From Signed Agreement to Final Proceeds
A More Organized Way to Sell Your Property
We coordinate the title and settlement details, help identify what is needed before closing, and keep you informed from the opening of the file through the final disbursement.
The Boutique Difference
One person helping coordinate your sale from start to finish.
- One direct point of contact
- Clear requests and timely communication
- Coordination of payoffs, title matters, and documents
- A closing process that never feels like an assembly line
Preparing for Settlement
What Happens After You Agree to Sell?
A signed agreement begins a coordinated process involving the seller, buyer, real estate professionals, lender, title company, municipalities, and other parties.
While the buyer completes inspections and financing, the title company researches ownership, gathers payoff information, reviews liens and taxes, prepares settlement figures, and coordinates the documents needed to transfer the property.
Promptly providing accurate information can help prevent mortgage payoffs, ownership questions, missing documents, or signing arrangements from becoming last-minute problems.
Your Seller Roadmap
Seven Steps from Agreement to Closing
Every property and agreement is different, but most sales include these general stages.
Open the Closing File
The signed agreement and available transaction information are sent to the title company.
Confirm Ownership
The title company reviews the recorded ownership and identifies who must participate in the transfer.
Complete the Title Search
Public records are reviewed for mortgages, liens, judgments, taxes, and other title matters.
Obtain Payoff Information
Current payoff statements are requested for mortgages and other obligations that must be satisfied.
Prepare Settlement Figures
The purchase price, payoffs, commissions, taxes, fees, credits, and adjustments are assembled.
Complete the Signing
The deed, affidavits, settlement documents, and other required forms are reviewed and signed.
Fund and Disburse
After all requirements are satisfied, funds are disbursed and recordable documents are submitted.
Your Selling Team
Who Handles Each Part of the Sale?
Several professionals may be involved. Knowing where to direct a question can help keep the transaction moving.
Marketing and Contract
Real Estate Professional
- Marketing and showing the property
- Offers and contract negotiations
- Inspection-response coordination
- Final walkthrough questions
- Possession and key arrangements
Title and Settlement
Title Company
- Ownership and title research
- Mortgage and lien payoff coordination
- Settlement-document preparation
- Signing arrangements
- Disbursement and recording
Legal and Tax Advice
Your Professional Advisers
- Contract and legal questions
- Estate, trust, or business authority
- Capital-gain and income-tax questions
- Divorce, bankruptcy, or litigation matters
- Questions requiring legal representation
Pennsylvania Residential Sales
The Seller’s Property Disclosure Statement
For many residential property transfers, Pennsylvania requires the seller to provide a signed and dated property disclosure statement before the agreement of transfer is signed.
The form asks the seller to disclose known information about the property’s condition, systems, structural components, environmental concerns, legal matters, and other listed subjects.
The disclosure reflects the seller’s knowledge. It is not a warranty, guarantee, or replacement for inspections or other buyer due diligence.
Information We May Request
Preparing Your Seller Documents
The exact requirements depend on the property, ownership, title search, agreement, and transaction.
Identification
Current identification for each person who must sign the closing documents.
Mortgage Information
Lender names, loan numbers, authorization forms, and other information needed to request payoff statements.
Ownership Documents
Trusts, estate documents, divorce orders, business records, powers of attorney, or other authority documents.
Property Information
Surveys, prior title policies, leases, association information, permits, or documents requested for review.
Forwarding Information
A reliable forwarding address, telephone number, email, and contact details for use after closing.
Proceeds Instructions
Your selected and independently verified method for receiving the net sale proceeds.
Do Not Send Sensitive Information Through Ordinary Email
Use only the approved secure method when providing Social Security numbers, bank information, payoff authorizations, identification, or other sensitive documents.
Avoiding Last-Minute Delays
Tell Us About Ownership Changes Early
The names on the listing or agreement may not tell the entire story of who legally owns the property or who must sign the deed.
Let us know early if the property is owned by a trust, estate, business, partnership, multiple family members, or a person who is deceased, incapacitated, divorcing, bankrupt, or unable to attend closing.
Additional documents may be needed to confirm authority and determine how the property can be transferred.
