We provide attorney-led, full-service real estate settlements that ensure every detail of your transaction is handled with precision, professionalism, and legal expertise. We are more than just a closing service — we serve as your legal advocate throughout the entire process, from contract to closing.

1. Title Examination and Issue Resolution.  We conduct a full title search to confirm clear ownership and identify any encumbrances, liens, or title defects. If issues arise, our legal team is prepared to resolve them directly — unlike non-attorney title companies that must refer problems out.
2. Deed Preparation and Legal Document Drafting.  Our attorneys personally draft and review the deed and all required closing documents to ensure legal compliance, protect your interests, and avoid post-closing complications.
3. Coordination with All Parties.  We coordinate with lenders, real estate agents, buyers, sellers, and local government offices to align every aspect of the transaction. Our team manages deadlines, gathers required documents, and keeps all parties informed and on track.
4. Closing Facilitation.  Whether conducted in person or remotely, our firm facilitates the signing process, provides document explanations, and answers legal questions — a level of service non-attorney settlement companies cannot offer.
5. Escrow and Funds Disbursement.  We securely manage the escrow account and ensure accurate disbursement of funds in accordance with the settlement statement, loan instructions, and Maryland regulations.
6. Proper Recording and Post-Closing Compliance.  We handle the recording of deeds, mortgages, and other instruments with the appropriate land records offices, ensuring all taxes, transfer requirements, and post-closing obligations are properly satisfied.

Unlike title-only companies, our clients benefit from:

• Attorney oversight on every transaction
• Legal answers in real time — not referrals to outside counsel
• A proven track record of countless successful closings across Maryland

When you work with this firm, you're not just getting a title company — you're getting a law firm with deep roots in Maryland real estate law, known for its integrity, responsiveness, and ability to deliver smooth, legally sound closings.

Yes — we handle both residential and commercial real estate transactions across Maryland with the same level of legal precision and practical experience that sets us apart.

We are more than just a settlement company — we are a law firm dedicated to guiding your transaction from contract to closing, whether it’s your primary home or a complex commercial investment.

Residential Transactions

For residential clients, we provide full-service representation throughout the entire settlement process. This includes all services listed above — title review, document drafting, escrow handling, and recordation — but also can extend to navigating contract contingencies, communicating directly with agents, buyers, and sellers, and resolving any issues that arise during due diligence or financing. We routinely assist with matters involving home inspections, appraisal gaps, title exceptions, boundary disputes, and estate sales, ensuring a smooth path to the closing table.

Commercial Transactions

For commercial transactions, we function as a true attorney-led settlement partner — not just a processor. Our team is equipped to handle every phase of a commercial deal, including:

• Drafting commercial contracts of sale and leases
• Coordinating due diligence involving zoning, survey, environmental, and title review
• Managing estoppel certificates, SNDA agreements, and lease abstracts
• Preparing entity documents such as corporate resolutions and operating agreements
• Providing lender-required documentation including opinions of counsel, organizational certifications, etc.
• Reviewing and coordinating execution of commercial loan documents

We understand the timing, complexity, and documentation standards required by lenders, developers, and institutional investors — and we meet them with efficiency.

We begin working on your file immediately upon receipt of the following three items:

• Signed Buyer Questionnaire
• Signed Attorney-Client Agreement
• Fully executed Contract of Sale

These documents can be returned by email or dropped off in person — whichever is more convenient for you. Once received, we immediately initiate the title search, begin coordinating with lenders and agents, and prepare all necessary documentation for a smooth closing process.

Our goal is to keep your transaction moving forward without delay.

Your file will be overseen by an attorney, with direct support from our experienced title processors, Abigail Gorman and Jen Ketner, who will serve as your day-to-day points of contact — they’ll guide you through each step of the process, answer questions, and coordinate all necessary documentation.

You can reach them at:
📧 ag*****@***sh.com
📧 jk*****@***sh.com
📞 (410) 289-3553

While Abigail and Jen manage communication and coordination, Attorney Peter S. Buas is involved in every transaction and is always available to address legal questions, resolve complex issues, or speak with you directly if needed. Our attorney-led approach ensures that you’re never left without legal guidance during your settlement.

You can reach them at:
📧 pb***@***sh.com

A title examination is a foundational part of every real estate closing. It is a detailed review of the public records related to the property — including deeds, mortgages, liens, judgments, easements, and restrictions — to ensure the seller has clear, legal ownership and the right to transfer title to you.

We perform every title examination with attorney oversight. We identify and address issues before they become problems at closing.

Why a Title Examination Matters

During this examination, we’re looking to confirm:

• Clear legal ownership (chain of title)
• Satisfaction of prior mortgages or liens
• Payment of all property taxes and assessments
• Absence of legal claims (e.g., judgments or bankruptcies)
• Proper legal descriptions
• Restrictions, easements, or rights-of-way that affect use

Even a seemingly small defect — like a typo in a prior deed or an unpaid lien from a previous owner — can cause major legal and financial complications for a buyer if not identified and corrected before closing.

An Owners Policy is highly recommended.  

While a thorough title exam reduces risk, it cannot detect every potential problem. Hidden defects — such as forged documents, clerical errors, undisclosed heirs, or claims that surface after closing — can still arise.

