services we provide

searches

Searches are a key component to title insurance. Yet, sometimes, you simply need some background on a parcel, its owner(s) or a combination thereof.

We can perform independent research on:

  • Last Owners

  • Liens

  • Judgments

  • Taxes - Local, State & Federal

  • PATRIOT

  • Domestic Relations Orders and Judgments

  • Covenants, Restrictions & Easements

  • HOA Documentation

title insuRANCE

Title insurance is an insurance policy that protects buyers and lenders from financial loss if a defect (problem) exists, giving rise to a third-party’s claim against the land or a part thereof.

Before a title agent can issue a title insurance policy the underwriter (company providing the insurance) requirements must be met. Those requirements include, but aren’t limited to, a search of the abstract (chain of title), and other databases or records holding information mentioned in “Searches” above. Collectively, the title agent aims to ensure that no third-party has a current or future right to any piece, part, or portion of the lands being purchased, financed, or both.

Title insurance is issued by our company for the following transactions:

  • Residential or Commercial Purchases - Cash

  • Residential or Commercial Purchases - Loan

  • Lot Consolidation

  • Transfers into Trust

  • Inheritance

  • Lines of Credit

  • Residential or Commercial Refinancing

  • Commercial Loans

  • Construction Loans

  • Secondary Market (“Hard Money”) Loans

  • Quiet Title

  • Repository Sale

  • Sheriff’s Sale

  • 1031 Exchanges

Settlement & escrow

What’s Escrow? An arrangement where a disinterested third party, called an “escrow holder” or “settlement agent,” holds legal documents and funds on behalf of a buyer and seller, and distributes them according to the parties’ instructions.

Although we, in PA, don’t refer to it as “opening Escrow” as you might see or hear in states like California because we don’t immediately take title to the down payment in a real estate deal, we’ll eventually do so closer to closing (when monies and documents are exchanged). It’s then that we coordinate to collect monies from any lender, the buyer and, sometimes, the seller for eventual distribution according to a Settlement Statement, Closing Disclosure, or HUD (depending on the type of transaction).

Everyone - the buyer, seller, and even the lender, relies on the settlement agent to carry out faithfully their mutually consistent instructions relating to the transaction and to advise them if any of their instructions are not mutually consistent or cannot be carried out.

We provide professional escrow settlement services that are a convenience for the buyer and seller because both can move forward separately but simultaneously in providing loan commitments and funds, deeds and many other items, using settlement as the central depositing point. If the instructions from all parties to the transaction are clearly drafted, fully detailed and mutually consistent, the settlement agent can take many actions on their behalf without further consultation, saving time and facilitating the successful closing of the transaction.

The settlement agent facilitates the sale or purchase of your home by:

  • Acting as the impartial “stake-holder,” or depository of documents and funds

  • Processing and coordinating the flow of documents and funds

  • Keeping all parties informed of progress on the escrow

  • Responding to the lender’s requirements

  • Securing a title insurance policy

  • Obtaining approvals of reports and documents from the parties as required

  • Prorating and adjusting insurance, taxes, rents, etc.

  • Recording the deed and loan documents

  • Maintaining security and accountability of monies owed and owing

1031 exchanges

What’s a 1031 Exchange? Simply stated, it’s when you sell an asset and use Section 1031 of the Internal Revenue Code to defer capital gains by purchasing a substitute asset. By following specific steps you can take the net proceeds from the sale of one asset and use them to buy your replacement. However, you need to follow the steps to get take full advantage of the Code. Otherwise, there’ll be tax to pay.

Who’s involved? For your sale, it’s a seller. A buyer. An intermediary (company that will receive and hold the assets until you identify a replacement asset and close on it). A settlement or escrow agent (we fill this role). Then, for your purchase, it’s you as the buyer. A seller. The same intermediary. And, if you’re buying the replacement in our region - us, as settlement or escrow agent.

Do I need to find an Intermediary? No. We have established relationships that we’ll be happy to use for your benefit. Our 1031 intermediaries are independent companies . We do not have a fee arrangement with them, nor should we because they need to be separate from anyone that serve your interests. Of course, you’re welcome to use your referrals or relationships too.