Commercial Title · Philadelphia, PA
Commercial title and settlement for Philadelphia investors
Mixed-use on a commercial corridor, a six-unit walk-up, a portfolio of rentals bought through an LLC - each one carries title questions a residential file never sees. Good Shepherd Title reviews entity authority, reconciles survey exceptions, and delivers the endorsements your lender's requirements letter demands, with the whole file run from our Point Breeze Avenue office.
1-2 weeks
Typical commercial search turnaround
Multi-parcel
Portfolio closings on one settlement statement
Entity ready
LLC, partnership and trust authority review
Why Philadelphia buyers, sellers and lenders choose us
Entity authority review
Operating agreements, resolutions, and good standing confirmed early so the wrong person never signs the deed.
Endorsement fluency
Zoning, survey, access, and contiguity endorsements priced and issued against the lender's requirements letter.
Survey reconciliation
We match ALTA survey exceptions to the commitment and resolve encroachment questions before the closing date.
Philadelphia specifics
Use registration permits, L&I violations, and commercial water accounts are checked as part of the standard file.
Portfolio handling
Multiple parcels close together with clean per-property allocations for your accountant and lender.
How the process works
- Step 1
Scope the deal
Send the parcel list, entity documents, and lender requirements. We quote the premium and endorsements up front.
- Step 2
Search and cure
Chain, easements, leases, judgments, and municipal accounts are reviewed and cleared with payoffs ordered.
- Step 3
Close and record
We settle, disburse per the statement, record in Philadelphia, and issue the policies with endorsements attached.
Frequently asked questions
- Do you handle multi-unit and mixed-use properties?
- Yes. Triplexes, mixed-use corridors along Point Breeze and Washington Avenue, small apartment buildings, and storefronts are routine work for us.
- What endorsements do commercial lenders usually require?
- Common ones include zoning, survey, access, contiguity, and comprehensive endorsements. Send us the lender's title requirements and we will price them line by line.
- Can you close an entity purchase - LLC or partnership?
- Yes. We review the operating agreement, resolutions, and good standing so the signer's authority is documented before settlement day.
- How long does a commercial title search take?
- Plan on one to two weeks for a Philadelphia commercial parcel, longer where there are easements, prior subdivisions, or an active ground lease.
- Do you coordinate with a survey?
- We order and review ALTA surveys when the lender requires one, and we reconcile survey exceptions against the commitment before closing.
- Can you handle a portfolio of properties at once?
- Yes. Multi-parcel and portfolio closings are handled on one settlement statement with per-parcel allocations. Call the office with the address list for a quote.
Buying commercial or investment property in Philadelphia? Call with the address list and we will scope the title work on the phone.
1235 Point Breeze Avenue, Philadelphia, PA · Monday to Friday, 9:00am - 5:00pm