The Central PA Closing Table | Penn Charter Abstract

Real estate investors often need more from a title company than a traditional residential buyer. Repeat transactions, assignments, double closings, private or transactional funding, remote sellers, municipal requirements, title issues, and 1031 exchange coordination can all add complexity to an investor deal.

In this episode of The Central PA Closing Table, Brittney and Ashley explain what actually makes a title company “investor-friendly” and why speed alone is not enough.

They also discuss Penn Bright, the specialized division of Penn Charter Abstract designed for high-volume real estate investors and wholesalers who need speed, structure, compliance, and dedicated coordination across repeat transactions.

You’ll hear real Central Pennsylvania examples, including how Penn Bright has coordinated 1031-related transactions for high-volume investors and how careful tax-proration work helped keep a recent Lancaster closing accurate and on track.

If you’re buying, selling, wholesaling, or managing repeat real estate transactions in Central Pennsylvania, Penn Charter Abstract can help you understand the title and settlement process for your deal.

Penn Charter Abstract

00:00 What makes a title company investor-friendly?

A title search can uncover problems that a homebuyer may never see during a walkthrough or inspection.

In this episode of The Central PA Closing Table, Brittney and Ashley explain five issues that Lesley Hurst and the Penn Charter Abstract team frequently encounter in Lancaster and Central Pennsylvania: outstanding liens and judgments, errors in public records and deeds, boundary and survey concerns, unresolved estate or ownership issues, and easements or rights-of-way.

They also share a recent Lancaster-area example in which title research uncovered an unexpected HELOC connected to a property. The sellers had not realized how much debt remained against the home, requiring the parties to work together on a solution before the sale could move forward.

Based on Penn Charter Abstract’s experience and research, an issue requiring resolution before settlement arises in roughly 25% to 35% of the real estate transactions they handle or review. Most are resolved behind the scenes without delaying closing, but others can require additional coordination with lenders, municipalities, attorneys, heirs, prior owners, or other parties.

The takeaway for buyers and sellers: finding a title issue does not necessarily mean a transaction is in trouble. The purpose of title work is to identify concerns early enough to understand them and determine what needs to happen before closing.

Learn more at PennCharterAbstract.com or call 717-295-4520.

A title search may uncover outstanding mortgages, liens, judgments, tax issues, deed errors, easements, or ownership problems.

Penn Charter Abstract estimates from its own experience and research that issues requiring resolution arise in roughly 25% to 35% of transactions they handle or review, though most are resolved without delaying settlement.

Older Lancaster and Central Pennsylvania properties can have long ownership histories that increase the importance of carefully reviewing deeds and public records.

Boundary or encroachment concerns may require a survey or other investigation because a title search alone does not necessarily reveal physical property-line problems.

Finding a title issue does not automatically stop a transaction. Many problems can be addressed before closing once the parties understand what has been found.

00:00 — What can a title search uncover?

When buyers, sellers, or Realtors hear “we’re waiting on title,” it can feel like the closing has disappeared into a black box. But the title search is one of the most important behind-the-scenes steps before settlement.

In this episode of The Central PA Closing Table, Brittney and Ashley explain what a title search looks for, why public records matter, and how issues like mortgages, liens, judgments, unpaid taxes, easements, restrictions, and old unsatisfied records can affect a real estate closing.

They also discuss a Lancaster County example involving a recorded utility easement, explain the difference between a title search and a survey, and clarify how title search connects to title insurance.

Penn Charter Abstract provides title and settlement services throughout Pennsylvania, Maryland, and New Jersey.

Clear Title. Confident Closing.

Learn more at PennCharterAbstract.com or call 717-295-4520.

This podcast is for general educational purposes and is not legal, tax, insurance, or financial advice.

www.PennCharterAbstract.com

Produced by Lesley Hurst, Owner of Penn Charter Abstract in Lancaster, PA 

00:00 — What a title search looks for before closing

Your Realtor recommends a title company for your Pennsylvania home purchase. Does that mean you have to use them?

In this episode of The Central PA Closing Table, Brittney and Ashley break down what a title company recommendation actually means, when buyers may be able to shop for title and settlement services, and why the answer is more nuanced than simply saying, “The buyer always chooses.”

Using a hypothetical York, Pennsylvania homebuying scenario, they discuss how buyers can evaluate a recommendation without automatically accepting—or rejecting—it. That includes checking Google reviews, calling the title company directly, asking who will handle the file, understanding how the company communicates, and making sure it can work with the lender and closing timeline.

They also explain how the seller, lender, purchase agreement, and type of transaction can affect the decision, including why cash purchases can be different from financed purchases.

Penn Charter Abstract provides title and settlement services throughout Pennsylvania, Maryland, and New Jersey.

Clear Title. Confident Closing.

Learn more at PennCharterAbstract.com or call 717-295-4520.

This podcast is for general educational purposes and is not legal, tax, insurance, or financial advice.

00:00 — Who chooses the title company in Pennsylvania?

Does lender’s title insurance protect you as the homebuyer?

No. A lender’s title insurance policy protects the lender’s insured mortgage interest in the property, not the buyer’s insured ownership interest.

In this episode of The Central PA Closing Table, Brittney and Ashley explain the important difference between the lender's title insurance and the owner's title insurance.

You’ll learn:

Who a lender’s title policy protects

What an owner’s title policy is designed to protect

Why paying for the lender’s policy does not make the buyer an insured party

Why a title search may not uncover every potential title problem

Whether an owner’s policy is generally optional from the lender’s standpoint

What Pennsylvania buyers should ask before closing

Why policy exclusions, exceptions, and transaction details matter

The main takeaway is simple: do not ask only whether title insurance is included in the transaction. Ask whose interest each policy protects.

Every property and transaction is different. Buyers should review their title information, ask what the title search found, understand what matters will remain excepted from coverage, and ask questions before reaching the closing table.

Learn more about Penn Charter Abstract:

Residential title and closing services:

How the title and settlement process works:

How to choose a title and settlement company:

Contact Penn Charter Abstract:

717-295-4520

Penn Charter Abstract provides title and settlement services in Pennsylvania, Maryland, and New Jersey.

This episode is for general education and is not legal, tax, insurance, or financial advice.