As a former realtor for over 12 years, I have worked with many, many title companies and this BY FAR is the worst. On closing day, we found out they forgot to draw our paperwork up in our trust and also the buyers trust even though both parties had provided that information to them when they initially asked. It took two days to fund because of this. We also emailed all of our final water/sewer bills to them in plenty of time for them to be paid, however, we had to call to make sure they were paid as we received a late notice. They paid one bill late so we were penalized with a late fee that was reflected in our refund of funds. We did call them and they refunded the late fee, however, if we hadn't have called them, they wouldn't have. Bad business practice. I would stay COMPLETELY away from this title company. If you do a buy/sell transaction with Howard Hanna, make sure you tell them up front, you don't want to use THEIR title company or you will be frustrated.