Do I really need a will if I don't have many assets?

Yes — a will isn't just about money. It determines who raises your minor children, who handles your affairs, and how even modest assets are distributed. Without one, Pennsylvania's intestacy laws decide all of that for you, and the outcome may not match your wishes.

What's the difference between a will and a trust?

A will takes effect after you die and goes through probate — a public court process. A trust takes effect immediately, avoids probate entirely, and can manage assets during your lifetime if you become incapacitated. For many families, especially those with real estate or blended family situations, a trust provides far greater protection and flexibility.

When is the right time to start Medicaid planning?

Earlier than most people think. Medicaid has a five-year look-back period, meaning transfers made within five years of applying can result in penalties and delayed eligibility. The best time to start planning is well before a nursing home becomes a possibility — ideally in your 60s or early 70s.

Do I need a Pennsylvania attorney to buy a home in the Poconos?

Pennsylvania doesn't legally require an attorney for a real estate transaction, but it's strongly advisable — especially for out-of-state buyers. Pennsylvania law, title requirements, and disclosure rules differ significantly from New York and New Jersey. An attorney reviews your contract, identifies title issues, and protects your interests at closing in ways a real estate agent cannot.

If I leave money to my child with a disability, will it affect their benefits?

It can — and often does. Leaving assets directly to someone receiving SSI or Medicaid can disqualify them from those programs. A Supplemental Needs Trust allows you to provide for your loved one's quality of life without jeopardizing the government benefits they depend on. This type of planning requires careful drafting, and getting it wrong can have serious consequences.

What Happens at a Real Estate Closing in Pennsylvania?

Real Estate

Aug 11

Written By William Onofry

If you've never been to a real estate closing — or your last one was in another state — here's what to expect. Pennsylvania closings follow a specific process, and knowing what's coming makes the whole experience much less stressful.

Before you arrive, you'll receive a Closing Disclosure outlining all the final numbers: purchase price, loan amount, closing costs, and any credits or prorations. Review this carefully before closing day. In Pennsylvania, attorneys often represent buyers and sellers separately, and having your own attorney review documents in advance can prevent last-minute surprises.

At closing, ownership of the property officially transfers from seller to buyer. Both parties (or their attorneys) are typically present, along with a title company representative and sometimes a real estate agent. If the purchase is financed the bank will coordinate with the title company. The title company serves as settlement agent. The buyer (and sometimes the buyer’s attorney) work with the title agent to review and sign the mortgage, note, settlement statement, affidavits, and any other documents required by the lender, county and state.

For all cash purchases the title company is typically the settlement agent. Due to changes in federal law the settlement agent, your attorney, or a third party will file FinCEN paperwork. The buyer signs the settlement statement, affidavits, and anything else required by the county or state. Sellers sign the deed, affidavits, and the settlement statement.

You'll need to bring a cashier's check or arrange a wire transfer for your closing costs and down payment. Personal checks are generally not accepted. After signing, the deed is recorded with the County Recorder of Deeds and the keys are yours.

We represent buyers and sellers at closings throughout Pike County, and beyond. Call us at (570) 904-2098.

Jacobs, Wilson & Onofry · jwolawyers.com · (570) 904-2098

DISCLAIMER: This article is intended for general informational purposes only and does not constitute legal advice. Reading this content does not create an attorney-client relationship. Laws vary by jurisdiction and individual circumstances differ. Please consult an attorney for guidance specific to your situation.

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William Onofry

What Happens at a Real Estate Closing in Pennsylvania?

How a Supplemental Needs Trust Protects Your Loved One

Buying a Second Home in the Poconos: 5 Legal Questions to Ask First