Title & escrow · Lancaster, Pennsylvania
Title searches, escrow settlement and title insurance for the agents, lenders and owners closing in Lancaster County. We read the file closely, we confirm the details in writing, and we say so when something does not match.
01 — The file
A closing moves on paper. We work through that paper first — the chain of title, the liens, the exceptions, the settlement figures — and report back in plain language so nothing arrives as a surprise at the table.
A full search of the public record — chain of title, liens, judgments and easements — returned to you as a written report of exactly what we found and what it means for the transaction.
Funds held and disbursed against a written settlement statement, with each figure reconciled and each payee confirmed before the closing package is assembled.
Owner's and lender's policies issued with the exceptions stated plainly at the front of the conversation, not buried in the back of the packet.
Signings handled remotely when the parties cannot be in the same room — identity verified, session recorded, and the executed documents returned to the file.
02 — The wire
Wire instructions are the most targeted detail in a real estate transaction. We verify account details out of band, in writing, against a contact we already know — and we flag anything that does not line up before a dollar leaves.
Wire instructions are collected directly from the sender and logged against the file as soon as they arrive.
Confirmation comes through a known voice at a known number — never through the contact details supplied in the email itself.
You receive the confirmed instructions in writing before funds are released, so the record shows what was checked and when.
Changed wire instructions are never accepted by email alone. If anything about a request looks different, call the office before acting on it.
03 — The commercial file
Commercial transactions bring more parties, more documents and tighter dates. The work is the same discipline held to a longer checklist — coordinated so the file keeps moving when someone else does not.
Title work aligned with the survey so exceptions, easements and access issues are identified and addressed well before the settlement table.
Settlement statements and disbursements built for transactions with multiple lenders, entities and payees, each reconciled against the file.
Dates tracked against the contract from intake to recording, with the parties told early when something needs a decision.
04 — Open the file
Tell us what is coming and we will tell you what we need. Send the property, the parties and the deadlines you already have — the intake panel is the fastest way to start an escrow file with us.