Title Fraud and How to Protect Yourself

Identity theft is rampant, costing people as well as insurance and banking systems billions of dollars per year. Its proliferation is mainly due to the fact that it works – Of course more criminals will find ways to lie, cheat and steal what they can from innocent individuals if they can get away with it. Any piece of information you leave exposed in the digital or physical world can be taken and used to make money. Most often, people think about the common crimes of banking or credit card fraud. Yet, there is a more catastrophic form of identify theft that any homeowner should understand and be on alert for: Home title fraud.

Home title fraud is when a home or property you own is quite literally stolen out from under you. Through some identity theft measures, fraudsters will then forge a deed along with other records and submit it to your town. If that deed gets recorded, the ownership of your home essentially transfers from you to the ‘new’ owner. From there, the criminal can open a loan against the value of your property and withdrawal the funds before anyone catches on to the act. Or, they can sell the property outright, typically to accomplices in the scheme.

After the change in ownership, an unsuspecting homeowner may continue to pay the mortgage on a home that they legally no longer own. Simultaneously, debt piles up against the property creating a dire financial situation.

What Happens Next?

In many cases, home title fraud is only discovered after the crime has been committed and the perpetrators are long gone. At that point, there is little to no recourse. Often, the victim loses their home. Administratively, it can cost many thousands of dollars in legal and court fees, and it can also tank your credit score if you are unable to pay any loans that have been opened in your name.

When Does Title Fraud Happen?

Title fraud is not as prolific as credit card fraud, simply because it takes more steps and requires a higher degree of savvy. Yet, the payoff for them is huge if they are successful in their crime. In 2017, there were 9,654 cases of general real estate fraud, resulting in more than $56 million in losses. This number has skyrocketed with 11,578 cases of general real estate fraud reported in 2021, totaling more than $350 million, which means it’s happening more often and with greater effect.

Most often, vacant homes and seniors (who are more likely to have a lot of equity in their homes) are targeted.

How Do I Prevent Title Fraud?

As with most things, vigilance is key. Periodically check your public record filings for any changes in ownership. Also keep your eye on mail that comes to your property from a bank or lender as they may pertain to a new account opened using your address. You can also sign up for credit monitoring services or check for local programs that can help monitor and prevent these types of crimes. If you have elderly family, consider checking in on their records or set them up with similar monitoring services so they don’t become victims of home title fraud.

Protection is Available for Bucks County Residents

Bucks County has introduced a free fraud alert system that any Bucks County resident can take advantage of. In their own words:

“If you sign up, you will receive an email from our recording vendor, LANDEX, alerting you anytime a document has been recorded in our office against your name. Businesses are also welcome to sign up for this service.”

Principle Abstract and Settlement Services urges anyone in Bucks County to sign up for this service for added protection and peace of mind. You can find our recent blog on this service with instructions on how to sign up.

If you have any additional questions on home title fraud or would like assistance with a real estate transaction, give our office a call and a member of our team will be happy to assist you.

Common Closing Mistakes to Avoid

A real estate closing is complex and involve multiple parties to complete. Each party, from the realtor to legal representatives to mortgage brokers, are pulling to get the transaction completed. After all, they get paid upon the successful completion of the transaction. While most professionals act in the best interest of all parties, you should always be your own best advocate during a real estate transaction. Being prepared and aware during each step of a closing can help you avoid costly mistakes.

In this blog, we review common areas where buyers should be particularly aware to avoid major issues and costly mistakes.

Not Reading the Contract

Contracts are never easy or fun to read. Real estate transactions can include hundreds of pages of documents that you are required to sign. Once you sign those documents, they become binding. There are no ‘do -overs’ when all is said and done. You owe it to yourself to review the documents carefully, and to consider employing an attorney to help you navigate the documents at hand. Ask plenty of questions and come to the closing with a command of all the material you are signing.

Not Disclosing Major Events

Life happens. People lose their jobs, have changes in financial circumstances, etc. Real estate transactions are structured under the assumption that your financial situation has remained unchanged since the time of your pre-approval. Several months can pass between the pre-approval and your closing, and things can change in that timeframe. If they do, you must inform your lender and agents right away. Your lender will require additional copies of your most recent pay stubs as proof of employment. If you can’t provide them and folks only find out at the last minute, the sale will most likely fall apart or need to be restructured.

