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Welcome To The Future of Title Insurance!

Your Property - Your Title Insurance - Your Money - Your Choice!

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Buying or selling a property is the largest monetary transaction most of us experience in our personal lives. Buying or selling a property usually involves the transfer of a large sum of money. As a buyer or seller, you want to make sure that all the conditions of the sale have been met before property and money exchange hands. Through the years, custom has dictated that money and all related documents be transferred through a neutral third party. Heartland Abstract, Inc. issues title policies and offers complete escrow closing services including residential, commercial and industrial in the metro Philadelphia area.

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Buying a home is, for many of us, the biggest single investment we'll ever make. Knowing this, most homeowners provide for the security and safekeeping of their homes by insuring them against hazards such as fire, theft and weather damage.

But there is another hazard that can pose an even greater risk to homeownership: defects in the title to your property can cause you to lose part or all of the investment in your home.

Fortunately, there is a way to protect your investment from these title defects. It comes in the form of title insurance.

What is title insurance and why do you need it? We've listed the answers to these and other commonly asked questions.

A title is the foundation of property ownership. It is the owner's right to possess and use the property.
Because land is permanent and can have many owners over the years, various rights in land may have been acquired by others (such as mineral, air or utility rights) by the time you come into possession of it, even if the land has never before been built upon. So in order to transfer a clear title to a piece of land, it is first necessary to determine whether any rights are outstanding.
A title search is a detailed examination of the historical records concerning a property. These records include deeds, court records, property and name indexes, and many other documents. The purpose of the search is to verify the seller's right to transfer ownership, and to discover any claims, defects and other rights or burdens on the property.
A title search can show a number of title defects and liens, as well as other encumbrances and restrictions. Among these are unpaid taxes, unsatisfied mortgages, judgments against the seller and restrictions limiting the use of the land.
Yes. There are some “hidden hazards” that even the most diligent title search may never reveal. For instance, the previous owner could have incorrectly stated his marital status, resulting in a possible claim by his legal spouse. Other “hidden hazards” include fraud and forgery, defective deeds, mental incompetence, confusion due to similar or identical names and clerical errors in the records. These defects can arise after you've purchased your home and can jeopardize your right to ownership.
Title insurance is your policy of protection against loss if any of these problems—even a “hidden hazard”—results in a claim against your ownership.
That depends on the claim. In an extreme case, you could lose your entire home and property—and still be liable to pay off the balance of your mortgage. Most claims aren't that dramatic, but even the smallest claim can cost you time, money and aggravation, and you may have to pay costs for a legal defense.
If a claim is made against your property, title insurance will, in accordance with the terms of your policy, assure you of a legal defense—and pay all court costs and related fees. Also, if the claim proves valid, you will be reimbursed for your actual loss up to the face amount of the policy.
Not necessarily. A deed is just a document by which the right of ownership in land is transferred, whatever that right may be. It's not proof of ownership, and it doesn't do away with rights others may have in the property. In addition, a deed won't show you liens or claims that may be outstanding against the title.
Maybe, and maybe not. An abstract is a history of the property title as revealed by the public records. Abstracts may contain errors and do not disclose “hidden hazards” that can threaten your property title if you do not have a title insurance policy.
An attorney's opinion is based on a search of the public records, and is not commonly used in Pennsylvania. An attorney does not have the same type of liability or responsibility as a title company if you should suffer loss because of “hidden hazards” in the title.
Because the owner could, in a very short time, do many things to encumber the title. For example, he could grant easements or construct improvements that encroach on adjacent property. He could get married or divorced, or take out a home equity loan against the property. It is necessary to conduct an up-to-date title search to uncover any such problems.
A title policy insuring the builder does not protect you. Also, a great many things could have happened to the land since the builder's policy was issued. Liens, judgments and unpaid taxes for which prior owners were responsible may not be disclosed until after you purchase the property—causing you aggravation and costing you money. Did the builder pay off all of his subcontractors before transferring the property to you? That's something you would want to know.
Yes. Basically, there are two different types of policies—a loan policy and an owner's policy. The loan policy protects the lender's interest in the property as security for the outstanding balance under the buyer's mortgage. The owner's policy safeguards the buyer's investment or equity in the property up to the face amount of the policy. (Heartland Abstract's enhanced title policy offers post policy inflation coverage to cover increases in value due to inflation.)
Probably a lot less than you think. Charges vary in different sections of the country, but generally the cost of title insurance (including search, examination and related services) amounts to about one percent, or less, of the cost of the property. And unlike other insurance premiums, which must be paid annually, a title insurance premium is paid one time only, usually at settlement. In Pennsylvania the underlying cost for the insurance premium is regulated by the state, so each title insurance company must charge the same title insurance rate regardless of which title company you choose. However, the state does not regulate additional “junk fees” which some companies commonly charge. Here at Heartland Abstract, you will find that overall our fees are lower than our competitor's because we do not charge the same “junk fees” which they do.
For as long as you or your heirs retain an interest in the property and, in some cases, even beyond.
From any licensed title insurance company or its representatives operating in your state. When choosing a title insurer, it is important that you look for a company with expertise and experience, as well as the financial strength to protect you should a claim arise. But if you're reading this page you've already found us! Choose your policy here.
Standard Enhanced
Someone else owns an interest in your title yellow check icon yellow check icon
A document is not properly signed yellow check icon yellow check icon
Forgery, fraud, duress in chain of title yellow check icon yellow check icon
Defective recording of any documents yellow check icon yellow check icon
There are restrictive covenants yellow check icon yellow check icon
There is a lien on your title from:
- Deed of trust/mortgage yellow check icon yellow check icon
- Violates a restriction in Schedule B yellow check icon yellow check icon
Title is unmarketable yellow check icon yellow check icon
Mechanic's Lien yellow check icon
Forced removal of a structure because it:
- Extends onto another property and/or easement yellow check icon
- Violates a restriction in Schedule B yellow check icon
- Violates an existing zoning law* yellow check icon
Cannot use the land as a single family residence because the use violates a Restriction in Schedule B or zoning yellow check icon
Unrecorded lien by a homeowners' association yellow check icon
Unrecorded Easements yellow check icon
Building permit violations* yellow check icon
Restrictive Covenant violations yellow check icon
Post-policy forgery yellow check icon
Post-policy encroachment yellow check icon
Post-policy damage from extractions of minerals or water yellow check icon
Lack of vehicular and pedestrian access yellow check icon
Maps not consistent with legal description yellow check icon
Post policy adverse possession yellow check icon
Post policy prescriptive easement yellow check icon
Covenant violation resulting in reversion of title to previous owner yellow check icon
Violation of building setback regulations yellow check icon
Discriminatory Covenants yellow check icon
OTHER BENEFITS
Pays rent for substitute land or facilities yellow check icon
Rights under unrecorded leases yellow check icon
Plain language statements of policy coverage and restrictions yellow check icon
Subdivision law violation yellow check icon
Coverage for boundary wall or fence encroachment* yellow check icon
Added ownership coverage leads to enhanced marketability yellow check icon
Insurance coverage for a lifetime yellow check icon
Post policy inflation coverage (150% over five years) yellow check icon
Post policy Living Trust Coverage yellow check icon
NOTE: Enhanced policy costs more than the standard policy *Deductible and maximum limits apply

