A title opinion tells you who owns a piece of land, what rights come with it, and what claims are hanging over it. In Washington County, PA, these reviews often cover both surface and mineral rights because the Marcellus Shale runs right under this area. Before an attorney can write a useful opinion, they need the right paperwork in front of them.
Getting your documents together up front makes the review faster and cheaper. Here is exactly what to pull.
Deeds & Chain of Title Records
The chain of deeds is the backbone of any title opinion. Every transfer of the property was recorded with the Washington County Recorder of Deeds, and the attorney needs that full history, usually 40 to 60 years back.
What to Pull
- Current deed — the one filed when you bought or inherited the property
- Prior deeds — older deeds showing the running ownership record
- Probate deeds — if the property passed through an estate
Tip: Gaps in the chain are red flags. If you know of a missing transfer, flag it early so the attorney can hunt it down at the courthouse.
Mineral Rights Documentation
Surface ownership and mineral ownership are often split in Washington County. One person might own the land you walk on while someone else owns the gas below. For any opinion touching oil and gas, these documents are non-negotiable.
Severance Deeds
If minerals were separated from the surface at some point, a severance deed records that split. Some of these go back more than 100 years.
Existing Leases
If your property is already under lease, provide:
- The current lease document
- Any amendments or extensions
- Ratification paperwork
- Assignments from one operator to another
Tax Records & Assessment Information
Unpaid property taxes create liens that override most other claims. Tax records also confirm the official parcel identification.
Bring these from the Washington County Tax Assessor:
- Recent tax receipts showing payments are current
- Parcel number and legal parcel map
- Any tax payment agreements or arrangements
Survey & Legal Description
Surveys are not always required, but they make the opinion stronger by matching the legal description to the actual ground.
Useful Survey Documents
- Recorded survey — filed when the property was last surveyed
- Plat maps — for properties in recorded subdivisions
- Boundary line agreements — if neighbors ever settled a line dispute
Liens, Mortgages, & Encumbrances
Anything owed against the property shows up in a title search. You want the record to match reality.
Mortgage Documents
- Current mortgage agreement
- Satisfaction pieces for paid-off loans (these prove the lien was cleared)
- HELOC or second mortgage paperwork
Watch out for: Old satisfaction pieces that were never recorded. A paid-off mortgage from 20 years ago can still show as an open lien if the release was never filed.
Judgment & Lien Releases
If the property ever had a judgment, mechanic’s lien, or tax lien that was later paid, keep the release paperwork. Unfiled releases stall closings.
Easements, Rights-of-Way, & Agreements
Other parties may have rights on your property without owning it. These stay with the land and belong in the opinion.
Common Easement Documents
- Utility easements for power lines, water, or sewer
- Pipeline rights-of-way (very common in Marcellus country)
- Driveway or access easements shared with neighbors
- Conservation easements
- Road maintenance agreements on private or shared roads
Example: A gas company installed a gathering line across your property in 2014. The right-of-way they recorded at the courthouse transfers with the land, even after you sell. The buyer’s attorney will want to see it.
Estate & Probate Documents
If the property passed through an estate at any point, probate records become part of the chain.
Key Estate Paperwork
- Copy of the decedent’s will
- Letters testamentary or letters of administration
- Estate inventory listing the property as an asset
- Executor’s deed transferring the property out of the estate
If probate happened in a different county, those records still matter. Pull them from that courthouse or ask your attorney to help.
Getting Everything Together
Some of this paperwork is at home. Some is at the Washington County courthouse. Some may be with a title company or an old attorney’s file.
Before Your First Attorney Meeting
- Pull every document you can find at home
- Make a list of what you think is missing
- Write down any ownership history you remember from family
- Note any disputes, boundary questions, or odd claims you have heard about
The more organized the file going in, the faster & cheaper the opinion comes out. A title opinion is only as reliable as the documents behind it. A thorough record gives you real certainty about what you own and what you can do with it. Reach out to a local Washington County attorney to get the review started.