Using Different Versions of Your Name

Only your legal name as presented on legal documents should be used on your documents in a real estate transaction. Using different and/or shortened versions of your name, nicknames, etc., will cause confusion and require paperwork to be reprinted for the closing.

Not Knowing What to Expect at the Closing

When the closing date approaches, you should know what to expect, who to bring with you, what documents are being signed, what parties are involved and, of course, where and when the closing is taking place to avoid delays. You are certainly welcome to ask questions and take your time at the closing. However, being completely unaware of the process is irresponsible; Again, be your own best advocate.

Big Purchases on Credit

The vast majority of homebuyers use their credit to secure a loan for the purchase of property. A pre-approval is a snapshot of your credit worthiness and it is checked again once closer to closing. If you make a large purchase, such as a car, after a pre-approval your credit can be significantly impacted.

Avoiding these mistakes at closing can help to ensure a smooth transaction on settlement day. The only thing left do is grab your keys and enjoy your new space. Principle Abstract and Settlement Services offers comprehensive title searches, title insurance and work closely with all parties involved to ensure a smooth transaction.

Ready to get started on a residential or commercial real estate transaction? Give our office a call and a member of our team will be glad to assist you.

4 Steps To Avoid Real Estate Fraud

The internet has simplified our lives and changed the way we get things done in ways that people even 20 years ago couldn’t fathom. We can deposit checks, get medical care, close on a mortgage and pay our bills with just a few clicks. We’re not talking about things we use only occasionally – these technological processes that have become commonplace and engrained in our daily lives and it’s easy to forget just how much we rely on the internet and how much we share about ourselves while online.

With all the good that comes with technology, the bad is always right around the corner. Hackers, fraudsters, and thieves swarm the internet in droves looking for any vulnerability to steal someone’s identity and make money off their efforts. They are relentless and it’s not hard to see why: In 2021, the FBI reported nearly 7 billion dollars in potential losses due to internet based crime in their latest report. In other words, it works.

Real estate activity is not immune to fraud. In fact, the same report cited above ranks real estate fraud 5th in overall losses. In our latest blog, we list the steps you can take during a real estate transaction that can save you from undo loss or harm.

Create Different Passwords

You will use multiple online tools during a real estate transaction, including portals to upload documents, sign paperwork, collect banking information, etc. You should always use different passwords to prevent real estate fraud and make it harder for cybercriminals to gain access.

Confirm Contact Information

It is good practice to confirm that all professionals are licensed and in good standing with their respective industry authorities. Collect their email and phone numbers and save them. Once you start getting correspondence, always confirm the sender against the information you’ve confirmed. If someone contacts you from a different number or email, be suspicious. Reach out to your trusted contacts and confirm their involvement in your transaction.

Watch Out for ‘Buzzwords’

Lenders and real estate professionals have a fairly standardized way of communicating and will rarely use language that create unnecessary urgency. Words like ‘immediately’, ‘rush’, or ‘warning’ are hardly used in legitimate correspondence. These words are telltale signs of real estate fraud are meant to illicit emotion and can get people to act without thought.

Wire Transfers

Be particularly careful when it comes to wire transfers, requests for funds or account access. In almost every situation, the title company is the only party that will provide wire transfer requests. Any other requests for money should be confirmed through your trusted contacts.

In short, be hyper vigilant as you move through your real estate transaction to prevent real estate fraud. Mishandling sensitive information, responding to a spoofed or phishing email, or processing a wire transfer that isn’t legitimate can come at a significant cost. When it comes to cybercrime, by the time anyone suspects wrongdoing, the damage is already done.

Principle Abstract and Settlement Services has years of experience ensuring the privacy and security of our client’s information. Through secure file sharing tools and proper communication, we strive to ensure our clients feel confident and secure at each phase of the transaction. When it comes to cybersecurity, there is no such thing as overcommunication. If you suspect something is wrong, reach out immediately and we will investigate.

Ready to get started on a real estate transaction? Give our office a call and a member of our team will be happy to assist you.

What is an Independent Title Insurance Company?

A real estate transaction can overwhelm many buyers, particularly first-time homebuyers who have not been through the process before. There are many people, a ton of paperwork and, of course, significant money involved. With so many people pushing towards the closing, it can be tempting to step back and let the wheels turn on their own.

