Why Having an In-House Title Company Matters

When you sell your home, one of the most critical — and often most frustrating — parts of the process is the title and closing phase. Title searches, document preparation, lien resolution, and closing coordination can add weeks (or months) to your timeline.

That's why RLM Home Buyers owns RLM Abstract, our in-house title and settlement company. It's one of the biggest advantages we offer sellers, and here's why.

What Does a Title Company Do?

Before any property can change hands, a title company performs several essential functions:

Title Search The title company researches the property's ownership history to ensure: - The seller has the legal right to sell - No other parties have ownership claims - All previous transfers were properly recorded

Lien Search They check for any financial claims against the property: - Mortgage liens (existing loans on the property) - Tax liens (unpaid property taxes) - Judgment liens (from lawsuits or creditors) - Mechanic's liens (from unpaid contractors) - HOA liens (unpaid association dues)

Title Insurance Title insurance protects the buyer (and their lender) against any title defects that weren't discovered during the search. This is standard in every real estate transaction.

Settlement / Closing The title company coordinates the actual closing: - Prepares all closing documents - Calculates prorations (taxes, rents, utilities) - Collects and distributes funds - Records the deed with the county - Distributes the settlement statement

How RLM Abstract Makes Your Sale Faster

When you sell to most cash buyers, they use a third-party title company. This introduces a middleman — with their own schedule, their own workload, and their own priorities. Delays are common.

With RLM Abstract, the title work happens in-house. Here's what that means for you:

Faster Title Searches We don't wait in line behind other clients. When you accept our offer, RLM Abstract begins the title search immediately — often completing it within 48-72 hours instead of the typical 1-2 weeks.

Faster Lien Resolution If there are liens or title issues (common with inherited properties, foreclosures, and older Philadelphia homes), our team resolves them directly. No back-and-forth between your closing coordinator and a separate title company.

Flexible Scheduling Need to close on a Tuesday morning because that's when you're available? Done. Traditional title companies have limited availability and often schedule closings weeks out. RLM Abstract works on YOUR schedule.

One Point of Contact You deal with one team from offer to closing. No confusing handoffs between the buyer, the buyer's agent, the title company, and their processing department. RLM Home Buyers and RLM Abstract are the same organization.

What This Means for Your Closing Costs

In a traditional home sale, sellers typically pay $3,000-$6,000 in closing costs, including:

Title search fees: $300-$600
Title insurance premium: $1,000-$2,000
Settlement/closing fees: $500-$1,000
Document preparation: $200-$500
Recording fees: $200-$500
Various administrative fees: $200-$500

When you sell to RLM Home Buyers, we cover ALL of these costs. RLM Abstract handles everything, and you pay nothing at closing. The offer we make is the amount you receive — period.

Common Title Issues We Resolve

Our experience with RLM Abstract means we've seen (and resolved) just about every title issue imaginable:

Inherited Properties When a homeowner passes away, the title often needs to be transferred through probate before the property can be sold. We work with estate attorneys and the courts to clear title efficiently, even in complex multi-heir situations.

Old Liens and Judgments It's surprisingly common for properties — especially in Philadelphia, Cleveland, and Toledo — to have old liens that were paid but never formally released. RLM Abstract tracks down the original creditors and obtains the proper releases.

Tax Liens Unpaid property taxes create automatic liens. We calculate the exact payoff, include it in the closing figures, and ensure taxes are paid at settlement.

Code Violation Liens Philadelphia is especially aggressive with code enforcement liens. If your property has outstanding code violations, the City can place a lien. RLM Abstract coordinates with the City to resolve these at closing.

Boundary and Survey Issues Older properties sometimes have boundary disputes or survey discrepancies. Our team works to resolve these or obtain the necessary endorsements for title insurance.

RLM Abstract Across Multiple Markets

RLM Abstract serves closings across all of our buying markets:

**Philadelphia, PA** — Including the unique challenges of Philadelphia's 4.278% transfer tax, city liens, and older property records
**Cleveland, OH** — Working with Cuyahoga County's recording requirements and property tax systems
**Toledo, OH** — Handling Lucas County title work and Ohio-specific closing requirements
**Surrounding suburbs and counties** — From Bucks County, PA to Sylvania, OH

No matter where your property is located in our service areas, RLM Abstract handles the closing locally and efficiently.

The RLM Home Buyers Advantage

Having an in-house title company isn't just a nice perk — it's a fundamental part of why we can close faster and more reliably than other cash buyers.

Here's what our competitors typically deal with: - Waiting 1-2 weeks for an outside title company to complete searches - Scheduling conflicts between the buyer and the title company - Miscommunication about lien resolution or document requirements - Additional fees passed along to the seller

With RLM Abstract, none of these issues exist. We control the entire process from offer to close, which means fewer delays, zero surprises, and a smoother experience for you.

Ready to Experience the Difference?

If you're considering selling your home in Philadelphia, Cleveland, Toledo, or the surrounding areas, contact RLM Home Buyers at (267) 833-2678. Experience what it's like to sell to a cash buyer who owns their own title company — faster closings, zero costs, and one team handling everything from start to finish.

What Is RLM Abstract? How Our In-House Title Company Benefits You