Estate Ownership
Letters, estate documents, death certificates, and other authority documents may be required.
Trust Ownership
The trust and trustee authority may need to be reviewed before documents are prepared.
Business Ownership
Entity records and evidence of signing authority may be needed for a company-owned property.
Power of Attorney
A proposed power of attorney should be submitted for review well before the scheduled closing.
Clearing Existing Obligations
Mortgages, Liens, Judgments, and Payoffs
Certain obligations connected with the seller or property may need to be paid, released, resolved, or otherwise addressed as part of the sale.
Mortgages
Loan Payoffs
A payoff statement calculates the amount needed to satisfy the loan through a stated date.
- Principal balance
- Accrued interest
- Applicable fees or charges
- Daily interest after the stated date
Additional Obligations
Other Title Matters
The title search may reveal other matters that require information or action.
- Home-equity loans or credit lines
- Judgments and tax liens
- Municipal or utility claims
- Association balances or assessments
After Payment
Releases and Satisfactions
Paying an obligation and documenting its release are related but separate parts of clearing title.
- Funds are sent as authorized
- The creditor processes the payment
- A satisfaction or release is prepared
- The release may be recorded afterward
Your Payoff Is Not Necessarily Your Current Balance
A regular mortgage statement may not include all interest, charges, or amounts needed to satisfy the loan through the closing date. The current payoff statement is used when preparing the settlement figures.
Understanding Your Final Figures
How Seller Proceeds Are Calculated
The sale price is the starting point. The final net proceeds depend on the obligations, expenses, credits, and adjustments connected with the transaction.
Sale Price
The agreed purchase price and any other amounts credited to the seller.
Payoffs
Mortgages, credit lines, liens, judgments, taxes, or other obligations being satisfied.
Closing Expenses
Commissions, taxes, settlement charges, legal fees, credits, and other applicable expenses.
Net Proceeds
The remaining amount available to the seller after all authorized deductions and adjustments.
Interest continues to accrue, tax and utility information may be updated, repair or seller credits may change, and other figures may not be final until shortly before closing.
Stay Organized
Your Property-Seller Checklist
Responding promptly and raising unusual circumstances early can help reduce delays near the closing date.
After the Agreement Is Signed
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Send the complete signed agreement.
Make sure all addenda and later amendments are included.
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Complete required disclosure documents.
Answer based on your knowledge and discuss uncertain items with the proper adviser.
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Provide mortgage and lien information.
Include all loans, credit lines, judgments, or other known obligations.
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Explain unusual ownership circumstances.
Disclose trusts, estates, businesses, divorces, bankruptcy, or unavailable owners early.
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Respond to title-company requests.
Provide requested information through the approved secure method.
As Closing Approaches
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Confirm your signing arrangements.
Tell us immediately if a signer will not be available on the scheduled date.
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Review your estimated proceeds.
Ask about unexpected payoffs, charges, credits, or adjustments.
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Verify your proceeds instructions.
Use a trusted telephone number to confirm any bank or delivery information.
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Prepare the property for possession.
Follow the agreement regarding belongings, condition, utilities, and key delivery.
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Save your closing documents.
Keep the settlement statement and other records for your accountant and files.
Planning the Signing
What If You Cannot Attend the Buyer’s Closing?
Sellers do not always sign at the same time or location as the buyer, but alternative arrangements must be planned and approved in advance.
Depending on the transaction, seller documents may be signed before closing, at a separate appointment, through an approved mobile arrangement, or through another acceptable process.
Tell Us Early
Let us know as soon as possible about travel, health, work, or scheduling restrictions.
Do Not Sign in Advance Without Instructions
Deeds and other documents may require specific witnessing, notarization, or delivery procedures.
Submit Powers of Attorney for Review
A power of attorney cannot be assumed acceptable without reviewing the document and circumstances.
Could FIRPTA Apply to Your Sale?
Federal withholding requirements may apply when a foreign person disposes of an interest in United States real property.
Tell us as early as possible if any seller is not a United States citizen or resident for tax purposes, is a foreign entity, or is uncertain about their status.
FIRPTA rules and exceptions can be complex. Sellers should consult a qualified tax professional or attorney regarding their individual circumstances.
