Confirm your mortgage is ready

• Obtain final loan approval and confirm any remaining lender conditions are satisfied.

• Avoid opening new credit cards, financing a car, changing jobs, or making large unexplained deposits before closing.

• Confirm your interest rate, loan amount, monthly payment, and cash-to-close amount.

Review title and ownership

• Confirm the title search identifies any liens, judgments, mortgages, easements, or other title issues that need resolution.

• Review the proposed deed and verify the buyer names and how ownership will be held.

• Ask about owner's title insurance, which is separate from the lender's policy.

Get your final closing figures

• Review the Closing Disclosure if you're using a mortgage.

• Compare it with your Loan Estimate and ask about unexpected changes.

• Confirm how property taxes, HOA fees, utilities, and other expenses will be prorated or settled.

Complete the final walkthrough

• Check that the home is in the contractually required condition.

• Verify agreed-upon repairs, included appliances, fixtures, and other items.

• Check for new damage, leaks, missing items, or other changes since your inspection.

• Make sure the seller has met the agreed move-out requirements.

Arrange your closing funds

• Confirm the exact amount and approved payment method with the settlement agent.

• Verify wire instructions by calling a trusted phone number you already have—not a number supplied in a last-minute email.

• Bring government-issued photo identification and any additional documents requested.

Realty transfer tax

Pennsylvania imposes a 1% state realty transfer tax on the value of most real estate transfers. Local municipalities may impose additional transfer taxes, and the total can vary significantly by location. The purchase agreement typically addresses how the buyer and seller allocate the tax, but statutory liability can apply to both parties.

Commonwealth of Pennsylvania

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For example, on a $350,000 home, the state portion alone would be $3,500. Additional local tax may apply.

Before closing, ask the settlement agent:

• What is the combined state and local transfer tax?

• What portion am I contractually responsible for?

• Are there any applicable exemptions or special circumstances?

Property taxes and municipal charges

Confirm that property taxes are properly prorated between the seller and buyer. Also ask whether the transaction requires municipal tax certifications, sewer or water balance information, or other local clearances.

In some areas, unpaid municipal charges or assessments can create complications for the transaction. Ask the title company or settlement agent to identify any outstanding balances that must be resolved.

Title insurance and deed recording

Understand the difference between these two title insurance policies:

• Lender's title insurance: Generally protects the lender's interest in the property.

• Owner's title insurance: Protects your ownership interest against covered title defects, subject to the policy's terms and exclusions.

Ask whether the owner's policy is included in your settlement figures and what it covers. Confirm who will prepare and record the deed and mortgage, and when you should expect confirmation that the documents have been recorded.

If you are financing the purchase, request copies of your closing documents in advance.

Document

What to verify

Closing Disclosure

Loan terms, closing costs, credits, escrow, and cash to close

Promissory note

Interest rate, repayment terms, payment dates, and penalties

Mortgage

Your obligations and the lender's security interest in the property

Deed

Correct buyer names, legal description, and ownership details

Settlement statement

Purchase price, deposit credit, prorations, transfer taxes, and other charges

Title commitment

Existing liens, exceptions, requirements, and coverage terms

For most standard mortgage transactions covered by the federal rule, your lender must provide the Closing Disclosure at least three business days before closing. If a significant change occurs, ask whether a corrected disclosure triggers a new waiting period.

Real estate closing wire fraud is a serious risk. Criminals sometimes impersonate real estate agents, title companies, or attorneys using convincing emails.

Before sending money

• Call the settlement company using a phone number from a previously verified source.

• Confirm the bank name, account details, and exact amount verbally.

• Treat any last-minute change to wiring instructions as suspicious.

• If you send money to a fraudulent account, contact your bank immediately and report the incident to law enforcement.

• Underestimating closing costs: Budget for transfer taxes, lender fees, title services, prepaid insurance, escrow deposits, and recording charges.

• Ignoring title exceptions: Ask about easements, restrictions, liens, and other matters affecting the property.

• Skipping the walkthrough: Report unresolved problems before closing and consult your agent or attorney about your options.

• Making financial changes: Keep your finances stable until the loan funds.

• Assuming verbal promises are binding: Confirm agreed repairs, seller credits, included items, and possession arrangements in writing.

• Overlooking ongoing costs: Review property taxes, homeowners insurance, HOA assessments, utilities, and possible maintenance costs.

Do I have the final amount due and verified payment instructions?

Have all title issues and required lien payoffs been addressed?

Are state and local transfer taxes correctly calculated and allocated?

Have property taxes and municipal charges been properly prorated?

Have I reviewed the deed and confirmed how ownership will be held?

Are all agreed seller credits and repairs documented?

When will the deed be recorded, and when can I take possession?

These are the main items I'd flag when preparing buyer closing estimates across your counties. Not every municipality requires every item.

County or region

What to investigate before closing

Lehigh and Northampton

Municipal lien balances, sewer/water charges, local resale or occupancy inspections, and tax prorations

Wayne, Pike, Monroe and Carbon

Municipal tax balances, private well/septic considerations, road maintenance agreements, and any local occupancy or resale rules

Schuylkill and Lackawanna

Municipal liens, sewer/water balances, property tax prorations, and any outstanding code violations

Berks, Lancaster and Lebanon

Municipal lien certifications, local inspection requirements, sewer/water balances, and any resale or occupancy permits

Bucks and Montgomery

Municipal lien searches, sewer/water certifications, local resale inspections, and township-specific occupancy requirements

Chester and Delaware

Municipal lien searches, local inspection or use-and-occupancy requirements, sewer/water balances, and any local resale certifications

Philadelphia

City tax and water balances, applicable municipal certifications, property-condition requirements, and city-specific recording and transfer-tax procedures

York

Municipal lien balances, tax certifications, sewer/water charges, and any applicable local resale or occupancy rules

These are items to verify, not claims that every municipality in a listed county requires them.

In addition to transfer taxes, I recommend checking the following charges in every county.

• Title search and title insurance: Obtain a title quote and ask whether an owner's policy is included.

• Recording fees: These depend on the documents being recorded and the county's current fee schedule.

• Property tax prorations: Confirm the billing period, seller credits, and any unpaid balances.

• Prepaid insurance and mortgage escrow: Lenders may collect homeowners insurance premiums and property-tax reserves at closing.

• Municipal certifications and lien searches: Ask which searches are needed and who pays for them under the agreement.

• Inspections and permits: Determine whether the municipality requires a resale inspection, occupancy permit, or correction of cited violations.

• HOA and condo charges: Request resale certificates, account balances, transfer fees, and any applicable special assessments.

• Well and septic expenses: Where relevant, determine whether testing, inspections, or certifications are needed under the contract or local rules.