Heartland
Abstract:

Our Company,
Our Store And
Our Philosophy

Heartland Abstract was formed in 2000, as a result of the acquisition of Heartland Settlement Company. Founding partners Andrew J. Monastra, Esquire and Bonnie Gregory have set the bar for professional excellence in title insurance in Southeastern Pennsylvania for a combined 70 plus years. In fact, many of our competitors in the area were trained by Bonnie and Andrew. But why settle for the pupil when you can work with the teacher?

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At Heartland Abstract we choose to follow a different path than our competitors. Our competitors will form title insurance agencies with realtors, lenders and builders – Heartland Abstract will not. Why? Because realtors, lenders and builders view title insurance as just another potential profit center. The realtors, lenders and builders will use your confidence in them as a way to send you to “their” title company, which will then charge you hundreds of dollars in extra fees (satisfaction fees, settlement fees, wire fees, document preparation fees, etc.). The title companies charge you these “junk” fees because they have to share their profits with their referring partners at the end of the year. Since the profits are shared, the title companies extend their margins by charging you “junk” fees. Heartland does not share profits with anyone else, and charges no junk fees. Period.

Heartland Abstract only looks out for our customers. Heartland Abstract does not sponsor the XYZ Realty Company's Holiday Party or rent “space” from realtors, lenders or

builders, or pay for their marketing expenses so that they in turn will prevail upon you, the consumer, to purchase your title insurance, including all the junk fees, from their title agency. Heartland Abstract wants no part of that type of business arrangement as it adds unnecessary expenses to you - the homebuyer.

Our parents taught us that doing something deceitful is not acceptable because “everyone else is doing it.” We want you to make an informed choice about from whom you purchase your Pennsylvania title insurance, BECAUSE IT IS YOUR CHOICE. The realtor, lender or builder has no say in the matter. The only reason they have created a culture where their customers believe they must use their beholden title agents is because they want more of your money. How does that help you?

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