If a particular real estate transaction represents your single biggest expense, you can’t afford to blink during the homebuying process and you must be as big an advocate for yourself possible.

Title insurance represents one of those areas where you can advocate for yourself. Many national real estate brokerages provide their own title service in house and many agents push buyers into using their services. This makes complete sense for several reasons:

  1. They are familiar with the process and want a transaction process to be as predictable as possible
  2. They make more money for their brokerage
  3. The title service is invested in the success of the brokerage and the agent
  4. It’s simply easier for them

There is nothing wrong or unsavory with any of the above listed reasons for going with an in-house agency. That being said, homebuyers have the freedom to shop for and engage with an independent title insurance provider.

Independent Title Insurance Providers Are Impartial

Choosing an independent title insurance provider brings in a completely impartial entity to the closing. Their goal is a successful real estate transaction for both parties without the burdens of quotas, corporate mandates, etc.

Often, independent title insurance agents provide their services at a lower cost to the homebuyer, potentially saving hundreds of dollars that becomes even more costly once rolled into the total cost of your mortgage.

Principle Abstract and Settlement Services prides itself on providing robust, professional, and courteous title and settlement services to every real estate transaction. We work to ensure that each transaction runs smoothly and for the benefit of all involved, not just the brokerage.

Interested in learning more about our services and how we can help with your next real estate transaction? Give us a call today and a member of our team will be happy to speak to you.

Title Insurance Considerations with Inhereting Property

Title insurance protects property owners, whether they purchase the property or inherit it. In the case of inherited properties, some folks may let their guard down believing that there is no risk involved.

Unfortunately, this is not always the case. When it comes to inherited properties, complex issues can bubble to the surface. In this blog, we review the more common situations that can arise with inherited properties.

Title Issues can Exist

A home that was owned by a loved one for 30 or 50 years can still have title issues – old claims against the property, issues with the deed, such as a misprint on the address, forgery, or perhaps a survey issue can all rear their heads.

Inheritances Can be Tricky

Not all people get along- even families. When someone passes and wills begin to surface, tension and drama can hit a fever pitch. Once a home passes down, it’s not uncommon for aunts, uncles, siblings and cousins to stake a claim to the value of a property. Other non-traditional relationships such as adopted children, second and third marriages and stepfamily can add to the complexity and the number of claims that can exist.

If you’ve inherited a property, title insurance protects you from claims against it, regardless of the outcome.

Those Who Trespass May Claim Ownership

An estate that takes years to settle can make way for yet even more complexity. By the time one takes official possession of a home, a family member, renter or even a squatter may have been occupying that property and might want to lay claim to it.

Known as adverse possession, these situations can be tricky. Having an official title insurance policy in place can help navigate the process of repossessing and/or establishing legal ownership of the property.

Identity Theft Abounds

Thousands of people become the victim of identity theft daily. Unfortunately, older folks are more at risk than most as they are specifically targeted by scammers and fraudsters. Posing as the owner of a property, these con artists can open up lines of credit or other types of loans using the property as collateral. This can go unnoticed for years, until the family member passes and issues begin to pop up during the estate settlement. A thorough title search can help uncover these types of situations that, unfortunately, are becoming more commonplace.

Principle Abstract and Settlement Services has years of experience working exclusively for the benefit of their clients. Whether you are purchasing a property or inheriting one, a thorough title insurance search performed by Principle Abstract offers peace of mind during an already difficult time. Have a property you are in the process of inheriting? Give our office a call today.

How to Avoid a Delayed Closing

The purchase of a home becomes much more real after an offer has been accepted. It’s at this point where a lot of the gears involved in a real estate transaction begins to turn. From appraisals and home inspections to title searches and financial considerations, there is a lot to get done in short order. It also means that things can go awry and a delayed closing becomes a possibility.

Some minor issues can cause little to no delays. Other issues can stop the process entirely and cause weeks or perhaps even indefinite delays. For example, if a buyer has already sold their existing home, a delayed closing can essentially put them in a state of homelessness. With new jobs, school, moving trucks and furniture/appliance deliveries all lined up, a delayed closing can be both emotionally and financially taxing.

We’ve identified several issues any buyer should keep an eye on which can cause delays. The sooner they are spotted and handled, the faster a closing can get back on course.

