The Central PA Closing Table | Penn Charter Abstract

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The Central PA Closing Table is a practical real estate podcast produced by  Penn Charter Abstract, helping homebuyers, realtors, investors, and other real estate professionals better understand the title and settlement process. Each episode breaks down common closing questions in clear, straightforward language—from title insurance and title searches to settlement preparation, ownership issues, and the details that can affect a real estate transaction. 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 was developed using AI and real humans, is for general educational purposes, and is not legal, tax, insurance, or financial advice.

Episodes

  1. Sep 30

    What Makes a Title Company Investor-Friendly in Central PA

    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 PennCharterAbstract.com 717-295-4520 Key Takeaways An investor-friendly title company needs more than speed; repeatable systems, communication, and investor-specific experience matter. Investor transactions may involve assignments, double closings, private or transactional funding, remote sellers, distressed properties, and 1031 exchanges. Local municipal requirements, title problems, tax issues, and unpaid obligations can complicate fast-moving Central Pennsylvania deals. High-volume investors benefit from consistent processes and dedicated coordination across repeat transactions. Penn Bright is Penn Charter Abstract’s specialized division for high-volume real estate investors and wholesalers. Chapters 00:00 What makes a title company investor-friendly? 00:37 Why speed alone isn’t enough 01:38 What makes investor transactions different 02:14 Pennsylvania transfer tax and deal structure 02:56 Catching title problems before they delay a deal 03:33 Central PA municipal and U&O requirements 04:08 Municipal balances, utilities, and local due diligence 04:36 Coordinating 1031 exchange transactions 05:23 A real Lancaster investor closing example 06:07 Why repeatable systems matter for volume investors 06:51 Questions investors should ask a title company 07:34 What “investor-friendly” really means

  2. Sep 30

    What Problems Can a Title Search Find Before You Buy a Home?

    What Problems Can a Title Search Find Before You Buy a Home? Show Notes 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. Key Takeaways 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. Chapters 00:00 — What can a title search uncover? 00:48 — How often does Penn Charter encounter title issues? 01:26 — Outstanding liens, judgments, taxes, and mortgages 02:19 — A Lancaster-area HELOC discovered during title research 03:42 — Errors in public records and older deeds 04:28 — Boundary lines, encroachments, and surveys 05:29 — Estates, heirs, and missing ownership steps 06:08 — Easements and rights-of-way 06:43 — Title search vs. home inspection 07:03 — Why finding the problem before closing matters

  3. Sep 3

    What Does a Title Search Look For Before Closing?

    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  Key Takeaways A title search reviews public records and related information connected to a property before closing. The search can reveal mortgages, liens, judgments, unpaid taxes, easements, restrictions, rights of way, or other recorded items. Finding something in a title search does not automatically mean the closing is in trouble, but it may require follow-up before settlement. A title search is not the same thing as a survey, inspection, appraisal, or loan review. Title search and title insurance are related, but they serve different roles in the closing process. Chapters 00:00 — What a title search looks for before closing 00:40 — Why “waiting on title” can feel confusing 01:26 — Ownership history, liens, judgments, and unpaid taxes 02:23 — A Lancaster County easement example 03:35 — Easements, restrictions, rights of way, and surveys 04:58 — What happens when something shows up 06:15 — How title search connects to title insurance 07:12 — What buyers, Realtors, and sellers can do 08:14 — The big takeaway before settlement

  4. Sep 2

    Your Realtor Recommended a Title Company — Do You Have to Use Them?

    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. Key Takeaways A Realtor’s title company recommendation is not automatically the same thing as a requirement. In many Pennsylvania financed home purchases, buyers have a meaningful ability to shop for title and settlement services. Buyers can research a title company by reading Google reviews, calling with questions, and evaluating its communication and ability to work with the lender. The lender, purchase agreement, financing, and details of the transaction can still affect which providers may be used. Price matters, but communication, responsiveness, experience, and coordination can matter just as much during a closing. Chapters 00:00 — Who chooses the title company in Pennsylvania? 00:46 — When your Realtor recommends a title company 01:35 — Janet and the Humphreys: a York homebuyer example 03:05 — Google reviews, questions, and doing your own research 04:14 — Can the seller or lender choose the title company? 05:36 — Cash purchases and why the contract matters 06:18 — What to compare when choosing a title company 07:29 — The takeaway: ask whether you really have a choice

  5. Sep 1

    Does Lender’s Title Insurance Protect the Homebuyer?

    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: https://penncharterabstract.com/ Residential title and closing services: https://penncharterabstract.com/residential-title-closing-services/ How the title and settlement process works: https://penncharterabstract.com/how-the-title-settlement-process-works/ How to choose a title and settlement company: https://penncharterabstract.com/how-to-choose-the-right-title-settlement-company/ Contact Penn Charter Abstract: https://penncharterabstract.com/contact/ 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.

  • 5 Episodes

About

The Central PA Closing Table is a practical real estate podcast produced by  Penn Charter Abstract, helping homebuyers, realtors, investors, and other real estate professionals better understand the title and settlement process. Each episode breaks down common closing questions in clear, straightforward language—from title insurance and title searches to settlement preparation, ownership issues, and the details that can affect a real estate transaction. 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 was developed using AI and real humans, is for general educational purposes, and is not legal, tax, insurance, or financial advice.

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