What is the name of this movie?

It's kind of one of those B-rated ones (the best). A family is supposed to house-sit this old home. When they get there, it turns out to be haunted. They meet a psychic guy who is trying to help them figure out what's going on, but the ghost end up killing him. At one point, the daughter disappears. Turns out the mother ghost took her because she reminded her of her own daughter. The actual daughter had been locked in a trunk in the attic when her deaf brother stacked something on top of it during a game of hide and seek. The daughter was trapped there, the mother was looking for her, and the brother was trapped from guilt. I think there was another ghost, but I'm not sure. When the sitters try to leave, they notice that the chain on the driveway isn't closed even though they could have sworn they locked it. The mother sitter notices something in the ditch and goes to look. The girl asks what it is, but the mother says it's nothing. It's actually their car because they had been run off the road by a truck when they arrived. The psychic had told them that there are three kinds of ghosts: The ones that pass, the ones that don't know they're dead and the ones that choose to stay for some reason (I don't think that's an accurate quote). I loved the movie and was hoping someone could tell me what the title was?