Indiana home-selling paperwork, explained.
Read the quick explanation for each phase. Open a document only when you want the details.
Getting ready
This is the best time to gather what only you know: the home’s condition, age, association, ownership structure, and any records that may matter later.
Seller’s Residential Real Estate Sales Disclosure · Form 46234
Seller’s Residential Real Estate Sales Disclosure · Form 46234
What it is: Indiana’s required condition-disclosure form for many sales of one-to-four-unit residential property. You answer from your actual knowledge; it is a disclosure, not an inspection or warranty.
Given to a prospective buyer before the seller accepts the buyer’s offer.
The current, unaltered state form. R9 / 2-26 is the current edition in the state catalog as of this review.
This is the document most clearly based on information only the seller can supply.
The property is inherited, in an estate, newly built, or otherwise may fit a statutory exception.
Federal lead-based paint disclosure
Federal lead-based paint disclosure
What it is: A federal disclosure of known lead-based paint information and available reports. The buyer also receives the EPA pamphlet and an opportunity for a lead inspection or risk assessment.
Usually attached to, or incorporated into, the purchase agreement before the buyer is obligated.
The year the home was built, the warning language, initials and signatures, records provided, and the inspection period.
You are disclosing what is known; the rule does not automatically require you to test the home.
The signed disclosure, pamphlet acknowledgement, and any lead reports in your possession.
HOA, condo, or property-owners association package
HOA, condo, or property-owners association package
What it is: Written notice that the property is in an association, along with governing documents, information about unpaid assessments, and association contact information.
Indiana law calls for delivery no later than 10 days before closing for covered transfers.
The seller usually has to request materials from the association or management company, and delays are common.
Current declarations, bylaws, restrictive covenants, unpaid balance, special assessments, and the current manager or officer.
Indiana prescribes the contents, not one universal state form.
Trust or entity authority documents
Trust or entity authority documents
What it is: Proof that the person signing has authority to sell for the titled owner. A title company or attorney tells you what the file needs.
Certificate of trust, relevant trust excerpt, company resolution, operating agreement, bylaws, or certificate of good standing.
The owner’s name matches title records and the named signer has current authority.
Often requested during title work and kept with the closing file.
Your title company and, when ownership is complex, an Indiana attorney.
On the market
Offers and responses become the written record of the deal. If you have an agent or attorney, they commonly provide the forms and help fill in the business terms.
Purchase agreement, counteroffers, and addenda
Purchase agreement, counteroffers, and addenda
What it is: The contract that sets the price, property, included items, financing, inspections, title work, deadlines, possession, closing, and each party’s obligations. Counteroffers and signed addenda become part of that same contract record.
It starts as an offer and becomes the controlling contract after valid acceptance.
Names, legal property, price, earnest money, contingencies, deadlines, included property, credits, possession, and signature dates.
Most later documents exist to carry out something this agreement already says.
You do not understand a term, deadline, contingency, remedy, or responsibility before signing.
Bill of sale for personal property
Bill of sale for personal property
What it is: A separate record transferring movable items that do not pass with the real-estate deed, such as selected furniture, equipment, or other agreed personal property.
A clear description of each item, and a bill of sale that matches the purchase agreement.
Usually prepared before closing and signed with the closing documents.
The deed transfers real estate. A bill of sale documents personal property.
Items subject to a lease, loan, lien, warranty restriction, or separate transfer process.
Under contract
The title company, attorney, lender, and agents now turn the agreement into a closing file. Your job is to answer requests, verify details, and avoid rushing past anything you do not recognize.
Mortgage, HELOC, and lien payoff statements
Mortgage, HELOC, and lien payoff statements
What they are: Time-sensitive amounts required to pay debts secured by the property through a stated date. The closing team commonly orders them after you provide lender and account information.
Disclose every mortgage, HELOC, judgment, tax lien, solar lien, and other secured obligation you know about.
Lender, account, property, payoff date, per-diem interest, wire instructions, and expiration date.
Interest and fees continue, so the amount depends on the actual payoff date.
Verify money-moving instructions through a trusted phone number, not an unexpected email.
Wire-fraud advisory
Wire-fraud advisory
What it is: A warning and verification procedure from the title or escrow company because real-estate wire instructions are frequent fraud targets.
The company’s official verification method and the independently obtained number you will call.
Last-minute changes, urgency, secrecy, new routing details, or instructions arriving only by email.
Confirm instructions verbally using a known number before sending or expecting a wire.
