Real Estate &
Title Insurance Blog
Expert insights from 20+ years of title and closing experience in Indiana and Ohio
2026 Articles
Recent Remodel? How Unpaid Contractor Work Can Turn Into a Lien on Your Closing
A seller pays the contractor in full, then a subcontractor who was never paid files a claim against the property. Here's how liens from recent work surface during a closing and what buyers and sellers can do early.
Buying Vacant Land in Indiana: Why the Title Work Is Different From Buying a House
Legal access, metes-and-bounds descriptions, mineral reservations, farm tenancy, and new splits all make land files different. What to send the title company early when you're buying a lot or acreage.
One Address Can Include Multiple Parcels: What Buyers and Sellers Should Confirm Before Closing
A home may sit on one parcel while the detached garage, side lot, or adjoining acreage is recorded separately. Here's what buyers, sellers, and Realtors should confirm about parcels and legal descriptions before closing.
Easements Explained: What That Line on Your Title Commitment Actually Means
Almost every property has one. Utility, drainage, and road easements are routine — shared driveways and access rights deserve a closer read. How easements appear on a title commitment and what they mean for you.
Your Post-Closing Checklist: What Every New Indiana Homeowner Should Do in the First 30 Days
Closing day is done — now what? A complete guide to what every new Indiana homeowner should do, keep, and watch for in the first 30 days after getting the keys.
What Happens to Your Deed After Closing Day?
After closing, the deed still has an important journey to make — from the closing table to the county recorder and back to you. Here's exactly what happens and what new Indiana homeowners should keep.
What Does Owner's Title Insurance Actually Cover — and Is It Worth It?
Owner's title insurance protects against title problems discovered after closing — unknown heirs, forged deeds, undisclosed liens, and more. Here's what it covers, what it doesn't, and why cash buyers should consider it.
Paying Cash Does Not Eliminate the Need for Title Work
Cash buyers skip the lender — but not the property's history. Liens, easements, unreleased mortgages and recording errors can still affect a cash purchase in Indiana and Ohio.
What Is a Title Commitment? Understanding the Document That Reveals Your Property's History
A title commitment is the document that shows what was found in the title search — and what must happen before you can close. Learn how to read Schedule A, B-I, and B-II in plain English.
The Mortgage Was Paid Off Years Ago. Why Was It Still Showing on the Property?
A fully paid mortgage can still appear in county records if the release was never recorded. Here's why this happens, what it means for your closing, and how it gets resolved.
What to Expect at the Closing Table
Wondering what actually happens at the closing appointment? Here's a clear, plain-English guide — who's there, what you sign, how long it takes, and what happens when it's done.
What Happens During the Quiet Weeks Between Contract and Closing?
After the purchase agreement is signed, the transaction feels quiet — but it isn't. Here's everything the title company, lender, and Realtors are doing before closing day in Indiana.
What Is Earnest Money? A Simple Guide for Indiana Homebuyers
Earnest money is a deposit that shows a seller you're serious about buying their home. Learn what it is, how much is typical in Indiana, who holds it, and what happens if the deal falls through.
Do I Need a Survey? Boundary Lines, Fences, and What a Title Search Will Not Show
A title search reads the records. Only a survey shows where the corners actually sit. Here's the gap between the two, why fences mislead almost everyone, and when a survey is worth ordering in Indiana.
Closing Table Tip: What to Bring to Closing Day in Indiana
Before closing day, make sure you know exactly what to bring — valid photo ID, certified funds or wire confirmation, and how to protect yourself from wire fraud. Empire Title's quick guide for Indiana buyers and sellers.
What Higher Mortgage Rates Really Mean for Indiana Homebuyers in 2026
Higher mortgage rates can change what Indiana buyers can afford. Learn how rates affect monthly payments, buying power, loan options, and closing preparation in Wayne, Randolph, and Henry Counties.
Is Summer 2026 a Good Time to Buy or Sell in Indiana?
