Thinking about buying a home in Mt. Lebanon and wondering what happens after your offer is accepted? You are not alone. The Pennsylvania closing process has many moving parts, and the details in Allegheny County and Mount Lebanon Township can add a few extra steps. This guide breaks down the timeline, who does what, local checks to run, costs to plan for, and how to avoid common delays so you can close with confidence. Let’s dive in.
How Pennsylvania closings work
Pennsylvania transactions follow a predictable flow: offer and acceptance, earnest money deposit, inspections, mortgage and appraisal if you finance, title work, and a settlement where funds change hands and the deed records. Most closings in the Pittsburgh area are handled by a title company that coordinates with your lender and both agents. Your purchase agreement, often a Pennsylvania Association of Realtors form, sets the deadlines that keep everything on track.
Who does what
- Buyer: hires inspectors, finalizes the loan, reviews disclosures, secures homeowner’s insurance, and brings funds to close.
- Seller: provides disclosures, completes agreed repairs, and resolves title issues or liens.
- Buyer’s and listing agents: coordinate timelines, inspections, negotiations, and logistics.
- Lender: orders the appraisal, underwrites the loan, issues conditions, and clears you to close.
- Title company/settlement agent: performs the title search, issues a title commitment and title insurance, prepares the settlement statement, disburses funds, and records the deed.
Contract-to-close timeline
Every deal is unique, but here is what a typical financed purchase looks like in Mt. Lebanon.
Day 0: Offer accepted
Once the seller accepts, the clock starts. You will deliver your earnest money deposit to the escrow holder named in the contract. Your agent will help you meet the deposit deadline.
Days 0–3: Disclosures and escrow
You receive seller disclosures and any property documents, such as HOA information if applicable. Review these early so you can ask questions before inspections.
Days 3–10: Inspections and negotiations
Schedule a general home inspection and any specialty inspections you want, such as radon, sewer scope, pest, chimney, or HVAC. Use the inspection window to negotiate repairs or a credit, per your contract contingencies. Keep decisions moving so you do not miss your deadlines.
Days 7–21: Loan and appraisal
You finalize your loan application and provide documents to the lender. The lender orders the appraisal, which usually takes about 1 to 2 weeks once scheduled. Underwriting reviews your file and issues conditions that you will satisfy to reach clear to close.
Days 7–21+: Title search and commitment
Your title company searches public records and issues a title commitment listing any liens, easements, or encumbrances. The seller works on clearing seller-side items so you receive clear title at settlement.
3 business days before closing: Closing Disclosure
If you are getting a loan, federal rules require your lender to deliver the Closing Disclosure at least 3 business days before settlement. Review it closely to confirm your loan terms, cash to close, and prorations.
Settlement day: Signing and keys
On settlement day, you sign loan and title documents, deliver any remaining funds by wire or cashier’s check per the settlement instructions, and the title company records the deed and mortgage. Title insurance is issued, funds are disbursed, and you receive keys per the contract. Standard financed closings in the Mt. Lebanon market often take 30 to 45 days, while cash deals can close faster.
Mt. Lebanon checks to run
Local requirements can affect timing and cost. Confirm these items early with the title company, the listing agent, and Mount Lebanon Township.
- Transfer taxes and who pays: Pennsylvania closings include state, county, and municipal transfer taxes. Total rates and the customary split vary by locality and negotiation. Ask your title company for an estimate before you finalize your offer.
- Recording: Deeds and mortgages record with Allegheny County’s Recorder of Deeds. The title company handles recording and county-determined recording fees.
- Permits and code: Check with Mount Lebanon’s Building Department for any open permits, code violations, or required certificates. Sellers should disclose known issues, but you can request a municipal records check.
- Occupancy or transfer certificates: Some municipalities require a use and occupancy certificate or similar inspection before transfer. Confirm what Mount Lebanon requires for your property type.
- Utilities and municipal liens: Confirm real estate tax status and whether there are municipal liens or assessments, such as sidewalk or curb repairs.
- Sewer or stormwater programs: Ask if any sewer lateral inspections or repairs are required at sale in Mt. Lebanon or Allegheny County. Requirements change, so verify early.
- Trash and local services: Confirm trash and recycling providers and any fees that may transfer.
- School district and taxes: The Mt. Lebanon School District affects property tax bills along with county and township taxes. Taxes are prorated on the settlement statement; verify assessed value, exemptions, and any pending appeals.
