Hidden issues in a home’s past can surface long after closing. If a prior owner’s unpaid lien or an unknown heir shows up, you could face legal costs or even risk your equity. If you are buying in Greensburg or anywhere in Westmoreland County, understanding title insurance helps you protect your investment from surprises. In this guide, you will learn what title insurance covers, how local title searches work, typical costs and timelines, and a practical checklist you can use before closing. Let’s dive in.
What title insurance covers
Title insurance protects you from financial loss caused by covered title defects that existed before you closed. Unlike homeowner’s insurance that covers future events, title insurance addresses past issues tied to the property’s chain of ownership. Policies typically cover legal defense costs and loss up to the policy amount if a covered problem appears later.
You pay a one-time premium at closing. For an owner’s policy, coverage usually lasts as long as you own the home and can extend to your heirs. For a lender’s policy, coverage lasts until the loan is repaid.
Owner’s vs. lender’s policies
Understanding the two policy types is essential.
Owner’s policy
- Protects you, the buyer/homeowner.
- Typically covers unknown heirs, forged or missing signatures, errors in public records, and undisclosed liens or judgments that predate closing.
- Policy amount is usually the purchase price.
- Coverage typically continues for as long as you own the property.
- Buying an owner’s policy is optional, but it is the only protection for your equity against pre-existing title defects.
Lender’s policy
- Protects the lender, not you.
- Covers the lender’s interest up to the outstanding loan balance.
- Required by most mortgage lenders as a condition of financing.
- Provides no financial protection to you as the owner.
Exclusions and endorsements
Standard policies exclude certain issues, such as problems created after the policy date, zoning law violations, and some survey matters. You can add endorsements for specific needs, such as survey-related coverage, access, zoning, or gap coverage. These add-on protections cost extra and depend on the property.
How title searches work in Greensburg
In our area, a title search reviews county and municipal records to verify ownership and find liens, easements, and other matters that affect title.
Key local records
- Westmoreland County Recorder of Deeds for deeds, mortgages, releases, easements, and plats.
- County Tax Assessment and Tax Claim offices for tax status and liens.
- Municipal offices in Greensburg or nearby townships for code compliance, zoning, and municipal lien information.
- County court and probate records for judgments and estate-related transfers.
Typical search steps
- Run an index search to build the chain of title.
- Review recorded deeds, mortgages, releases, judgments, tax liens, easements, covenants, restrictions, and plats.
- Complete municipal lien and tax status searches.
- Check for gaps, missing signatures, unreleased mortgages, or defective documents.
- Issue a title commitment that lists exceptions and curative steps to clear defects.
- Perform curative work if needed, such as obtaining releases or correcting recordings.
Timelines and delays
Routine residential searches often take a few business days. Complex histories, long family ownership, older handwritten records, or curative work can extend the timeline to weeks. Unreleased mortgages, unpaid taxes, missing marital releases, and probate issues are common causes of delay.
Local issues to watch in Westmoreland County
- Older housing stock and long ownership: Some properties have gaps in the chain of title, ambiguous descriptions, or missing spouse releases.
- Mineral rights and mining history: Parts of southwestern Pennsylvania have severed coal, oil, or gas rights. The title exam should clarify if mineral rights were reserved separately from the surface estate.
- Easements and access: Rural or semi-rural parcels can involve unrecorded or unclear access easements or shared driveways.
- Subdivisions and plats: Confirm municipal approvals and proper conveyance for lots in older or vacant subdivisions.
- Municipal and utility liens: Unpaid fees or code violations may create liens.
Costs, who pays, and typical closing items
You will see several title and closing line items on your Closing Disclosure.
- Title insurance premiums: One-time premium for owner’s and lender’s policies. If you buy an owner’s policy, the lender still requires its own policy.
- Search and examination fees: Charges for title search, municipal lien search, and the title commitment.
- Settlement or closing fee: Charged by the settlement agent, which can be a title company or an attorney in Pennsylvania.
- Recording fees and transfer taxes: Paid when recording the deed and mortgage. Pennsylvania also applies state and sometimes local transfer taxes.
- Endorsements and survey: Added cost if you buy specific endorsements or order a survey.
- Curative costs: Expenses to clear defects, such as lien payoffs or probate filings.
Premiums are based on the purchase price and filed rates, with added cost for endorsements. Exact pricing varies by property. Ask for written quotes from local title providers and review your Closing Disclosure closely.
Who pays for the owner’s policy is negotiable and can follow local custom or the purchase contract. Clarify the payment arrangement in your agreement. Regardless of who pays, only the owner’s policy protects your equity.
When an owner’s policy makes sense
An owner’s policy is a modest, one-time cost compared to the potential loss from a title error. It also covers legal defense for covered issues.
Consider an owner’s policy especially if:
- The property is older, with a long or complex ownership history.
- The home was transferred by probate, inheritance, foreclosure, short sale, or tax sale.
- The area has severed mineral interests or known mining history.
- There is no recent full survey or there are questions about boundaries or easements.
For new construction with a clear chain from a developer and recent surveys, risk may be lower. Even then, an owner’s policy still protects against unknown past defects.
Your Greensburg buyer checklist
Use this checklist to stay ahead of surprises:
- Confirm who orders the title search and who will handle settlement, a title company or an attorney.
- Ask for the title commitment early. Review all exceptions and request plain-language explanations of anything unusual.
- Confirm tax status and any municipal assessments or code items through the title company’s municipal lien search.
- Ask if coal, oil, or gas rights were reserved and whether minerals were severed from the surface estate.
- Request a cost estimate for an owner’s policy and any endorsements before you finalize the purchase agreement.
- Ask whether a current survey exists and how survey-related exceptions will be handled. Consider appropriate endorsements.
- Build extra time into your contract if curative work is likely.
- At closing, obtain and save your final owner’s title policy with your property records.
Next steps
Title insurance is one of the few protections you can buy that defends your equity and your ownership rights. If you are planning a purchase in Greensburg or anywhere in Westmoreland County, talk with your agent about ordering title work early, comparing quotes, and choosing endorsements that fit your property. For local guidance and a smooth closing experience, connect with Adam Slivka and Team. We are here to help you move with confidence.
FAQs
What is the difference between owner’s and lender’s title insurance in Pennsylvania?
- An owner’s policy protects your equity from covered pre-closing defects for as long as you own the home, while a lender’s policy protects only the lender’s interest until the loan is paid off.
How long does a title search take for a Greensburg home purchase?
- Many searches finish in a few business days, but older or complex properties and cases needing curative work can extend the timeline to several weeks.
Who usually pays for the owner’s title policy in Westmoreland County?
- Payment is negotiable and guided by the purchase contract and local custom, so confirm the arrangement in writing with your agent before you sign.
What local title issues should I ask about in Greensburg?
- Ask about mineral rights reservations, access or shared driveway easements, municipal liens, and any gaps or defects in older chains of title.
How are title insurance premiums calculated in Pennsylvania?
- Premiums are one-time charges based on the purchase price and filed state rate schedules, with added cost for any endorsements you choose.
Do I still need an owner’s policy for new construction in Greensburg?
- Risk can be lower with a clean developer chain and recent surveys, but an owner’s policy still protects against unknown historical defects that might surface later.
