Title Search

Researching a house’s history to make it a home for your future.  

WPS prepares most of the title search work in house.  Our extensive title plant covers Westmoreland and Somerset counties.  Our underwriter offers title production throughout much of Pennsylvania.

WPS institutes an intense quality control on every job we take.  WPS checks and rechecks documents for accuracy.  A title search is conducted to determine if there are any unsatisfied liens against the sellers or previous owners.  This can include mortgages, judgments, federal tax liens, real estate taxes, bankruptcy and child support.  The chain of title is searched for any leases, rights of way, condemnations, declaration of taking, restrictions and adverses.  

First the chain of title must be set up.  This is the history of ownership of the real estate, ie. who bought it (grantee), who sold it (grantor) and dates of the same.  This research is obtained from the public records in the Recorder of Deeds office.  The real estate taxes are searched to reveal if taxes are paid or delinquent.  A due and/or unpaid tax is a lien on the property and will follow the property.  Title insurance can protect a buyer of real estate against loss from unpaid and delinquent taxes and assessments.  The public records in the office of Prothonotary are searched for any unsatisfied liens against the owner or prior owners of record.  Certain unsatisfied liens can follow the property.  This is a complex search covering many indices and many variations of names. If a lien is found, the seller must eliminate it before you take title to the real estate.  When there are estates in the chain of title, the Register of Wills will be researched for any liens or interests as well.   

Once the title search is completed a personalized title commitment is prepared stating the conditions to insure the title.  This will include the names of the seller and buyer, a legal description of the real estate, the purchase price and the name of lender if any.  Any rights of way, leases and exceptions would be listed with reference to the recording information, If there are any current mortgages to be paid off, unpaid taxes, liens or judgments required to be paid in order to have clear title.  As well the appropriate title insurance premium, underwriter, title agent and any additional disclosure.

WPS works with buyer, seller, mortgage lender and real estate agents to proceed with closing the transaction after clearing up any defects in the title. Your mortgage lender requires assurance you are acquiring good title on the property to be secured by a new mortgage.  Generally this is a requirement of any mortgage lender.