Indiana's housing market is still moving, with more homes coming onto the market. But buyers and sellers need a strategy. Here's Empire Title's summer 2026 market check for Wayne, Randolph, and Henry Counties.
Indiana & Ohio Summer 2026 Real Estate Outlook: What Buyers and Sellers Should Know Now
What does the summer 2026 housing market look like for Indiana and Ohio? Empire Title's market outlook covers inventory, mortgage rates, and what to expect at closings in eastern Indiana and western Ohio.
Buying or Selling a Home Near Memorial Day Weekend 2026 in Indiana: What to Expect
Closing on a home around Memorial Day weekend in Indiana? Here's what stays open, what slows down, and how to plan your closing around the holiday — from Empire Title's team.
What Is a Title Search and How Long Does It Take in Indiana?
Learn what a title search actually looks for, how long it takes in Indiana counties, what can slow it down, and how Empire Title handles title searches for every closing.
What Happens After Closing Day? Indiana's Property Recording and Title Transfer Process
You signed the papers — now what? Learn how Indiana records your deed, when you officially become the owner, and what documents you'll receive after your closing with Empire Title.
Refinancing Your Indiana Home: The Title Company's Role and What to Expect
Refinancing your Indiana mortgage? Learn exactly what the title company does during a refi, whether you need a new title search, what it costs, and how Empire Title streamlines the process.
Buying a Rental Property in Indiana: Title, LLC, and Closing Guide for Investors
Planning to buy a rental property in Indiana? Here's what investors need to know about title insurance, LLC vesting, closing costs, and FinCEN reporting — from Empire Title's experienced closing team.
Offer Accepted — Here's What Happens Next
That call comes in and suddenly it's real. But offer accepted isn't the finish line — it's the starting gun. Here's exactly what happens in the critical first 72 hours after your Indiana or Ohio offer is accepted.
What Is Escrow at a Real Estate Closing? An Indiana Buyer's Complete Guide
Confused about escrow at your Indiana closing? Learn what escrow accounts are, how they work, what money goes in and out, and what Empire Title's role is in the process.
How Title Insurance Claims Work in Indiana: What to Do When a Title Problem Surfaces After Closing
Discover a title problem after your Indiana closing? Here's exactly how the claims process works, what your title insurance covers, and how Empire Title helps you through it.
Earnest Money: Where Does It Actually Go?
You're serious about buying — and earnest money is how you prove it. But where does that deposit actually go, what is escrow, and what happens if the deal falls apart? Empire Title explains it all for Indiana and Ohio buyers.
FinCEN Real Estate Rule Suspended Again: What the Texas Court Ruling Means for Indiana & Ohio Closings
A federal court in Texas has again suspended FinCEN's residential real estate reporting rule. Here's what Indiana and Ohio buyers, sellers, and title companies need to know right now.
Middletown, Ohio Title Insurance: Your Complete Butler County Closing Guide
Buying or selling near Middletown, Ohio? Learn how Ohio title insurance and closing costs work, how Empire Title serves Butler County, and what to expect at your real estate closing.
The Strongest Offer Isn't Always the Highest
One of the biggest misconceptions in Indiana and Ohio real estate: just offer more and you'll win. Not always. Here's what sellers are actually looking for — and how to structure an offer they can't say no to.
Buying or Selling in Connersville, Indiana? 5 Things to Know Before Your Closing
Connersville and Fayette County real estate has unique characteristics — older homes, rural properties, and specific title concerns. Learn what to expect from your Empire Title closing in Connersville.
Closing Cost Assistance Programs for Indiana First-Time Buyers in 2026
Indiana offers several programs to help first-time buyers cover closing costs — including IHCDA grants and lender credits. Learn which programs are available and how to apply in 2026.
Before You Fall in Love With a House… Start Here
Browsing homes late at night thinking 'maybe we should actually do this'? Before you schedule a single showing, there's one step that changes everything. Indiana and Ohio buyers who skip it pay for it later.
