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How to Transfer a Real Estate Title in Dyer, Indiana

Transferring a real estate title in Dyer, Indiana, is an essential legal process that ensures property ownership is correctly conveyed from one party to another. Whether buying your first home, selling an investment property, transferring real estate between family members, or finalizing a property through inheritance or divorce, understanding the title transfer process is crucial to ensure your transaction is legally valid, enforceable, and free of future disputes.

While Dyer is part of Lake County and follows Indiana’s statewide property laws, there are some regional procedures to be aware of. This guide will walk you through each critical step — from preparing your paperwork to recording your deed — so you can confidently complete a title transfer in Dyer, IN.

What Is a Real Estate Title Transfer?

A real estate title transfer is the legal process through which property ownership passes from one individual or entity (the grantor) to another (the grantee). This transfer is formalized through a deed — a written, notarized legal document that must be adequately prepared and recorded with the Lake County Recorder’s Office to become valid and enforceable.

Title transfers happen for a variety of reasons:

• Standard property sales

• Gifting property to family members

• Inheritance after a property owner passes away

• Divorce settlements

• Transfers into a trust or out of an estate

Regardless of the reason, Indiana law requires that all steps be followed properly to ensure clear ownership rights and to avoid legal issues down the line.

Step 1: Prepare for the Title Transfer

Before transferring a real estate title, both parties should gather the necessary documentation and verify that the property is eligible for transfer.

1.1 Schedule a Title Search

Although Indiana does not legally mandate a title search, it is a standard and strongly recommended step in any real estate transaction. A title search helps uncover any legal or financial encumbrances tied to the property, such as:

• Liens or judgments

• Unpaid taxes

• Legal disputes or boundary issues

• Easements or deed restrictions

A clean title ensures that the seller has the legal right to transfer the property and that the buyer will not inherit any unwanted problems. Title searches are usually handled by a title company or real estate attorney, who may also issue title insurance as an added layer of protection.

1.2 Order a Property Survey (Optional, but Recommended)

Although a property survey is not required by the Town of Dyer or Lake County, buyers and lenders often request one. A survey verifies:

• Property boundaries

• Fence or structure encroachments

• Legal access to roads or shared easements

Some mortgage lenders will require an up-to-date survey before financing the property. Even when not required, a survey provides peace of mind by ensuring you know exactly what you’re buying or selling.

Step 2: Draft the New Deed

The deed is the central legal document in the title transfer. It must be drafted carefully, ensuring all details about the property and parties involved are correctly included.

2.1 Types of Deeds Used in Dyer, IN

The type of deed you choose will depend on the nature of the transfer:

• Warranty Deed: The most common deed used in traditional real estate sales. It guarantees that the seller holds a clear title and will defend the buyer against any future claims.

• Quitclaim Deed: Transfers the grantor’s interest without any warranties. It is commonly used for transfers between spouses and family members or as part of divorce or estate settlements.

• Personal Representative’s Deed: Used when property is transferred from an estate during probate.

2.2 What to Include in the Deed

To be valid, a deed must include the following:

• Full legal names of the grantor(s) and grantee(s)

• Legal description of the property (from the last recorded deed or survey)

• Property parcel number (PIN) or key number

• Property address

• Statement of consideration (e.g., sale price or "$10 and other good and valuable consideration")

• Date of transfer

• Signatures of the grantor(s), witnessed and notarized

It’s advisable to have a real estate attorney or title company draft or review the deed to ensure it complies with Indiana property laws.

Step 3: Complete the Indiana Sales Disclosure Form (SDF)

The Indiana Sales Disclosure Form (SDF) is required for most property transfers and serves several purposes:

• Reports the sale to the Lake County Assessor’s Office and Indiana Department of Local Government Finance (DLGF)

• Updates tax records and ownership information

• Indicates whether the transaction is taxable or exempt

3.1 When is the SDF Required?

You must file an SDF for most real estate transfers, with limited exceptions such as:

• Transfers without monetary consideration (gifts)

• Transfers due to court orders (e.g., divorce or foreclosure)

• Transfers into or out of trusts

• Transfers involving federal, state, or local government

Even if your transfer is exempt, you must still file the SDF and include the appropriate exemption code and explanation.

