The things people actually ask us.
If yours is not here, call either office and ask.
Who chooses the title company?
Whoever is paying for the policy customarily chooses, but it is negotiable and set by the agreement of sale. Buyers and sellers are both free to name a title company, and neither an agent nor a lender can require you to use a particular one.
Is title insurance really necessary if the search came back clean?
The search covers what is in the public record. Title insurance covers what is not — a forged signature somewhere back in the chain, an heir nobody knew about, a recording error, a boundary dispute that was never filed. Those are exactly the problems a search cannot find.
What is the difference between an owner's policy and a loan policy?
A loan policy protects the lender's interest up to the loan balance and is almost always required. An owner's policy protects your equity and is optional. The loan policy does nothing for you — that is the most common misunderstanding we correct at the table.
Do I pay for title insurance every year?
No. It is a single premium paid at closing, and the owner's policy lasts as long as you or your heirs hold an interest in the property.
Why is Pittsburgh so much more expensive to buy in?
Realty transfer tax. Most of Allegheny County totals 2% between state, municipal and school district levies. The City of Pittsburgh reaches 5%. On a $300,000 sale that is a $9,000 difference for the identical purchase price.
Why is my Alabama deed tax so low?
Because Alabama charges it on your equity rather than the purchase price when a mortgage records alongside the deed. On a $300,000 purchase with $240,000 financed, the deed tax is calculated on $60,000.
Can I get a discount if the property was insured recently?
In Alabama, yes — a prior policy may qualify the file for a 40% reissue or refinance credit. In Pennsylvania the schedule works differently: refinances are charged at the lower Non-Sale Rate rather than through a separate credit.
How long does a closing take?
Thirty to forty-five days is typical for a financed purchase, driven mostly by the lender. Cash purchases can move considerably faster. What delays files is almost always clearing title exceptions, which is why we start the search immediately.
How should I send my closing funds?
Call us first, on a number you already have, and confirm the instructions verbally. We never send or change wiring instructions by email. See wire fraud prevention.
Do you handle commercial transactions?
Yes, in both states. Commercial files carry entity documentation, leases and endorsement packages that residential files do not. Send us the contract and we will scope it.
Request a quote or ask a question
Tell us about the transaction and we’ll come back to you with a figure and a timeline — usually the same business day.