Divorce and Real Estate in Indiana: Who Gets the House and How Title Changes
Divorce is one of the most complex title situations in real estate. Learn how Indiana law handles marital property, how title is transferred after divorce, and what documents are required at closing.
From Accepted Offer to Closing Day: A Week-by-Week Indiana Home Buyer Timeline
What actually happens between your accepted offer and closing day? Empire Title walks through the full 30-45 day timeline for Indiana home buyers — including what title companies do each week.
Thinking About Buying a Home in Indiana? Start Here.
We're kicking off a 13-week series that covers the entire home buying process in plain English — from pre-approval to closing day. If you're thinking about buying in Indiana or Ohio, this is your starting point.
Short Sales and Title in Indiana: What Buyers Must Know Before Closing
Short sales offer great prices — but they come with title complications. Learn about lien releases, deficiency agreements, and what title insurance covers when buying a distressed Indiana property.
New Construction Title Insurance in Wayne County, Indiana: What's Different
Buying a newly built home in Wayne County? The title process differs from resale — and the risks are too. Learn what title issues come up in new construction and how to protect yourself.
Closing Disclosure vs. HUD-1: What Indiana Home Buyers Need to Know
Confused by your Closing Disclosure? Learn how it replaced the HUD-1, what every section means, and what to look for before signing at your Indiana or Ohio real estate closing.
Buying Property at Auction in Indiana: What You Must Know About Title Insurance
Tax sales, sheriff's sales, and online auctions skip the typical title process — putting buyers at risk. Learn how title insurance protects Indiana auction property buyers from hidden title defects.
Dayton, Ohio Area Closing Costs: What Buyers Near Empire's Service Area Must Budget
Buying near Dayton, Ohio? Learn how Ohio closing costs differ from Indiana — who pays what, what title insurance costs, and how Empire Title serves Preble County and the Dayton area.
Spring 2026 Indiana Housing Market: What Buyers Need to Know Right Now
Indiana's spring buying season is heating up. Here's what buyers in Wayne, Henry, and Randolph County need to know about inventory, competition, and closing timelines in spring 2026.
What Happens If a Seller Dies Before Closing in Indiana?
It's rare but it happens — a seller passes away while the home is under contract. Learn how Indiana law handles the estate, who can complete the sale, and what buyers should expect.
Types of Deeds in Indiana: Warranty, Quitclaim, and Limited Warranty Explained
Not all deeds offer the same protection. Learn the difference between general warranty deeds, quitclaim deeds, and limited warranty deeds in Indiana — and which one you should accept when buying.
Power of Attorney at Closing: What Indiana Buyers and Sellers Need to Know
Can someone else sign at closing for you in Indiana? Yes — but it requires a properly drafted power of attorney. Learn how POA works at Indiana real estate closings and what's accepted.
Property Tax Liens in Indiana: What Every Home Buyer Must Know Before Closing
Property tax liens are one of the most common title problems discovered during an Indiana home purchase. Learn how they're found, what they cost, and who pays them at closing.
What Is Earnest Money and Who Holds It in Indiana?
Earnest money shows sellers you're serious — but who actually holds it in Indiana? Learn how escrow accounts work, what happens if a deal falls through, and how Empire Title protects your deposit.
The Hidden Title Problems That Can Kill a Real Estate Deal in Richmond, Indiana
The closing date is set — then the title search comes back with a problem. Here are the 7 most common hidden title issues that can stop a deal, and how title companies resolve them.
What Are Closing Costs in Richmond, Indiana? A Simple Breakdown for Buyers and Sellers
Closing costs in Indiana average around $2,100 — but what exactly are you paying for? Here's a plain-English breakdown of every fee buyers and sellers encounter at the closing table.
Can Buyers Choose Their Own Title Company in Indiana?
Your offer is accepted — but do you get to choose the title company? In Indiana, buyers often can. Here's how title company selection works and why it matters for your closing.
