River Valley Title

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One of the most common questions sellers have are: “I still owe money on my mortgage… can I still sell my house?” 🤔Yes! ...
09/19/2026

One of the most common questions sellers have are: “I still owe money on my mortgage… can I still sell my house?” 🤔

Yes! You do NOT have to pay off your mortgage before selling your home. 🙌

Here’s what typically happens:
🏦 1. Your mortgage payoff is requested.
A payoff statement is obtained from your lender showing exactly how much is needed to satisfy your loan.
🏡 2. You sell your home.
The buyer’s funds are brought into the transaction at closing.
💰 3. Your mortgage is paid off.
The remaining balance is paid directly to your lender from the proceeds of the sale.
📑 4. Other closing expenses are paid.
This may include taxes, commissions, liens, fees, credits, and other applicable costs.
💵 5. You receive the remaining proceeds!
Once everything is paid, the remaining funds from the sale go to you.

💡 Example:
You sell your home for $250,000 and still owe $150,000 on your mortgage. You don't need to come up with $150,000 before selling—the mortgage can be paid from your proceeds at closing.

Keep in mind, that doesn't automatically mean you'll walk away with $100,000. Other costs associated with the sale still need to be deducted.

✨ That's one of the many things happening behind the scenes to get you from SOLD ➡️ CLOSED! 🔑 Thinking about selling? Ask your REALTOR® about a seller net sheet to get a better idea of what you may walk away with after the sale. 🏡💵

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🏡💰 FHA vs. Conventional Loan: What's the Difference?If you're getting ready to buy a home, you've probably heard the wor...
09/16/2026

🏡💰 FHA vs. Conventional Loan: What's the Difference?

If you're getting ready to buy a home, you've probably heard the words FHA and Conventional—but what do they actually mean? 🤔

🏠 FHA LOAN
An FHA loan is insured by the Federal Housing Administration and may be a good option for buyers who need more flexible qualification requirements.
✔️ Down payments can be as low as 3.5% for qualifying borrowers
✔️ Generally allows lower credit scores than many conventional programs
✔️ May be more flexible with certain credit or debt situations
⚠️ Requires FHA mortgage insurance
🔍 The property must meet certain FHA appraisal/property requirements

💚 CONVENTIONAL LOAN
A conventional mortgage isn't insured by the FHA and may offer more flexibility for borrowers with stronger credit and finances.
✔️ Some programs allow down payments as low as 3%
✔️ Mortgage insurance may eventually be removed when requirements are met
✔️ Often fewer government-specific property requirements
✔️ Can be a great option for borrowers with strong credit
⚠️ Qualification requirements can be stricter depending on the loan program

💡 So, which one is better?
There's no one-size-fits-all answer! Your credit, income, debt, down payment, property, and financial goals can all influence which loan makes the most sense for you.
That's why it's important to talk with a knowledgeable lender and compare your options before deciding. 🏦🤝

We work alongside buyers, REALTORS®, lenders, and attorneys to help make the journey from contract to closing as smooth as possible. 💚🔑

👇 Did you buy your home with an FHA or Conventional loan? Share your experience in the comments!

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💰🏡 Closing Day: Cashier’s Check or Wire Transfer?You’ve made it to closing day! 🎉🔑 But now there’s one important questio...
09/13/2026

💰🏡 Closing Day: Cashier’s Check or Wire Transfer?

You’ve made it to closing day! 🎉🔑 But now there’s one important question…
How do you bring your money to closing? 🤔 Two common options are a cashier’s check or a wire transfer—but which one should you use?

🏦 CASHIER’S CHECK
A cashier’s check is issued and guaranteed by your bank.
✔️ Easy to obtain from your bank
✔️ Provides a physical form of payment
⚠️ May only be accepted up to certain dollar amounts
⚠️ Your title company may have specific requirements

💻 WIRE TRANSFER
A wire electronically sends your funds directly from your bank to the title company.
✔️ Convenient for larger amounts
✔️ Funds are sent directly to the closing account
✔️ Often preferred or required for larger transactions
🚨 Requires EXTRA caution because of wire fraud

IMPORTANT: Never assume payment instructions from an email are legitimate! 🚨
Before sending ANY wire, personally verify the wiring instructions with your title company using a trusted phone number you already know. If you receive an email saying the instructions have suddenly changed—STOP and verify before sending anything. 📞🔐

💡 Closing Tip: Ask your title company BEFORE closing day which payment methods are accepted and how much you'll need to bring. Don't wait until you're sitting at the closing table! We're here to help make closing day smooth, secure, and easy to understand. 💚🏡🔑

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🇺🇸 Never Forgotten. Always Remembered. 🇺🇸Today, we pause to remember the lives lost on September 11, 2001, the families ...
09/11/2026

🇺🇸 Never Forgotten. Always Remembered. 🇺🇸

Today, we pause to remember the lives lost on September 11, 2001, the families forever changed, and the brave first responders who showed extraordinary courage and selflessness. ❤️🤍💙

May we continue to honor their sacrifice, remember their stories, and carry forward the spirit of unity and strength that brought our nation together.
We remember. We honor. We stand together. 🇺🇸

You found the house. Your offer was accepted. Closing day is getting closer… and then a new job opportunity comes along....
09/09/2026

You found the house. Your offer was accepted. Closing day is getting closer… and then a new job opportunity comes along. 🎉💼 Before you give notice at your current job, call your lender! 📞

Your employment and income are important parts of qualifying for a mortgage, and lenders may verify your employment again before closing. Even a change that seems like a great move could affect your loan.
A job change could potentially impact:
💰 Your qualifying income
📅 Your employment history
💵 Salary vs. commission or bonus income
⏰ Full-time vs. part-time status
📑 Additional documentation your lender needs
🔑 Your closing timeline or loan approval

