Frequently Asked Questions – Title and Closing Services in Butler County

Wire transfers are typically preferred. They are more secure, clear immediately, and eliminate the risk of a check being lost or delayed. Certified checks are accepted but may take longer to verify and reissuing a lost check can be problematic. Always confirm with us prior to closing so we can help you choose the safest option for your transaction.

The end of the month is often the busiest time for lenders, agents, and title companies. This can cause delays in document preparation, insurance paperwork, and utility service appointments. Whenever possible, we recommend scheduling your closing during the first two weeks of the month for the smoothest experience.

Taxes are pro-rated between the buyer and seller. If a tax bill is due around the time of closing, the seller typically pays it in full, and the buyer reimburses their portion through settlement. If no bill is due yet, future tax responsibility is calculated and settled in advance, often appearing as credits on the closing statement.

Sellers must provide the buyer with a full HOA disclosure package, including:

• Declaration of Covenants and Restrictions
• HOA By-laws and Rules
• Recent Budget and Financials
• Any pending or planned special assessments

This ensures the buyer understands dues, responsibilities, and community rules. If you’re unsure where to obtain this information, we can guide you or work with your real estate agent.

If you’re refinancing your primary residence, federal law gives you (and your spouse) a 3-business-day cancellation period after closing. This means loan funds won’t be disbursed until the fourth business day. Plan your closing earlier in the week if you need access to funds quickly.

• Sellers: Keep your copy for at least 7 years for tax purposes.
• Buyers: Hold onto it for the life of your ownership. It may be needed for tax deductions, title claims, or future refinancing.

Store this document securely with other important property records.

Some deductible costs may include:

• Prepaid mortgage interest
• Property taxes
• Loan points

We recommend consulting a tax advisor to understand what applies to your specific situation.

Yes, but it must meet legal requirements and be approved in advance. Some lenders restrict POA use, and title companies require specific language in the document. If you’re considering this option, notify us early so we can ensure compliance and avoid delays.

Lender’s title insurance protects only the lender’s investment. It does not protect your equity or ownership. Without an owner’s policy, you’re personally exposed to title disputes, legal fees, and potential loss. We strongly recommend purchasing an owner’s policy for full protection.

No. Title insurance rates in Pennsylvania are regulated by the state. All providers follow the same rate structure, so the cost is consistent regardless of which title company you use.

Even the best title search can’t catch hidden risks such as forgery, filing errors, or missing heirs. Owner’s title insurance covers these unknowns, ensuring you’re protected if an issue arises after the transaction is complete.

• Tenants with Rights of Survivorship: The deceased owner’s share passes directly to surviving owners, avoiding probate.
• Tenants-in-Common: The deceased’s share becomes part of their estate and goes through probate.

Most co-buyers choose survivorship for simplicity, but some legal or estate planning needs may require a different approach.