How Long Does It Take to Close on a House in Richmond, Indiana?
Most Richmond home closings take 30 to 45 days — but a lot happens in those weeks. Here's the full week-by-week breakdown and what you can do to keep things on track.
Is Title Insurance Required in Indiana? The Truth Buyers Should Know
Indiana law doesn't require title insurance — but most buyers still need it. Here's what's actually required, what's recommended, and why skipping it can be a costly mistake.
What Does a Title Company Actually Do in Richmond, Indiana?
Most buyers think closing day is when the real work happens. It isn't. Here's what a title company in Richmond actually does — long before you sit down at the table.
FinCEN Compliance Checklist for Title Companies: Are You Ready for March 1, 2026?
A practical step-by-step compliance checklist for Indiana and Ohio title companies and real estate investors navigating the new FinCEN Real Estate Reporting Rule effective March 1, 2026.
Can You Close Remotely in Indiana or Ohio? RON and Mail-Away Closing Guide 2026
Learn how remote online notarization (RON) and mail-away closings work in Indiana and Ohio — which loan types qualify, what to expect, and how Empire Title facilitates remote closings for out-of-state buyers and sellers.
Judgments, Liens, and Clouds on Title: What Indiana & Ohio Buyers Must Know Before Closing
Discover the most common types of liens and title clouds that affect Indiana and Ohio home closings — and how Empire Title Service resolves them before they become your problem.
Eaton, Ohio Title Company: Your Complete Preble County Real Estate Closing Guide
Looking for a title company near Eaton, Ohio? Empire Title Service handles Preble County real estate closings, title searches, and title insurance. Trusted by buyers, sellers, and agents since 2003.
For Sale By Owner in Indiana: What FSBO Sellers Must Know About Title Insurance and Closing
Selling your Indiana home without an agent? Learn what FSBO sellers must handle for title insurance, closing costs, and deed preparation — and how Empire Title makes the process simple.
FinCEN's New Real Estate Reporting Rule: What Indiana & Ohio All-Cash Buyers Must Know
A new federal FinCEN rule effective March 1, 2026 requires title companies to report all-cash residential purchases by LLCs, corporations, and trusts. Learn what data is collected, who is affected, and what to expect at your Indiana or Ohio closing.
Buying a Home Together in Indiana: What Couples Need to Know About Title and Ownership
Buying a home as a couple in Indiana? Learn the difference between joint tenancy and tenants in common, how title should be held, and what to consider before signing the deed.
Spring 2026 Market Preview: How Indiana & Ohio Buyers Can Get Title-Ready Before the Rush
Indiana and Ohio's spring real estate market starts in February. Learn how to get your title, financing, and closing timeline organized now so you don't lose your dream home in a competitive market.
What Is a Title Commitment? The Document Every Indiana & Ohio Home Buyer Must Read
Confused by your title commitment? Learn what Schedule A, B-I, and B-II mean, what to watch for, and what action to take before your real estate closing in Indiana or Ohio.
Brookville, Indiana Title Company: Your Complete Franklin County Closing Guide
Looking for a title company near Brookville, Indiana? Empire Title Service handles Franklin County real estate closings, title searches, and title insurance — including lake properties near Brookville Reservoir.
First 30 Days of 2026: Estate Sale Planning Guide for Indiana & Ohio Families
Complete guide to handling estate sales and probate property transfers in Indiana and Ohio. Learn the timeline, required documents, and steps to close on inherited property in 2026.
New Year Wire Fraud Reset: 5 Title Security Moves Every Agent Needs in January 2026
Protect your clients from real estate wire fraud in 2026. Learn the latest scam tactics and 5 essential security steps every real estate agent should take in January.
2026 Indiana & Ohio Housing Outlook: What It Means for Your Closing Timeline
Expert analysis of 2026 housing market predictions for Indiana and Ohio. Learn how interest rates, inventory levels, and market trends will impact your real estate closing timeline.
2025 Archive
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