If you're buying or selling a home in Murrysville, Greensburg, Monroeville, or anywhere in Westmoreland or Allegheny County, the closing table is where your transaction becomes final, and where most buyers and sellers admit they had no idea what they were signing. This guide walks you through exactly what happens at a Pennsylvania real estate closing, what it costs, and how having an attorney in your corner protects you.
What Is a Real Estate Closing?
A real estate closing (also called "settlement" in Pennsylvania) is the final step in a property transaction where:
- The buyer signs the mortgage and loan documents
- The deed transfers from seller to buyer
- Funds are disbursed, the seller gets paid, the lender releases funds, and all outstanding liens on the property are paid off
- Title insurance policies are issued
- The deed and mortgage are recorded with the county recorder of deeds
In Westmoreland County, deeds are recorded with the Recorder of Deeds at the Courthouse in Greensburg. In Allegheny County, recording is handled in Pittsburgh. The recording creates the official public record that the property now belongs to the buyer.
The Closing Timeline in Western Pennsylvania
Understanding the timeline from accepted offer to closing helps you plan ahead and avoid surprises:
| Stage | Typical Timeframe |
|---|---|
| Accepted offer / executed agreement | Day 0 |
| Home inspection | Days 3–10 |
| Mortgage application submitted | Days 1–7 |
| Title search ordered | Days 1–14 |
| Appraisal completed | Days 7–21 |
| Clear to close issued by lender | Days 25–45 |
| Closing Disclosure provided to buyer | 3 business days before closing |
| Closing / settlement | Day 30–60 |
Cash purchases move significantly faster, sometimes closing in 10–14 days, because there's no lender underwriting process.
What Happens During the Closing Itself
At the closing table in Western PA, you can expect:
The buyer signs:
- The promissory note (the legal promise to repay the mortgage)
- The mortgage (the lien on the property securing the note)
- The Closing Disclosure (a breakdown of all costs and credits)
- The deed acceptance
- Various lender certifications and disclosures
The seller signs:
- The deed, transferring ownership to the buyer
- A seller's affidavit confirming no undisclosed liens or judgments
- The settlement statement showing their proceeds
The title agent or attorney:
- Disburses funds, payoff to the seller's existing mortgage, payment of all liens and judgments, seller's net proceeds, and fees
- Records the deed and mortgage with the county
- Issues title insurance policies to the buyer and lender
The whole process typically takes 45 minutes to 2 hours. Most closings in Western PA are held at a title company or attorney's office. At Ament Law Group, we conduct closings at our Murrysville office on William Penn Highway.
Pennsylvania Real Estate Transfer Tax
One of the most commonly misunderstood closing costs in Pennsylvania is the realty transfer tax. Here's how it works:
Rate: 2% of the sale price total
- 1% goes to the Commonwealth of Pennsylvania
- 1% goes to the local municipality (Murrysville, in this case)
Who pays: By default in the standard Pennsylvania Agreement of Sale, the transfer tax is split equally — 1% from the buyer and 1% from the seller. This is negotiable, however, and in some markets or transactions, the seller pays the full 2%.
Example: On a $350,000 home in Murrysville, the total transfer tax is $7,000. Split equally, both buyer and seller each pay $3,500.
Exemptions: Certain transfers are exempt from PA transfer tax, including transfers between spouses, transfers to a surviving spouse, transfers in lieu of foreclosure, and certain transfers between family members. An attorney can advise whether an exemption applies to your transaction.
Title Insurance in Westmoreland and Allegheny County
Pennsylvania is an "attorney state" for many real estate transactions, meaning attorneys often conduct the title search and certify title, though this is not legally required. Whether an attorney or a title agent handles your closing, you should understand what title insurance does and does not cover.
Owner's title insurance protects you against title defects that existed before your closing, issues that a title search might have missed:
- Forged signatures on prior deeds in the chain of title
- Undisclosed heirs who claim an interest in the property
- Errors in recording or indexing at the county level
- Liens from prior contractors that were never properly released
- Survey and boundary disputes arising from old deed descriptions
What it does NOT cover:
- Issues that arise after your closing (new liens, new disputes)
- Matters disclosed to you before closing that you accepted
The premium is paid once at closing and covers you for as long as you own the property. Use our Title Insurance Calculator to estimate the cost for your Western PA transaction.
What an Attorney Does at Closing That a Title Agent Cannot
Pennsylvania title agents are licensed to conduct closings but are not attorneys, they cannot give you legal advice. Here's what an attorney at closing can do that a title agent cannot:
- Review the title commitment for legal issues, an attorney can spot a potential cloud on title that requires legal resolution, not just a form response
- Advise on deed vesting options, joint tenancy vs. tenancy in common vs. tenancy by the entireties (for married couples) have dramatically different implications for inheritance, divorce, and Medicaid planning
- Identify red flags in the purchase agreement that you signed weeks ago and that affect your closing
- Address last-minute issues, judgment liens, estate proceedings affecting title, or boundary issues that surface in the title search
- Coordinate with your estate plan, how you take title to property affects how it passes at death
At Ament Law Group, our attorneys handle real estate closings across Westmoreland, Allegheny, Washington, and Butler Counties. Because we also practice estate planning and probate, we frequently identify deed vesting issues at closing that would have caused serious problems down the road.
Buyer's Closing Cost Estimate for Murrysville, PA
Here's a realistic breakdown of what buyers typically pay at a residential closing in the Murrysville area:
| Item | Typical Range |
|---|---|
| Lender origination fee | 0.5–1% of loan amount |
| Appraisal | Varies by property |
| Title search & examination | Varies |
| Owner's title insurance | ~0.5–1% of purchase price |
| Lender's title insurance | ~0.3–0.5% of loan amount |
| PA transfer tax (buyer's share) | 1% of purchase price |
| Recording fees | Varies by county |
| Attorney fee (if applicable) | Discuss with your attorney |
| Prepaid homeowner's insurance | Varies |
| Prepaid property taxes (escrow) | Varies |
| Total estimated closing costs | 2–5% of purchase price |
On a $350,000 purchase, that's roughly $7,000–$17,500 in closing costs, in addition to your down payment.
For Sale By Owner (FSBO) Closings in Western PA
If you're selling your home without a real estate agent in Westmoreland County, having an attorney handle the closing is especially important. Without an agent on either side, there's no professional oversight of the transaction, and errors in the deed, incorrect payoff figures, or missed liens can become your problem after the fact.
Our FSBO guide for Pennsylvania sellers explains the full process, including the documents you'll need and how to price and market your property.
Ready to Schedule Your Closing?
Ament Law Group handles residential and commercial real estate closings across Western Pennsylvania from our Murrysville office. We work with buyers, sellers, and lenders across Western Pennsylvania.
Schedule a free consultation or call (724) 733-3500 to discuss your transaction. You can also use our free tools:
- Title Insurance Calculator, estimate your title insurance premium
- PA Inheritance Tax Calculator, if real estate is part of an estate
- FSBO Guide, selling without an agent in Western PA
Related resources:
- How to Handle Real Estate Closings in Pennsylvania
- Title Insurance Guide for Western PA Homebuyers
- Deed Transfers in Pennsylvania
- Real Estate Settlement Practice Area
Ready to Protect Your Family?
Estate plans age. Laws change. Whether you need a new plan or a review of what you have, our attorneys help Western PA families get it right — with transparent pricing and a free initial consultation.