certified agents perform signings in the evenings and on weekends.

11. Are the documents the same in every state?
About 90% of the documents (Note, CD, Deed) are the same nationwide. LSS covers the common variations you will see.

12. How do I get my certificate after passing?
The certificate is generated automatically as a PDF in your student dashboard once you achieve a 90% score.

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