Owner’s title insurance protects your property rights by covering legal costs or financial losses that result from covered title defects. It’s a one-time premium paid at closing, and the policy remains in effect for as long as you or your heirs own the property.

While not required by law in Maryland, owner’s title insurance is strongly recommended by our firm, the Maryland Land Title Association (MLTA), and national title insurers. Mortgage lenders require a separate lender’s policy to protect their interest — owner’s coverage protects yours.

If you choose to decline owner’s title insurance, you will be required to sign a waiver and indemnify our firm from any liability related to title defects or claims that may arise after closing.

We include a detailed explanation of owner’s title insurance in our client packet and are happy to answer any questions about coverage prior to settlement.

We believe the settlement process should be predictable, reliable, and transparent. We work hard to ensure you have a full understanding of all closing costs well before the day of settlement. Our team provides updated settlement statements throughout the transaction, so you are always aware of any changes as they occur — never caught off guard.

While specific costs may vary depending on the property, location, and lender requirements, the following is a general estimate of the fees you can expect in a Maryland residential real estate closing:

Attorney Fees:

• Title Examination: $500 (final to be based on time expensed)
• Settlement/Closing Fee: $325
• Document Preparation: $275

Third-Party Fees (estimates):

• Title Abstract: $275
• Wire Fees: $15–$25
• Recording Fees: $60–$120 per document
• Recordation and Transfer Taxes (typically split between buyer and seller): 
  • Worcester County: 
    • Recordation Tax (State): .66% of purchase price
    • Transfer Tax (State): .5% of purchase price
    • Transfer Tax (County): .5% of purchase price
  • Wicomico County
    • Recordation Tax (State): .7% of purchase price
    • Transfer Tax (State): .5% of purchase price
    • Transfer Tax (County): None
  • Somerset County
    • Recordation Tax (State): .66% of purchase price
    • Transfer Tax (State): .5% of purchase price
    • Transfer Tax (County): None
• Courier/UPS: $45 per package
• E-recording: $5 per document
• Recording Services: $75 (depending on transaction)
• Remote Notary Fees (vary upon location)
• Release Tracking

Title Insurance-Related Fees:

• Closing Protection Letter: $125
• Title Insurance: Based on purchase price and loan amount

Please note: Any services outside the scope of a standard residential real estate transaction — such as contract negotiation, dispute resolution, or the preparation of custom legal documents — will be billed separately at our firm’s hourly rate.

To ensure a smooth closing, all settlement funds must be delivered in advance of closing using one of the following approved methods:

• Certified Check (from a U.S. bank)
• Wire Transfer to our designated escrow account

If you choose to send funds via wire transfer, it is critical that you review the instructions carefully. Wire fraud is a growing threat in real estate transactions, and we take it very seriously. Our firm will never change wire instructions by email — if you receive revised instructions, call our office immediately to verify their authenticity.

We understand that sometimes circumstances change and a buyer may need to cancel prior to settlement. In those cases, we will assist in coordinating the release of the earnest money deposit in collaboration with any involved agents, and help facilitate a resolution that aligns with the terms of your contract.

Even if your transaction does not close, you will remain responsible for any out-of-pocket third-party costs already incurred — such as the title search, courier fees, wire fees, and other direct expenses. Additionally, our office will invoice for time spent on your file based on time expended on the transaction.

We’re here to help make the process as smooth and transparent as possible — whether or not the deal reaches the closing table.

Yes.  You may select how you wish to hold title to the property. The form of ownership you choose will be reflected on the deed and may have legal, tax, and estate planning implications. Common options include:

For Individuals:

• Sole Ownership – Title held by one individual.
• Tenants by the Entirety – For married couples only; provides survivorship rights and creditor protections.
• Joint Tenants with Right of Survivorship – Two or more individuals hold equal shares with automatic transfer to the surviving owner(s) upon death.
• Tenants in Common – Two or more individuals hold separate ownership interests, which may be unequal and do not pass automatically at death.

For Entities and Trusts:

• Trust Ownership – Property may be held in the name of a revocable or irrevocable trust. Clients should provide the full trust name and Trust documentation.
• Corporate, LLC, or Partnership Ownership – Title can be vested in a properly formed business entity. Supporting documentation such as organizational documents, certificates of good standing, and authority resolutions may be required.

We are happy to discuss the title vesting options with you or your advisors in advance of settlement to ensure that your interests and long-term goals are protected.  The buyer listed on the contract is the legal purchaser. If you wish to change how title is held — such as adding a trust or entity — we’re happy to coordinate any necessary amendments with the seller and agents involved.

If you or another buyer cannot attend the closing in person, please contact our office as early as possible. We routinely coordinate remote or mail-away settlements and will make every effort to arrange a signing process that meets your needs while complying with legal and lender requirements.

Whenever possible, we work with approved remote notaries and secure identity verification platforms to facilitate off-site closings. Your cooperation will be required to complete the necessary verification steps.

If your transaction involves a loan, please note that your lender must approve any remote or alternative signing arrangements. We will coordinate with your lender directly to determine what options are available.

Depending on the location, timing, and method of signing, additional charges may apply — for example, remote notary fees, overnight delivery, service charges, or third-party service costs. 

We are committed to making the settlement process as smooth, flexible, and secure as possible, regardless of where you are.