Financial Issues          

Most homebuyers require financing to buy a house. It is up to the buyer to ensure that little to nothing changes with their financial picture between a pre-approval and the date of closing. Income sources should remain intact, and large purchases where additional financing is required, such as a car, should wait. These types of changes can throw off the calculations that lenders use to determine your ability to pay them back, and a bank can pull their offer to extend a loan as a result.

Be up front with your loan officer and ensure that your proverbial house is in order. Ensure there are no back taxes, past due child support payments, etc. which might trigger a lien on your income. If something changes with your job status or overall financial picture, ensure you reach out immediately to explain the situation to avoid a delayed closing.


A significant step in any real estate transaction is the appraisal, which determines the value of the property at hand. Issues can sometimes arise when an appraisal comes in lower than the agreed upon purchase price. This is because lenders work with the appraised value, not the purchase price. Any number beyond the appraised value needs to be negotiated between the buyer and seller, which can add complexity to a closing.


Inspections are performed for the benefit of the homebuyer to ensure that the home is in livable condition and does not have any health or safety concerns, such as structural damage, electrical/mechanical issues, mold, etc.

Inspections can reveal significant issues which need to be negotiated between the buyer and seller. In extreme cases, issues like mold, structural issues or roofing repairs can take weeks, if not months, to sort out.

Title Issues

Any real estate transaction should have a comprehensive title search performed. This process will ensure that there is a clear title on the home and that there are no liens, tax issues or claims against a property which might delay the transaction from taking place.

Along with a survey, the title search can also reveal any easements or other issues which might cause a delayed closing

Home sale contingency

A common contingency in a residential real estate transaction is an escape clause for the buyer should the sale of their current home fall through for any reason. These are often used as the buyer needs the proceeds from the sale of their house to close on the new home, or they simply cannot cover the cost of two mortgages.

The buyer’s ability to navigate their home sale is critical in these transactions – any delay can put the new home purchase on hold. As an aside, for properties with multiple offers, a seller can look for offers with these types of agreements and choose to avoid them. Any ability to remove this requirement from your offer will help to avoid delays and make your offer more attractive to sellers.

Final Walk Through

A final walkthrough is performed by the real estate agent and the buyer, typically the day prior to or the day of closing. The purpose is to confirm that agreed upon repairs have been performed and that the home is as expected.

This also creates an opportunity for delays. For instance, the seller may have agreed to certain repairs based on the home inspection and didn’t do them. Or, they may have specified that all kitchen appliances would stay in the home but they are now gone.

If you experience a delay in a home purchase, don’t be too alarmed. Indeed, about 25% of all real estate transactions experience some sort of delay. The best thing any buyer can do is to stay involved in the process, communicate often, do their part to smooth out any potentially bumps in the road and to be mentally prepared for delays.

Principle Abstract works tirelessly for homebuyers to ensure that their purchase is in order and that any threats to a timely transaction and is properly communicated and handled. Trusted by dozens of area agents and lenders, Principle Abstract prides itself on our attention to detail and ability to navigate any title issue at hand.

For more information or to get started on a real estate transaction, contact us today.

What are Deed Restrictions?

Title searches can often unearth deed restrictions that are placed on a property. Also known as restrictive covenants, deed restrictions are one of the more interesting topics when it comes to real estate. They’re pre-adopted rules baked into the deed that the owner of the property must follow and adhere to. These restrictions are legally binding and can include:

  1. The payment of dues, homeowners’ association fees or the like.
  2. What color the dwelling can be.
  3. How the property can be landscaped.
  4. How the property can be used (for example, where visitors can park, fencing, decoration, garden beds, etc.)
  5. What types and size pets the owner can have.

For example, unknowing homeowners may assume that certain maintenance, such as street lighting, is handled through property taxes. They might also assume that they can adopt a large breed dog. They may also make considerable investments to the home, such as painting, only to be forced to revert to an original color or to a color from a pre-approved palette. If the homeowner requires a space to park a project car or an RV, for instance, these restrictions can be devastating. These owners may soon be surprised with a bill for dues a fine and/or a cease-and-desist order for not abiding by the deed restrictions placed on their property.

The same can be true for buyers looking to buy an empty plot. In this case, deed restrictions can include how big of a home can be built, how many garages or outbuildings can be erected (and their size,) or the ability to install a pool.