💡 Does changing jobs automatically mean you can't buy the house? Absolutely not! The important thing is to talk with your lender BEFORE making the change so they can explain how it may affect your specific loan. When you're under contract, one quick phone call could prevent a BIG closing-day surprise! 😅

We want to see you make it all the way to the closing table and walk away with those keys! 💚🏡🔑 Remember: New job opportunity? ➡️ Call your lender BEFORE saying “I quit!” 📞💼

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🇺🇸🛠️ Happy Labor Day from River Valley Title Company! 🛠️🇺🇸Today we celebrate the hard work, dedication, and contribution...
09/07/2026

🇺🇸🛠️ Happy Labor Day from River Valley Title Company! 🛠️🇺🇸

Today we celebrate the hard work, dedication, and contributions of workers everywhere who help keep our businesses, communities, and country moving forward. ❤️🤍💙

We're especially thankful for the hardworking REALTORS®, lenders, attorneys, contractors, small business owners, and professionals we have the privilege of working alongside every day. 🏡🤝

And, of course, we're incredibly grateful for our own amazing team and everything they do to make each closing a great experience for our clients! 💚🔑

However you're spending the long weekend—relaxing, grilling, spending time with family, or soaking up the last days of summer—we hope you enjoy it! ☀️🌭😎
🇺🇸 Happy Labor Day from all of us at River Valley Title Company!

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💚🌎 Happy International Day of Charity! 🌎💚Today is a reminder that even the smallest act of kindness can make a BIG diffe...
09/05/2026

💚🌎 Happy International Day of Charity! 🌎💚

Today is a reminder that even the smallest act of kindness can make a BIG difference. 🤝❤️ Our community is filled with incredible organizations, nonprofits, volunteers, and everyday people who dedicate their time and resources to helping others—and today, we want to shine the spotlight on THEM! ✨

👇 What charity or local organization do YOU support, and why is it important to you?
Maybe it's an organization that:
🐾 Helps animals in need
🍎 Provides food for local families
🎗️ Supports a cause close to your heart
👧 Helps children and families
🏠 Provides housing or essential resources
🇺🇸 Supports veterans
❤️ Gives back right here in our community

Tag your favorite charity or organization in the comments and tell us why you support them! 💬👇 You never know—your comment might introduce someone to an amazing organization they didn't know existed and inspire them to get involved, too. 💚 Let's fill the comments with some incredible organizations doing incredible things!

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Think back to the house you grew up in. What's something your parents or grandparents had in their home that you almost ...
09/02/2026

Think back to the house you grew up in. What's something your parents or grandparents had in their home that you almost NEVER see in houses anymore? 👀
We'll start...

☎️ A landline phone with a REALLY long cord

Now it's your turn! 👇 What's something you remember from the house you grew up in that you rarely see in homes today? Bonus points if you still have one! 😂🙌

We know homes change with the times—but the memories we make inside them never go out of style. 💚🏡👇 Drop yours in the comments! We can't wait to see which ones bring back some memories!

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A buyer backs out of a home purchase… does the seller automatically get to keep the earnest money? 🤔 No—not always!In Il...
08/31/2026

A buyer backs out of a home purchase… does the seller automatically get to keep the earnest money? 🤔 No—not always!

In Illinois, it usually comes down to WHY the buyer is backing out and what the purchase contract says. 📑 A buyer may be able to get their earnest money back if they're cancelling for a reason allowed in the contract, such as:
🔍 An inspection issue
🏦 Their financing falls through and they're protected by a financing contingency
⚖️ The contract is cancelled during attorney review
🏠 Another contingency in the contract isn't met

But if the buyer simply changes their mind, refuses to close, or breaks the contract without a valid reason, the seller may have a right to the earnest money. 💰

🚨 Important: The seller doesn't automatically receive the money just because the buyer cancels. If the buyer and seller disagree about who should receive it, the earnest money may stay in escrow until the issue is resolved.
💡 The easiest way to remember it:
Valid reason under the contract = Buyer may get it back. ✅
Buyer breaks the contract without a valid reason = Seller may have a claim to it. ⚠️

Every transaction is different, so buyers and sellers should always talk with their real estate attorney about their specific contract and situation. We're here to help make the closing process easier to understand! 💚🏡🔑

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This is a common question for homebuyers—especially first-time buyers! 🔑 Your down payment and your cash to close are ac...
08/29/2026

This is a common question for homebuyers—especially first-time buyers! 🔑 Your down payment and your cash to close are actually two different things.

💵 Your Down Payment
This is the portion of the home's purchase price you're paying upfront instead of financing.

🧾 Your Cash to Close
This is the total amount you may need to bring to closing after all applicable costs and credits are calculated.

Your cash to close can include things like:
🏡 Your down payment
📑 Lender and closing costs
🏠 Prepaid homeowners insurance
💰 Initial escrow deposits
📅 Prepaid interest
➕ Other applicable charges
➖ Earnest money you've already paid
➖ Seller or lender credits, when applicable

That's why someone putting $20,000 down shouldn't automatically expect their final amount due at closing to be exactly $20,000.

💡 BUYER TIP: Before closing day, carefully review your final figures with your lender and closing team so you know exactly how much you'll need and how those funds should be delivered. And remember—never send a wire based solely on instructions received by email. Always independently verify wiring instructions using a trusted phone number before sending funds. 🔐🚨

We're here to help make closing day easier to understand and a lot less intimidating. 💚🔑

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Address

586 William R Latham SR Drive Suite 8
Bourbonnais, IL
60914

Opening Hours

Monday 8:45am - 5pm
Tuesday 8:45am - 5pm
Wednesday 8:45am - 5pm
Thursday 8:45am - 5pm
Friday 8:45am - 5pm

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