Selling your home without a realtor? You can save thousands in commission — but you still need the legal side handled right. At Ament Law Group, we help FSBO sellers across Western Pennsylvania with agreements of sale, required disclosures, title work, deed preparation, and closing. Our flat-fee pricing means you know exactly what you'll pay, with no surprises.
Why FSBO Sellers Need an Attorney
When you sell without a realtor, there's no one managing the paperwork, compliance, and legal protections that a transaction requires. A real estate attorney fills that gap — and in Pennsylvania, it's often the most important decision a FSBO seller makes.
Here's why: the agreement of sale is a binding legal contract. It dictates your obligations, your liability, and what happens if something goes wrong. The standard PAR forms weren't designed for FSBO transactions, and a poorly drafted agreement can expose you to claims for defects you didn't disclose, contingencies you didn't negotiate, or deadlines you didn't realize existed.
An attorney drafts the agreement to protect you — not to close the deal at any cost.
What We Handle for FSBO Sellers
We provide end-to-end legal support so you can focus on finding a buyer and negotiating the price. We handle the rest:
- Agreement of Sale — We draft a custom agreement of sale tailored to your transaction, including appropriate contingencies, timelines, and protections. If the buyer presents their own agreement, we review it before you sign.
- Seller's Property Disclosure — Pennsylvania law (68 Pa.C.S. § 7301) requires sellers to complete a detailed disclosure statement. We walk you through it to ensure accuracy and completeness, which is your best defense against post-sale claims.
- Lead-Based Paint Disclosure — Required by federal law for any home built before 1978. We provide the forms and make sure you're in compliance.
- Title Search & Title Insurance — As licensed title agents through Chicago Title and First American, we conduct the title search, resolve any issues, and issue title insurance to protect both you and the buyer.
- Deed Preparation — We draft the deed to transfer ownership, ensuring it accurately reflects the transaction and is recorded properly with the county.
- Municipal Lien Letters & Tax Certifications — We order the required certifications to confirm all taxes and municipal liens are current.
- Settlement Coordination & Closing — We coordinate with the buyer's lender (if applicable), prepare the settlement statement, conduct the closing, and handle recording of the deed and mortgage satisfaction.
What You Save — and What It Costs
A typical 6% real estate commission on a $300,000 home is $18,000. Even if the buyer has an agent earning 3%, you're still saving the listing agent's 3% — that's $9,000 back in your pocket.
Our flat legal fees for FSBO transactions are a fraction of that savings. You get full legal protection for your transaction at a predictable cost. Call us at (724) 733-3500 for current pricing — we're happy to quote your specific situation.
Pennsylvania Transfer Taxes
Every real estate sale in Pennsylvania is subject to a 2% transfer tax — 1% to the state and 1% to the local municipality. By custom, this is typically split equally between buyer and seller (1% each). On a $300,000 sale, that's $3,000 per party.
Your agreement of sale should clearly state how transfer taxes are allocated. We make sure this is addressed up front so there are no surprises at closing.
Common FSBO Mistakes to Avoid
In our experience, the most costly mistakes FSBO sellers make aren't about pricing — they're about paperwork:
- Signing the buyer's agreement without review — Buyer-drafted agreements protect the buyer. Have your attorney review or draft the agreement before you sign anything.
- Incomplete disclosures — Skipping or rushing the Seller's Disclosure creates liability that can follow you for years. When in doubt, disclose.
- Missing deadlines — Contingency deadlines, inspection periods, and mortgage commitment dates are legally binding. Miss one and the buyer may have grounds to walk away — or worse, hold you to the deal on their terms.
- Forgetting about the use & occupancy inspection — Many municipalities in Westmoreland and Allegheny Counties require a U&O inspection before transfer. Failing to schedule one can delay closing.
- Not verifying the buyer's financing — A pre-approval letter is not a commitment. Your agreement should include a mortgage contingency with a deadline, and you should understand the difference.
- Handling earnest money improperly — Earnest money deposits must be held in an escrow account — not your personal account. An attorney or title company holds these funds until closing.
Free FSBO Seller's Checklist
We put together a free downloadable checklist covering every step of a FSBO sale in Pennsylvania — from listing to closing. It's the same roadmap we walk our clients through.
Download the Free Checklist (PDF)
Ready to Sell?
If you've found a buyer — or you're getting ready to list — the best time to bring in an attorney is before you sign anything. We'll review your situation, explain the process, and give you a flat-fee quote.
Call (724) 733-3500 or contact us online to get started.