Of course, many deed restrictions are obvious, especially if the property at hand is in a planned community, such as an adult living development or community that might maintain a clubhouse, tennis courts and/or pools. They may also handle upkeep like landscaping and snow removal. These types of communities almost always have an HOA and their associated dues and are often seen (and positioned as) a benefit to living there. Indeed, deed restrictions are intended to increase and maintain property values in the area.

The issue comes when they are unexpected and prevent a buyer from using the property as they intended.

That is where a thorough title search comes in. Any deed restrictions will come to light during a title search, whether they are in place and enforced by an HOA, a municipality, etc. This will protect a buyer from purchasing a home that they won’t be able to use as intended or be responsible for costs they were unaware of.

Principle Abstract has years of experience performing comprehensive title searches for homebuyers. If there are deed restrictions attached to a property they will be uncovered and disclosed, ensuring our clients aren’t blindsided after their purchase.

Interested in purchasing a home? Give our office a call and a member of our team can assist you.

The Title Insurance Term Cheat Sheet

The process of buying a home is complex, with many facets to consider, analyze and track. Any given week can involve conversations with agents, lenders, attorneys, escrow agents, home inspectors, contractors, etc. It can be enough to make your head spin, especially if you don’t have a seasoned, experienced real estate agent and/or lender to help walk you through the process. Then there is the property itself: paint, furnishings, layouts, landscaping – the list goes on and on.

It’s easy to lose sight of some of the details that go into a closing. When that day approaches, it’s common for buyers (particularly first-time homebuyers) to get confused with some of the terms being thrown around.

Title insurance, an important component to all real estate transactions, contributes to some of the complexity due to its legal and administrative nature.

We’ve decided to put together a cheat sheet of terms any buyer (both new and old) would benefit from reviewing in the lead up to a home purchase. It is our hope that it will help demystify some title insurance terms you may encounter during your buying experience.

Title Insurance

Title insurance is a required component of a real estate transaction that protects a buyer from a title defect. A title search is almost always performed prior to the issuance of the policy and checks to ensure there are no issues with the property at hand.

Title insurance is one of the few components of a real estate transaction that a buyer can shop for.

Adverse Possession

Adverse possession is when someone is living in a property without consent. Commonly known as ‘squatters,’ a transaction involving adverse possession are more complex and can involve legal ramifications. For instance, an individual who has been living in a dwelling for a certain length of time may be allowed to stay in that dwelling and may even be granted ownership.

Clear Title

“Clear” title is a primary goal in any real estate transaction. The term means that no defects have been found. There is no question as to who owns the property at hand in the real estate transaction, which can now proceed.


The closing is when the real estate transaction is formally executed and possession transfers from the seller to the buyer. By this time, all steps have been satisfactorily completed, including title search, final inspections, attorney review, etc. There is nothing left but to sign the documents and grab the keys!

Deed Restrictions

Deed restrictions is a term that include any restrictions a property owner might face. This can include certain setbacks, town zoning rules and/or your ability to parcel or subdivide land. They can also restrict your ability to run a business out of your home, erect any signage, etc.


Defect is a term that we’ve already used which refers to any factor that might prevent the property from transferring from the seller to the buyer. This can include a lien or mortgage against the property, or a judgement of some sort that involves the property at hand.

A defect can also refer to an issue with the property, including structural issues like roofing, foundation, etc. that may severely impact the value of a home.


An easement on a property allows people to use land or its property in a particular way. This can include a pass through to another piece of property, or an easement for utilities to access the property. For example, if a water main is buried under your property, the entity responsible for maintaining that pipe is almost always within its right to access your property for routine inspections, upgrades, and repairs. Egress is another term for easement and may be used interchangeably.


Foreclosure occurs when a property owner breaks the terms of their agreement with their lender, most likely for failure of payment. The lender is within its right to repossess the property and the owner may be removed from the property.

Real estate transactions involving a foreclosed property are slightly different than a traditional sale as there may be one or more entities attempting to recoup debts, including the mortgage lender, other banks where loans have been taken out using the home as collateral, local townships where taxes may be owed, and so on.

Lis Pendens

This latin term refers to any pending or active lawsuits involving the property at hand. Lis pendens can stop a real estate transaction in its tracks, deeming the property non-transferrable until the lawsuit is settled and processed administratively.

