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.

Why You Need an Attorney for Your Pennsylvania Real Estate Purchase

Real Estate

Nov 3

Written By William Onofry

Buying real estate in Pennsylvania — especially in Pike County — is one of the most significant financial decisions most people ever make. Contracts are typically prepared by a Realtor in Pennsylvania for residential deals. They’ll present it to you for signing too. Yet Realtors aren’t attorneys. They can’t give you legal advice. Or create language to add into the contract. They’re limited to the use of pre-approved forms. That means your contract will be like many others throughout Pennsylvania. But is the deal the same? Maybe not.

If you sign the contract without a provision that gives you time to review it with an attorney the contract will be enforceable; you’ll be expected to strictly comply with its terms. That’s different from New York and other states where the Realtor’s forms aren’t a contract.

How do you protect yourself?

Either bring the contract to an attorney before you sign or build in an attorney review period. That way you get an attorney’s opinion and an opportunity to discuss the terms.

What’s achieved by attorney review?

A review of the contract with your concerns in mind, if you provided a list. An opportunity to ask questions about the language, timelines, and your obligations. Discussion about potential changes in your favor. Connection with an attorney if issues arise further along in the process. Hopefully peace of mind, too.

How is our firm positioned differently than others?

At Jacobs, Wilson & Onofry, we bring something most real estate attorneys can't offer: our own title company. Through Black Bear Abstract, Sarah Wilson and Jennifer Onofry can handle the title search, review the abstract, identify any issues, and advise you on how to resolve them — all under one roof. That integration means faster communication, fewer surprises at closing, and legal guidance at every step of the transaction.

Here's what that looks like in practice. A standard title search might reveal an old lien, a boundary dispute, or an easement that affects how you can use the property. A title company alone reports what they find. An attorney-title company combination can tell you what it means, whether it's a dealbreaker, and how to fix it before you're legally committed.

For buyers coming from New York or New Jersey, this matters even more. Pennsylvania contracts, disclosures, and closing procedures differ from what you may be used to. Local counsel who knows the area — its courts, its title issues, its common complications — is an asset you can't replicate from out of state.

Please also remember that many real estate agencies now own or have business affiliations with title companies. As both independent attorneys and title agents, Jacobs, Wilson & Onofry and Black Bear Abstract are positioned to protect you. Advise you. After all, we’ve built our business and reputation on putting clients first.

Overall, real estate is too important to navigate without legal counsel. And with Black Bear Abstract, you don't have to choose between title services and attorney representation — you get both.

Buying or selling in Pike County or beyond? Call Jacobs, Wilson & Onofry at (570) 904-2098. We handle the legal side so you can focus on the exciting part.

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

Why You Need an Attorney for Your Pennsylvania Real Estate Purchase

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