What Does a Title Company Do? A Guide for Home Buyers and Sellers

Alltech National Title is your settlement company — the neutral third party that researches ownership history, resolves hidden problems, holds your funds in escrow, coordinates with your lender and agent, walks you through signing, and transfers the deed. We operate across Pennsylvania, Illinois, Wisconsin, Texas, and Florida, and have been closing real estate transactions since 2008.

What does a title company actually do?

We do six things: (1) search the property’s ownership history going back decades to find any hidden problems; (2) resolve those problems — unpaid liens, missed heirs, old mortgages — before they become your problem; (3) issue title insurance to protect you and your lender against anything we couldn’t find; (4) hold your earnest money and closing funds in a secure escrow account; (5) coordinate with your lender, your agent, and the other side to keep the closing on schedule; and (6) disburse funds and record the deed after everyone has signed.

On closing day, we walk you through every document you sign. Most residential closings take 30–60 minutes in person. We also close by mail-away, mobile notary, and remote online notarization (RON) for borrowers who can’t come in.

How long does a closing take from start to finish?

Typical purchase transactions close in 30–45 days from a ratified contract. Cash deals can close in 14–21 days. Refinances are typically 30–45 days from application. The timeline is mostly driven by your lender — the title work itself usually takes 3–5 business days for clean files. If we find a title issue, we’ll tell you immediately and explain your options. Most issues resolve before closing and don’t affect your date.

We give you a target close date the day we open your file. If anything threatens it, you’ll know before your agent does.

Do I need title insurance, and what’s the difference between lender’s and owner’s policies?

Your mortgage lender will require a lender’s title insurance policy — this protects the bank’s interest in your loan. It’s a one-time premium paid at closing and covers the lender only.

An owner’s title insurance policy is separate, optional, and protects you. It covers your equity against hidden defects that the title search couldn’t find: forged deeds, undisclosed heirs, recording errors, unpaid contractor bills. The premium is one-time, paid at closing, and covers you for as long as you own the property. We strongly recommend the owner’s policy — the cost is small relative to what it protects.

What do I need to bring to closing day?

Government-issued photo ID (driver’s license or passport). Buyers who are financing should wire their down payment and closing costs before closing day — we’ll send you the exact amount and wire instructions at least 24 hours in advance. Do not wire funds based on email instructions without first calling us to verify. Wire fraud targeting real estate closings is real and growing.

We’ll send you a complete checklist a few days before your closing date, tailored to your specific transaction. If you have questions on anything in it, call us. That’s what we’re here for.

Frequently asked questions