Principle Abstract Title and Settlement Services has years of experience successfully guiding buyers through hundreds of real estate transaction and protecting their interests through robust title searches. We act as a resource for buyers and seek ensure they are both comfortable and confident each step of the way.

Interested in buying property? Contact our office today and a member of our team will be happy to speak with you.

Title Insurance for the Cannabis Industry in Pennsylvania

The Cannabis industry is rapidly growing and there is significant interest from both the private and public sectors to move things forward. For the former, it’s a business opportunity to take advantage of growing demand for cannabis-based products. For the latter, the potential tax revenue that can be collected by those private enterprises is attractive.

Since there is no federal law providing blanket legal standards, we are left with individual state laws and regulations on how cannabis can be grown, sold, etc. Some states are further along than others in working through the proverbial ‘red tape.’ Others, like Pennsylvania, are one of those states that are still figuring things out.

Title insurance has certainly been caught in the fray.

As a Schedule I drug under the Controlled Substances Act, it is a federal crime to possess, use, sell, or distribute marijuana. Therefore, handling funds or settling financial transactions for cannabis-related businesses could be considered assisting in unlawful activity. This also presents numerous risks of insuring and transferring real property that is associated with unlawful activity, including, for example, the potential to implicate anti-money laundering rules as well as forfeiture laws.

For these reasons, title insurance has been difficult if not impossible to get in states like Pennsylvania, which means that buyers would need to perform their own due diligence on a property and assemble a specialized team of consultants and legal experts to navigate the transaction.

In Pennsylvania, a major change has now made it easier and Principle Abstract has taken a position of leadership when it comes to cannabis related real estate transactions.

Getting Title Insurance for Cannabis Related Businesses in PA is Possible

Until recently, buyers have typically not been able to obtain owner’s policies as most title companies have not been willing to provide coverage options. Principle Abstract has developed relationships with several organizations that now make this possible.

Furthermore, lenders were typically unable to obtain loan policies. However, our office has now been able to successfully offer and close transactions for cannabis companies.

We’ve also been able to develop a solution that allows us to act as escrow agents in a cannabis related real estate transactions in Pennsylvania.

By combining these unique solutions, Principle Abstract is uniquely positioned to assist in most if not all cannabis related transactions throughout the state of Pennsylvania and are now offering consultations to anyone seeking title and escrow support on a transaction.

Additionally, we are members of The Pennsylvania Cannabis Coalition (PCC), a 501(c)6 trade organization comprised of Pennsylvania medical marijuana permit holders. Through our membership with PCC, we can help to advance the progress of the cannabis industry within the state of PA.

More on the Coalition:

Our purpose is to protect and preserve Pennsylvania’s emerging marijuana market.  We help devise policy that regulates the sensible cultivation, distribution, and use of cannabis. We represent the current medical cannabis industry here in Pennsylvania. We advocate for a robust yet economically sensible regulatory framework. We continue to educate elected officials, regulators, and the general public about of the need and benefits of cannabis-derived therapies. Our team includes both industry and public affairs specialists with rich, domain-specific experience at the local, state, and federal level.

Are you currently involved in a commercial real estate transaction for an entity operating within the cannabis industry? Give Principle Abstract a call today and a member of our team will be happy to offer a consultation.

Bucks County Introduces Free Fraud Alert System

Unfortunately, fraud is rampant these days. Scammers always seem to be one step ahead of the ‘good guys’ when it comes to data privacy and the more tools available to consumers to help thwart these attacks, the better.

Thankfully, Bucks County has introduced a free fraud alert system that any Bucks County resident can take advantage of. In their own words:

“If you sign up, you will receive an email from our recording vendor, LANDEX, alerting you anytime a document has been recorded in our office against your name. Businesses are also welcome to sign up for this service.”

The risk this program intends to offset is people fraudulently using your name, social security number, etc. in an attempt to open up a line of credit using your information, or many other forms of white collar crime that fall into the category of mortgage fraud.

As mentioned above, the vital piece of identifying and rooting out this type of fraudulent activity is monitoring documents as they are being recorded. Once signed up for this service, you will be alerted any time a document is recorded against your name. At this point, you can get in contact with the county and begin the process of reporting and stopping the fraudulent activity.

We urge our neighbors and friends who both reside and conduct business in Bucks County to sign up for this free and valuable service.

For more information and to sign up, visit: https://www.landex.com/recordalert/?county=bucks