Often in early title emails and again in the closing packet.
FIRPTA non-foreign affidavit
FIRPTA non-foreign affidavit
What it is: A seller certification commonly used so the buyer and closing team can determine whether federal withholding rules for a foreign seller apply.
Your legal name, taxpayer status, taxpayer identification information, property, and certification language.
Without a valid basis not to withhold, the buyer may have federal withholding obligations.
Ask how sensitive tax information is collected, transmitted, and stored.
You are not sure how your immigration, residency, ownership entity, or tax status affects the transaction.
Power of attorney · if the seller cannot attend
Power of attorney · if the seller cannot attend
What it is: A document authorizing another person to sign specified papers for the seller. The title company and any lender need to approve the form and authority before closing.
Form, notarization, recording, lender, and title requirements can take time to resolve.
The correct principal, agent, property, powers, effective date, signatures, notarization, and recording instructions.
An old, general, or out-of-state power of attorney will automatically be accepted.
Use the closing team’s process and obtain legal help when the authority is uncertain.
Closing
Most of the final stack arrives already drafted. Slow down enough to confirm names, amounts, dates, property details, and what happens after each signature.
Indiana Sales Disclosure · Form 46021
Indiana Sales Disclosure · Form 46021
What it is: Indiana’s property-tax sales disclosure. It is separate from the seller condition disclosure, even though the names sound similar. The closing team usually fills it from the file and obtains signatures.
Reviewed through the county assessment and audit process and filed with the conveyance document.
Parcel, property address, parties, price, financing, personal-property allocation, and your certification.
An incomplete sales disclosure can prevent the conveyance document from being accepted.
Form 46021 is tax and transfer data. Form 46234 is the home-condition disclosure.
Deed
Deed
What it is: The instrument that transfers the real property from the current owner to the buyer. In a typical sale, an Indiana attorney or title professional drafts it and the seller signs it with the required formalities.
Grantor and grantee names, legal description, deed type, exceptions, marital signatures if applicable, and return address.
Recording rules include required statements, acknowledgements, and county processing steps.
Small errors can prevent recording or create title problems that outlive the closing.
The closing team usually records the deed with the county recorder where the land is located.
ALTA settlement statement
ALTA settlement statement
What it is: An itemized accounting of money going into and out of the transaction, commonly prepared by the title or settlement company.
Sale price, credits, taxes, commissions, title charges, payoffs, recording fees, repair credits, deposits, and seller proceeds.
The purchase agreement, signed addenda, payoff statements, and any written closing instructions.
Any unfamiliar fee, missing credit, unexpected payoff, or amount that changed.
Your final signed statement with the permanent sale and tax records.
Buyer’s Closing Disclosure
Buyer’s Closing Disclosure
What it is: The buyer’s lender disclosure of final loan terms and closing costs. A seller may see figures from it or receive a seller-side disclosure, but it is not a seller-created document.
It helps explain why lender approval and final figures can affect closing timing.
Review the seller’s settlement figures and confirm they match the agreement.
You generally do not prepare or control the buyer’s lender disclosure.
Your most useful money summary is normally the title company’s settlement statement.
Form 1099-S or principal-residence certification
Form 1099-S or principal-residence certification
What it is: Federal reporting connected with proceeds from a real-estate transaction. The closing agent commonly handles the reporting or gathers a certification supporting an exception.
Your taxpayer name, identification details, property, closing date, gross proceeds, and the meaning of any certification.
Settlement statement, purchase records, improvement records, selling costs, and any Form 1099-S you receive.
The form reports a transaction; it does not by itself determine whether you owe tax.
A qualified tax professional can apply the federal home-sale rules to your facts.
Mortgage satisfaction or release
Mortgage satisfaction or release
What it is: The lender’s recorded evidence that the paid mortgage or other lien has been released from the property records.
The lender or lienholder, usually after receiving and processing the payoff.
The debt is paid at closing, but the recorded release may follow afterward.
Final payoff confirmation and any recorded satisfaction or release returned to you.
The release does not appear in county records within the timeframe your closing team says is normal.
How this was researched.
Keighbor starts with Indiana statutes, state forms, state agencies, and federal agencies. We separate a document the seller commonly creates from one another professional usually drafts. We date the page, link the primary sources, and keep “typical” practice separate from legal requirements.
Before relying on this: Forms and laws change, counties add procedures, and your facts decide what applies. Confirm current requirements with the official source and your title company or an Indiana attorney. Keighbor is software and general education, not a brokerage or legal service.