PA "Title Binder" Questions

[David Weintraub]

I've received a question on this, and researched it myself, but not having much success.

When a property in foreclosure is purchased at Sheriff's sale in Philly/Bucks/Montco/Delco, etc, puts down 10%, the purchaser has 10 days to come up with the 90%

During that period of time the lender needs a binder in place insuring the buyer will in fact received title insurance upon closing.  Having contacted numerous title companies in the area they seem to not understand what my need is.  

All of them offer preliminary searches before closing, which is fine, but I need a guarantee the buyer will in fact receive title insurance upon closing, hence, the "binder."  

Is that not common in PA because it is in NJ?

I'm guessing a lot of title companies are dealing with cash buyers who own the property outright, and get title immediately, as opposed to do the 10 day waiting period.

Thoughts?