PA Underwriting Summary

Search/Exam

Minimum Search Requirements -- 60 years minimum to a bona fide purchaser for value (customary)
- 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)? --
- Child Support Liens are filed in a statewide database. This search must be obtained separately if not included in the county level title search.
- Outstanding Code, HOA, and Utility matters that are not filed at the county courthouse are not a customary part of a title search. These matters are typically handled by the party handling the closing by directly contacting the offices involved.
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.

Vesting

The following tenancy types are recognized:

Individual
Tenancy by the entirety
Joint tenancy with right of survivorship
Tenancy in common (default)
Life estate
Tenancy in co-partnership (rare)
Tenancy in co-parceny (rare)

A married couple that takes title to a property automatically takes as tenants by the entirety even if the deed does not state the specific tenancy or state that the couple is married at the time of the transfer. A couple that is married after taking title to a property must have a new deed drafted to create a tenancy by the entirety in the property.

Tenancy by the entirety is only available to married couples. Anyone else wishing to create a joint tenancy must specify that they are taking title as joint tenants with right of survivorship in the deed. Any non-married grantees will automatically take title as tenants in common as to each other if no tenancy is expressed in the deed.

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.

Construction Liens

Foreclosure Review

Instrument Requirements

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. Do not attach to after acquired property, but revived attach to property owned at that time.
Child Support & Municipal Liens - 20 years
Criminal restitution, Revenue Liens, Corporate Tax Liens & Student Loans - indefinite 42 Pa.C.S.A. § 9728(c) and (d)
Federal Tax Liens -- 10 years (+30 days); can be refiled
State Tax Liens -- No expiration, attach to after acquired property 72 P.S. 1404.1
Unemployment Comp Liens -- No expiration, attach to after acquired property. 43 P.S. 788.1.1
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.