3.2 How to Complete and File the SDF

• Download the form or complete it online at the Indiana DLGF website

• Fill in information about the buyer, seller, property, and sale price (if applicable)

• Submit the completed form to the Lake County Assessor’s Office for validation

• Once approved, the form will be stamped and returned to you

• Bring the approved SDF when recording the deed

Failure to file the SDF correctly may delay your title transfer or cause future tax issues.

Step 4: Pay Recording Fees (No Transfer Tax in Indiana)

Indiana is one of the few states that does not charge a state or local transfer tax for real estate title transfers. However, there are recording fees that must be paid when submitting your deed.

4.1 Lake County Recording Fees

As of the latest schedule:

• Standard deed recording: $25 for the first page

• $5 per additional page

• Certified copies of recorded documents: Additional $1–2 per page

Recording fees can usually be paid via check, money order, or credit card, depending on the county office’s current payment policies.

Step 5: Record the Deed with the Lake County Recorder

Recording your deed is the most critical and final step in the title transfer process. The recording provides public notice that ownership of the property has legally changed.

Where to Record:

Lake County Recorder’s Office
2293 N. Main Street
Crown Point, IN 46307
Phone: (219) 755-3730
Website: https://www.lakecounty.in.gov

What to Bring:

• Original, signed, and notarized deed

• Approved Sales Disclosure Form (SDF)

• Payment for recording fees

Once recorded, the new owner’s name is officially entered into public property records, and the deed is returned to the grantee.

Step 6: Post-Recording Responsibilities

After the deed is recorded, there are still a few essential steps for both the buyer and seller.

6.1 Buyer Responsibilities

• Verify deed recording: You should receive a confirmation or certified copy from the Recorder’s Office.

• Update your mailing address with the Assessor’s Office for future tax bills.

• Apply for property tax exemptions:

  • Homestead Deduction

  • Mortgage Deduction

  • Senior Citizens Deduction

  • Disabled Persons Deduction

These exemptions must be filed with the Lake County Assessor’s Office and can lead to significant savings on your annual property tax bill.

6.2 Seller Responsibilities

• Cancel utilities and homeowners insurance once the property has closed.

• Keep copies of the deed, closing statement, and all correspondence for your records and tax reporting.

• Report the sale to the IRS, especially if capital gains may apply. Consult your tax advisor for guidance.

Special Situations in Title Transfers

Family Transfers and Gifts

If you’re transferring property to a spouse, child, or other relative, you’ll typically use a quitclaim deed, and the transfer may qualify for exemption from disclosure tax. However, an SDF is still required, with the appropriate exemption code noted.

Inherited Property

If a property is being transferred due to the death of the owner:

• An executor or personal representative will typically use a Personal Representative’s Deed

• If held in joint tenancy, a Survivorship Affidavit and a death certificate may suffice to establish full ownership in the survivor’s name

• The transfer should still be recorded to maintain a clear legal title

Divorce Settlements

When real estate is awarded in a divorce, it is commonly transferred using a quitclaim deed. Include a copy of the divorce decree to support any tax exemptions or exemptions from the SDF requirement.

Helpful Resources

• Lake County Recorder’s Office: https://www.lakecounty.in.gov

• Lake County Assessor’s Office: https://www.lakecountyassessor.com

• Indiana Sales Disclosure Form (SDF): https://www.in.gov/dlgf/

• Indiana Code - Property Transfer Laws: https://iga.in.gov

• Indiana Exemption Codes for SDF: Available through the county assessor or DLGF website

Conclusion

Transferring a real estate title in Dyer, Indiana, is a multi-step process that involves proper planning, legal compliance, and accurate documentation. From verifying the title to recording the deed with Lake County, each step plays a key role in protecting ownership rights and ensuring the validity of the transaction.

Whether you're managing a standard property sale, transferring to a family member, or navigating estate or divorce-related transfers, following this guide will help you handle your title transfer with confidence and clarity. And when in doubt, working with a local real estate attorney or title professional can make all the difference in ensuring your deal goes off without a hitch.