- HOA or condo: If there is an HOA or condo association, the seller must provide governing documents, budgets, rules, and any resale certificate. Review these quickly within your contingency period.
- Who handles settlement: In the Pittsburgh area, most settlements are handled by title companies. The settlement agent should be agreed to in your contract.
Closing costs to plan for
Buyer closing costs vary by loan type and negotiation, but this is what you can expect in broad terms.
- Lender fees: origination, processing, and related charges based on your loan product.
- Appraisal: typically paid up front to the lender when ordered.
- Title services and insurance: title search, settlement fee, and lender’s title insurance policy; an owner’s policy is common but negotiable.
- Recording and transfer: county recording fees and any buyer side of transfer or recordation charges.
- Escrows: prepaid property taxes and homeowner’s insurance that your lender may require at closing.
- Typical range: total buyer costs often land around 2 to 5 percent of the purchase price. Your Closing Disclosure will itemize the exact figures.
Common delays and how to avoid them
A few well-timed steps can keep your file on schedule and reduce stress.
- Lender documents: Delays often come from late income or asset paperwork. Provide organized documents immediately and respond to underwriting requests the same day when possible.
- Appraisal value: If value comes in low, your agent and lender can seek a reconsideration with better comparable sales, or you can renegotiate price or terms under your appraisal contingency.
- Title issues: Liens, judgments, or missing signatures can take time to resolve. Ask your title company to start the search early and push for clear title well before closing.
- Inspection repairs: Disputes over repairs can stall closing. Use clear deadlines, decide what is essential, and consider a credit in lieu of repairs to keep momentum.
- Municipal items: Open permits or code violations can surprise buyers. Order municipal checks early or request seller proof of clearance, and consider escrows if timing is tight.
- Wire safety: Wire fraud is a real risk. Only use wiring instructions you verify by calling the settlement agent at a known phone number, not from an email link.
Buyer checklist to stay on track
- Get a full pre-approval before you write.
- Schedule all inspections within the first week.
- Ask the title company for a preliminary fee and transfer tax estimate early.
- Verify local permits, occupancy requirements, and any sewer or stormwater rules.
- Confirm homeowner’s insurance and binder effective at closing.
- Review your Closing Disclosure the day you receive it and ask questions right away.
What to expect at settlement
The settlement meeting is straightforward when you know the flow.
- Arrive on time with a government ID and any required certified funds, or confirm your wire the day before.
- Review and sign your lender note, mortgage, and other loan documents.
- Review and sign the settlement statement and title documents.
- The title company disburses funds and sends the deed and mortgage for recording.
- You receive keys and possession per the terms of your contract.
After closing next steps
Once you have the keys, take care of a few final tasks.
- Set up utilities and trash service in your name.
- Confirm your homeowner’s insurance policy is active and your lender escrow is funded.
- Update your mailing address and consider filing for any eligible tax exemptions per county rules.
- Store your signed documents and keep your title insurance policy handy.
Work with a local guide
Buying in Mt. Lebanon should feel exciting, not overwhelming. With the right plan, clear deadlines, and proactive checks, you can move from accepted offer to closing day with confidence. If you want step-by-step guidance tailored to your timeline, financing, and the neighborhood you love, connect with Nate Nieland.
FAQs
What is the typical closing timeline in Mt. Lebanon?
- Standard financed purchases often take 30 to 45 days, while simple cash deals can close in 7 to 21 days.
Who provides the Closing Disclosure and when?
- Your lender must deliver the Closing Disclosure at least 3 business days before settlement on financed purchases.
Who orders inspections and the appraisal in Pennsylvania?
- You order and schedule your inspections, while your lender orders the appraisal once your loan file is underway.
What local municipal checks should I run in Mt. Lebanon?
- Confirm permits or violations, any occupancy or transfer certificate, sewer or stormwater rules, utility or tax liens, and HOA or condo requirements if applicable.
How much should I budget for buyer closing costs?
- Plan for roughly 2 to 5 percent of the purchase price, depending on your loan, title costs, escrow items, and negotiated credits.
Who usually handles settlement in the Pittsburgh area?
- Title companies commonly conduct settlements, coordinate funds, and record the deed and mortgage.
How can I avoid last-minute delays before closing?
- Respond quickly to lender conditions, resolve inspection items early, verify municipal requirements, and confirm wire instructions by phone before sending funds.