View IRS FIRPTA Information →Completing the Sale
What Happens at Settlement?
The signing is one part of closing. Funding, disbursement, recording, and possession must also be coordinated.
Identification Is Confirmed
Each signer’s identity and authority to sign are reviewed.
Seller Documents Are Completed
The deed, affidavits, settlement statement, and other required documents are signed.
Closing Requirements Are Confirmed
The closing agent confirms that the required documents, funds, and authorizations are present.
Funds Are Disbursed
Authorized payoffs, expenses, and proceeds are disbursed after the transaction is ready to fund.
The Deed Is Submitted for Recording
The deed and other recordable documents are delivered to the appropriate recording office.
Possession and Keys
When Does the Buyer Take Possession?
The purchase agreement controls when the buyer is entitled to possession. This may occur at settlement, after funding, at a stated time, or according to another agreed arrangement.
- Remove belongings as required by the agreement
- Leave included fixtures and items at the property
- Coordinate keys, codes, and access devices
- Follow agreed utility and occupancy arrangements
- Report unresolved issues before settlement
Protect Your Sale Proceeds
Verify How Your Money Will Be Delivered
Criminals may impersonate a title company, real estate professional, attorney, seller, or financial institution and attempt to redirect sale proceeds.
Send or change bank instructions based only on an unexpected email, text message, or telephone call.
Call our office using a previously confirmed number to verify instructions and requested changes.
After the Property Is Sold
Keep Your Closing Records
The sale may create tax, insurance, utility, and recordkeeping questions after settlement.
Settlement Statement
Keep the final settlement statement showing the sale price, expenses, payoffs, adjustments, and proceeds.
Tax Records
Provide appropriate closing records and property-cost information to your accountant or tax adviser.
Insurance and Utilities
Coordinate cancellations or transfers based on the closing date and possession arrangements.
Loan Satisfaction
Keep payoff information and later satisfaction or release documents connected with prior loans.
Common Seller Questions
Prepare Before the Closing Date
Every transaction is different. Contact us early when ownership, payoff, signing, or proceeds questions arise.
View All FAQsWhat information will I need to provide?
We may request identification, contact information, mortgage details, ownership documents, association information, property records, forwarding information, and verified proceeds instructions.
How is my mortgage paid off?
A current payoff statement is obtained from the lender or servicer. The authorized payoff is included in the settlement figures and sent from the transaction funds after closing.
When will I know my estimated proceeds?
An estimate can be prepared after sufficient information is available. It may change as payoff interest, taxes, credits, fees, and other figures are finalized.
Must I attend closing in person?
Not necessarily. The available signing arrangements depend on the documents, ownership, timing, location, and transaction requirements. Contact us before making travel plans.
Can someone sign under a power of attorney?
Possibly, but the power of attorney and circumstances must be reviewed before relying on it. Submit the document well before closing.
When will I receive my proceeds?
Proceeds are released after the transaction is authorized to fund and applicable closing requirements are satisfied. Timing can depend on the transaction and delivery method.
Who determines when the buyer receives the keys?
Possession and key delivery are generally controlled by the purchase agreement and coordinated by the parties and their real estate professionals.
Official Seller Resources
Additional Information for Property Sellers
These government resources provide general information about property disclosures, mortgage payoffs, transfer taxes, and transactions involving foreign sellers.
Seller’s Disclosure Statement
The property disclosure form published by the Pennsylvania State Real Estate Commission.
View Resource → CFPB ResourceMortgage Payoff Amounts
Understand why the amount needed to satisfy a loan can differ from the current statement balance.
View Resource → Pennsylvania ResourceRealty Transfer Tax
General information from the Pennsylvania Department of Revenue about realty transfer tax.
View Resource → IRS ResourceFIRPTA Withholding
Federal information for transactions involving certain foreign owners of United States real property.
View Resource →General Information Only: This page provides general educational information and is not legal, tax, financial, real estate, insurance, or accounting advice. Requirements vary based on the property, agreement, ownership, title underwriter, lender, applicable law, and individual circumstances.
Selling a Property?
Start Your Closing with a Conversation
Tell us about the property and transaction. We will review the information and personally contact you about the next step.