Deed Preparation in Pennsylvania — What Happens to the Deed When You Buy or Sell a Home

Who Prepares the Deed in Pennsylvania

In Pennsylvania, the deed is typically prepared by the title company or real estate attorney handling the settlement. The buyer's title company or settlement agent drafts the deed transferring ownership from the seller to the buyer based on the terms of the Agreement of Sale. Deed preparation is included in the settlement services and charged as part of closing costs — typically $150 to $350.

The deed must be signed by the seller — or all sellers if there are multiple — at the closing table. The buyer does not sign the deed. The buyer signs the mortgage documents, the settlement statement, and other transaction paperwork — but the deed itself is the seller's instrument of transfer.

Types of Deeds Used in Pennsylvania Residential Transactions

General warranty deed

The most common deed type in Pennsylvania residential sales. The seller warrants that they hold clear title to the property and that there are no encumbrances other than those specifically disclosed. The seller is guaranteeing the quality of title — not just their ownership period but the entire chain of title before them. This is the strongest deed a buyer can receive and what buyers in standard transactions should expect.

Special warranty deed

The seller warrants title only for the period they owned the property — not for defects that may have arisen before their ownership. Common in estate sales, foreclosure transactions, and situations where the seller has limited knowledge of the property's history. A buyer receiving a special warranty deed should pay particular attention to their owner's title insurance policy.

Quitclaim deed

Transfers whatever ownership interest the grantor has — with no warranties whatsoever. Used primarily for transfers between family members, divorce situations where one spouse transfers interest to the other, or corrections to existing deeds. Quitclaim deeds are not appropriate for standard arm's-length residential sales between unrelated parties. A buyer receiving a quitclaim deed in a standard purchase transaction should understand they have no warranty protection and that title insurance becomes especially critical.

What Happens After the Deed Is Signed

After the deed is signed at settlement, the title company or settlement agent records it with the county recorder of deeds in the county where the property is located — Bucks County, Montgomery County, or the applicable county. Recording the deed creates the public record of the ownership transfer and is the final step that makes the transfer legally effective against third parties.

In Pennsylvania, the deed is typically recorded within one to two business days after settlement. The buyer receives a copy of the recorded deed — typically by mail several weeks after closing once the county has processed the recording and returned the original.

Deed Preparation Cost in Pennsylvania

Deed preparation in Pennsylvania is a closing cost paid by the buyer as part of settlement services. Typical cost is $150 to $350. Additionally, the deed is subject to the Pennsylvania realty transfer tax — 2% of the purchase price, typically split between buyer and seller — and county recording fees, which vary by county but typically run $100 to $200 for a standard residential deed.

Frequently Asked Questions — Pennsylvania Deed Preparation

Who prepares the deed in a Pennsylvania real estate transaction?

The title company or real estate attorney handling settlement. Deed preparation is included in settlement services and charged as part of closing costs — typically $150 to $350. The deed is drafted based on the terms of the Agreement of Sale and signed by the seller at the closing table.

What type of deed is used in a standard Pennsylvania home sale?

A general warranty deed is standard in Pennsylvania residential transactions between unrelated parties. The seller warrants clear title and guarantees against defects in the entire chain of title. Special warranty deeds are common in estate sales and foreclosures. Quitclaim deeds are used for family transfers and divorce situations — not appropriate for standard arm's-length sales.

Does the buyer sign the deed in Pennsylvania?

No. The deed is the seller's instrument of transfer — the seller signs it. The buyer signs mortgage documents, the settlement statement, and other transaction paperwork at closing. The deed transfers to the buyer's name without the buyer's signature on the deed itself.

What happens to the deed after closing in Pennsylvania?

The title company or settlement agent records it with the county recorder of deeds — typically within one to two business days after settlement. Recording creates the public record of ownership transfer. The buyer receives a copy of the recorded deed by mail several weeks after closing once the county processes the recording.

How much does deed preparation cost in Pennsylvania?

Deed preparation itself typically costs $150 to $350 as part of settlement services. Additionally, the Pennsylvania realty transfer tax — 2% of purchase price, typically split equally between buyer and seller — and county recording fees of approximately $100 to $200 apply. Total deed-related closing costs for a seller's share typically run several hundred to several thousand dollars depending on purchase price.