🏠 Practice Area
Real Estate & Property Law
Closings, title issues, tax appeals, and property disputes in Bucks County
Closings, title issues, tax appeals, and property disputes in Bucks County
2% of the sale price (or computed value, whichever is higher); split 1% state and 1% local. Some transfers are exempt: spouse to spouse, parent to child, into a revocable trust, and divorce-related transfers. A Statement of Value (REV-183) is required even for exempt transfers.
Pennsylvania doesn't require it, but it's strongly recommended. Title companies handle paperwork; they don't protect your legal interests. A lawyer reviews the agreement of sale, identifies problems before closing, and ensures the deed and settlement statement are correct. For a transaction this large, the cost of review is trivial compared to the risk.
The person on the deed must sign a new deed transferring their interest. You can't unilaterally remove someone. If they won't cooperate, your options are a partition action, quiet title action, or negotiation. The type of deed matters; quitclaim, special warranty, or general warranty each carry different levels of protection.
Usually not. While it does avoid probate, it creates gift tax issues, exposes the property to your creditors, eliminates the full stepped-up basis at death (only the parent's half gets the step-up), and can unintentionally disinherit your siblings. A revocable trust almost always accomplishes the same goal with fewer risks.
A legal proceeding to force the sale or physical division of co-owned property when the owners can't agree. The court will appoint a master, order the property sold (or divided if physically possible), and distribute proceeds according to ownership interests, accounting for each party's contributions.
A lawsuit to establish clear ownership of property. Common situations: missing heirs on a deed, old unreleased mortgages, conflicting deeds, or adverse possession claims. The court issues a decree settling ownership, which is then recorded to clear the title.
If they provided labor or materials to improve your property and you didn't pay, yes. The lien must be filed within 6 months of completion and must include specific statutory information. You can challenge it if it was filed late, for the wrong amount, or doesn't meet formal requirements. A mechanic's lien can block a sale or refinance, so address it promptly.
The Common Level Ratio (CLR) converts assessed values to estimated fair market values. Bucks County's CLR is 17.06 (July 2025 through June 2026). Multiply assessed value × 17.06 to approximate market value. This matters for transfer tax, assessment appeals, and estate valuations.
Yes. A purchase money mortgage takes priority over pre-existing judgments under Pennsylvania law. The lender's mortgage will be in first position regardless of your judgment. However, the judgment lien will still attach to the property in a subordinate position.
Very. Template deeds routinely fail in Bucks County because they're missing required elements: the Uniform Parcel Identifier (UPI), correct legal description, residency certification under 72 P.S. § 8101-C, or a properly completed Statement of Value (REV-183). The Recorder of Deeds will reject the deed.
Generally, each owner is responsible for damage on their own property caused by healthy trees that fall in storms; this is considered an act of nature. However, if the tree was dead, diseased, or the neighbor was on notice it was dangerous and failed to act, they may be liable for negligence.
A mortgage given as part of the same transaction in which the buyer acquires the property. Under 42 Pa.C.S. § 8141, a purchase money mortgage has automatic first-lien priority over all pre-existing judgments and liens against the buyer.
Unlike divorce, there's no equitable distribution framework for unmarried couples. If you co-own property and can't agree, a partition action is the remedy. The court will order the property sold and proceeds split according to ownership interests.
If the account was set up as JTWROS, the surviving joint tenant legally owns the balance. However, if the account was a 'convenience account' (added for bill-paying purposes, not as a gift), the other heirs can challenge ownership in Orphans' Court.
It depends on whether a landlord-tenant relationship exists. If there is a lease, you file at the Magisterial District Court. But if there is no lease (family member, squatter, failed land contract), the MDJ has no jurisdiction; you must file an ejectment action at the Court of Common Pleas.
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