PA Underwriting Summary

Search/Exam

• Minimum Search Requirements -- 60 years
  • No state law imposes a minimum period nor does the state have any marketable title acts
• Plant or other search restrictions -- No
• Additional Requirements for REO Searches -- No
• Foreclosure Checklist -- N/A
• Special Searches Required (Code, HOA, Utilities)? --
• Survey Requirements -- No
• UPL Hot Button Issues -- No

UPL

Title agents may prepare all documents to be insured. However, only attorneys may explain settlement documents.

Witness Requirements

• Witness on Deed and Mortgage by individuals not required
• Attestation by corporate officer on Deed and Mortgage by corporation is not necessary; corporate seal is not required. See 15 Pa.C.S.A. §1506(b).

Mortgage/Transfer Tax

• No Mortgage Tax
• The State Transfer Tax is always 1% of the sales price. In addition, there is a Local Transfer Tax which varies from 1% to 4% of the sales price based upon the location.

Spousal Joinder Requirements/Homestead

• PA is an equitable distribution state which gives marital rights in property to non-title spouses in the event of a pending divorce. Non-titled spouses are required to join in the execution of a Deed or Mortgage if there is a pending divorce.

Power Of Attorney

Effective January 1, 2015 a number of changes to Pennsylvania Power of Attorney Statutes went into effect. Act 95 of 2014.

Enhanced Execution & Content Requirements.

• POA must be dated & signed
• POA executed after 1/1/15

• • Notary Acknowledgement
  • Two Witnesses -- Not notary, not agent
  • Express notice at top of POA to Principal
    • Notice Must be signed
  • Statutory language for Agent Acknowledgement.
• The Notice, Agent acknowledgement and requirement for two witnesses do not apply to POAs in commercial transactions; a POA which is part of the governing documents of a corporation, LLC or Partnership; stock powers; vehicle transfer POAs and certain other government mandated POA forms. §5601(e)(1.1).

Specific and General Grants of Authority

• After 1/1/15, Specific Authority required in POA to:
  • Create, amend, revoke, or terminate an inter vivos trust;
  • Make a gift;
  • Create or change rights of survivorship;
  • Exercise fiduciary powers that the Principal has authority to delegate, such as powers under a trust instrument or a power of appointment in a will;
  • Disclaim property, including a power of appointment.
• General Grant -- "to do anything I could do" -- incorporates broad statutory authority §5601.4(c) including to engage in real property transactions, to engage in tangible personal property transactions, and to borrow money.

Validity of Copies

• If recorded with the Orphans Court or the office for the recording of deeds, a certified copy has “the same validity and the same force and effect as if it were the original,” and the certified copy may be filed of record in any other office of the commonwealth. §5602(c)
• Except for purposes of recording, any photocopy or electronically transferred copy has the same effect as an original. §5602(d).

Liability for Refusing to Accept a POA

• There is duty to accept a POA and liability for refusal. §5608.1(c)
• Right to request agents certification under oath, english translation and/or opinion of counsel and to rely on that without further investigation. §5608(e)
• Must either accept the POA or request add'l and then accept the POA within 5 days §5608.1(a)
• may not require POA to be own or a different form than the one presented. §5608.1(a)(3)
• Person "not otherwise required to engage in a transaction with the principal in the same circumstances” is not required to accept POA §5608.1(b). This includes a title insurer and title agent.

Out of State POA

• Valid in Pennsylvania if its execution complied with the laws of the other state when executed or was a military power of attorney. §5611.

Who May Serve As Trustee On Deed Of Trust

• PA is a mortgage state

Time Limitations

• US Judgment Liens -- 20 years, renewable for 20 years
• State Court Judgment Liens -- Money judgments = 5 years; Can be revived for successive periods
• Child Support & Municipal Liens - 20 years
• Criminal restitution, Revenue Liens, Corporate Tax Liens & Student Loans - indefinite
• Federal Tax Liens -- 10 years (+30 days); can be refiled
• State Tax Liens -- No expiration
• Estate Tax Lien -- Federal 10 years
• State Inheritance Tax Liens -- 20 Years
• Mechanics Liens -- 2 years-unless action to foreclose commenced
• Financing Statements -- 5 years
• Mortgages -- Presumption of payment after 20 years after maturity; title then insurable if maturity date is stated in or can be calculated from the mortgage.
• HOA Liens -- 3 years from date assessment becomes payable
• Condominium assessments -- 3 years from date assessment becomes payable. Special limited priority given to condo liens in mortgage foreclosure actions (amount not greater than 6 months of assessments)
• Child Support Liens –

Odd Stuff

• Settlement Officer who is a licensed title agent, employee of an underwriter or Pennsylvania licensed attorney who conducted closing or directly supervised closing through which Mortgage was paid off may satisfy. "Mortgage Satisfaction Act" (Act 197 of 2002 - effective 2/7/03)
• PA policies are a modified version of the 2006 ALTA policies; PA has omitted survey coverage from the policy and requires such coverage to be purchased by endorsement.
• All forms, and all rates, up to 30 million dollars are handled through the Title Insurance Rating Bureau of Pennsylvania. Please see the Pennsylvania Manual of Rules and Rates available in our PA Business Practices/Real Estate Practices Section.
• Usury coverage is not available in Pennsylvania.