Understand the Process
Before Closing Day

A title company helps coordinate the transfer or financing of real estate. The work may include researching public records, identifying title requirements, coordinating with the parties, preparing settlement documents, handling funds, recording documents, and issuing title insurance.

The exact services depend on the transaction and applicable requirements.

Contact the title company as early as possible after an agreement is signed or a lender begins a refinance. Starting early provides more time to gather information, complete the title work, and address unexpected issues before the scheduled closing date.

A buyer, seller, real estate agent, lender, attorney, or another authorized party may contact us to begin the process. We will confirm the transaction details and identify the information still needed.

We generally begin with the property address, the names and contact information of the parties, the transaction type, the purchase agreement when applicable, lender information, real estate agent information, and the expected closing date.

Additional information may be requested after the file is reviewed.

That is an important part of our boutique approach. We want you to know who is handling your transaction and who to contact when you have a question.

Once the file is opened, we gather the transaction information, begin the title work, coordinate with the lender and other professionals, review title requirements, and prepare for settlement.

We will contact you when information or documents are needed.

A refinance replaces or changes financing on a property you already own. The process may include a new title search, payoff information for an existing loan, lender requirements, new loan documents, settlement, and recording.

A Closing Disclosure is a mortgage form that presents the final loan terms, projected payments, and closing costs for many consumer mortgage transactions.

Review the document carefully and compare it with your Loan Estimate. Contact your lender or settlement representative when an amount, charge, or loan term is unexpected.

For mortgage transactions covered by the applicable federal disclosure rules, the lender must ensure that the borrower receives the Closing Disclosure at least three business days before the scheduled closing.

The rule does not apply in exactly the same way to every transaction. Contact your lender with questions about the timing of your disclosure.

The amount is finalized after the lender, settlement agent, and other parties complete the necessary figures and adjustments. Do not send funds based on an estimate or an unverified email.

Wait for final instructions and independently verify those instructions by telephone.

A title search is a review of public records and other available information concerning the property and its ownership history.

The search helps identify matters that may need to be addressed before the property is transferred or a new mortgage is recorded.

A search may identify open mortgages, liens, judgments, unpaid taxes, ownership questions, easements, restrictions, recording errors, or other matters affecting the property.

The results and necessary follow-up depend on the individual property.

A title commitment describes the proposed title insurance coverage and lists requirements that must be satisfied before a policy can be issued. It also identifies exceptions and other matters that are not covered in the same way as the insured interest.

A lender’s title insurance policy protects the lender’s insured interest against certain covered title problems. Mortgage lenders commonly require this coverage as a condition of the loan.

A lender’s policy protects the lender. It does not provide the same protection to the property owner.

An owner’s title insurance policy protects the owner’s insured interest against certain covered title problems that may arise after the property is purchased.

The policy, its exclusions, exceptions, limits, and conditions determine the coverage provided.

Owner’s title insurance is generally separate from the lender’s required policy. Whether it is optional or addressed by an agreement can depend on the transaction.

We can explain the available title insurance options, but the decision should be made after reviewing the coverage and your circumstances.

No. Homeowners insurance generally addresses certain future losses involving the structure, personal property, liability, and other covered risks.

Title insurance addresses certain covered problems involving ownership or title, often connected with matters that existed before the policy date.

Sellers may be asked for identification, contact information, current mortgage or lien information, marital or ownership information, forwarding details, property-related documents, and instructions for receiving proceeds.

We will provide a more specific list based on the transaction.

We generally request payoff information from the lender or authorized servicer. The amount due is included in the settlement figures and paid from the transaction proceeds after closing, subject to funding and authorization.

Estimated proceeds can be calculated after the sale price, payoffs, taxes, commissions, adjustments, settlement charges, and other transaction expenses are available.

The final amount may change as figures are updated before closing.

Not necessarily. Signing arrangements depend on the transaction, lender requirements, document requirements, and the availability of legally acceptable alternatives.

Contact us early when an owner will be traveling or unable to attend.

Proceeds are released after the transaction is authorized to fund and all applicable closing requirements have been met. The method and timing depend on the transaction and chosen disbursement method.

The amount of time varies with the transaction, number of signers, type of financing, document package, and questions asked.

We do not rush clients through the documents. We reserve time for explanations and questions.

Bring the identification and documents listed in your closing instructions. Depending on the transaction, you may need current government- issued identification, property-related documents, proof of insurance, or other requested information.

Review your instructions before arriving and contact us when anything is unclear.

Yes. Our closing process is built around clear explanations and the opportunity to ask questions.

Some legal, tax, lending, or contract questions may need to be directed to the appropriate attorney, tax adviser, lender, or real estate professional.

Follow only the final instructions supplied through our approved process. The acceptable method may depend on the amount, transaction, timing, and applicable requirements.

Always verify wiring instructions by calling a previously confirmed telephone number before sending money.

Key delivery is generally determined by the purchase agreement, settlement status, and coordination between the parties and their real estate professionals.

Do not assume keys will be available before the transaction has been completed and authorized.

Many of our closings take place in the upstairs conference room of the former Farmers Bank building in Pennsburg, constructed in 1926.

The room provides a quiet, private setting with time to review and understand the documents. Contact us when alternative arrangements may be needed.

Use our Start a Closing form or contact the office directly. Send the signed agreement and the available contact, lender, property, and closing information.

We will confirm receipt and request anything still needed.

Yes. Our boutique structure is intended to make communication more direct. The professionals involved should know who is coordinating the file and where to direct questions or updates.

Commercial services may include purchases, sales, refinancing, title searches, lien research, settlement coordination, document handling, disbursement, and recording.

Contact us with the property and transaction details so we can determine whether we can assist.

Yes. Depending on the transaction, we may coordinate with attorneys, lenders, real estate agents, accountants, municipalities, surveyors, insurance professionals, and other authorized parties.

After signing, the transaction must satisfy all remaining funding and closing requirements. Funds are disbursed as authorized, and recordable documents are submitted to the appropriate recording office.

Recording and return times vary. After the deed has been accepted and processed by the recording office, it is returned or otherwise delivered according to the applicable process.

Contact us when you have questions about the status of a document connected with your closing.

When owner’s coverage was purchased, the final policy is generally prepared after closing and after the required documents have been recorded and reviewed.

The policy may arrive after the settlement documents and should be kept with your important property records.

Contact our office. We will review the question and either assist directly or identify whether it should be directed to your lender, attorney, accountant, real estate professional, insurer, or another party.