Title Insurance for Buyers — What You’re Really Paying for at Closing

Pop the Confetti — But Let’s Talk About the Next Steps

First off—congratulations! 🎉 Getting your offer accepted is a big moment, especially in today’s market. Now that you’ve popped the sparkling cider and celebrated, it’s time to talk about what happens next—and one of those things is title insurance.

When I sit down with buyers, I tell them the next few days after going under contract are like the “kickoff” to the home-buying game. There’s a lot happening at once—but don’t worry, I’ll walk you through it.

Step 1: Hand Money (a.k.a. Your Earnest Money Deposit)

Once your offer is accepted, the first step is coordinating how your hand money will be collected. It’s typically due within a few days and can be paid by check or through an online deposit—whichever you prefer.

That deposit shows the seller you’re serious about buying their home. It’ll stay in an escrow account until closing day, where it gets applied toward your purchase.

Step 2: Choose a Title Company or Real Estate Attorney

Here’s where title insurance enters the picture again. We’ll need to select who’s going to handle your closing—either a real estate attorney or a title company. If you already have someone in mind, great! If not, I can give you a few trusted local options.

Once you’ve decided, I’ll send over the fully executed sales documents so they can begin your title search and issue your title insurance policy. This search checks the property’s history to confirm there are no liens, back taxes, or ownership issues—so when you close, the home is truly yours.

Step 3: Schedule Your Inspections

If you elected to have home, pest, septic, or well inspections in your sales agreement, now’s the time to get them scheduled. You can use an inspector you know, or if you’d like, I can share a few local names that my clients have had great experiences with.

You’re welcome to attend your inspection (I always think it’s worth it!), but remember—it’s limited to the buyers listed on the sales agreement. No friends, extended family, or contractors just yet.

Step 4: Keep an Eye on Your Inbox

After we’re officially under contract, you’ll get an email from me and my transaction coordinator. It’ll include copies of all your documents and a timeline that shows the important dates we’ll be tracking together—inspection deadlines, mortgage commitment dates, and more.

From here on out, it’s teamwork! You’ll be hearing from both me and my TC throughout the process. We’ll make sure no date slips through the cracks.

Step 5: Let’s Talk About Costs

It’s easy to get sticker shock at closing, but title insurance is one of the smarter costs on the list. It’s a one-time premium—usually between $1,200 and $2,500 in Pennsylvania depending on the price of the home—and it protects you for as long as you own the property.

Think of it as peace of mind insurance. If an old lien or clerical error ever pops up, your title company handles it, not you.

Sheri’s Tip

Most people are so focused on getting the keys that they don’t think about the fine print. But this part—the behind-the-scenes stuff—is what keeps your dream home from turning into a legal headache later.

Bonus Tip for Indiana County Buyers

In our area, a lot of homes rely on private septic or well systems. The water and septic testing are completed by the home inspector. If either fails, additional specialists are brought in to cure the problem. If a new septic system is to be installed, the Central Indiana County Joint Sanitary Authority (CICJSA) reviews and approves the new systems.

Learn more here: https://cicjsa.org.

Also, when you buy, be sure to apply for the Homestead Exemption Tax—it can reduce your property tax bill if this is your primary residence. Here’s the link to learn more: https://dced.pa.gov/local-government/property-tax-relief-homestead-exclusion/.

Final Thoughts

Buying a home comes with a stack of paperwork—but title insurance? That’s one of the few things on that list that’s 100% worth it. It quietly protects your investment, your peace of mind, and your future.

So, take a deep breath, keep that excitement going, and remember—I’ll be with you every step of the way from offer to keys in hand.

— Sheri Kunkle, Associate Broker | eXp Realty Indiana PA