Title Commitment

· 2 min read
A title commitment is the title company’s promise to issue you a title insurance policy — but only after certain conditions are met. Think of…

A title commitment is the title company’s promise to issue you a title insurance policy — but only after certain conditions are met.

Think of it as a conditional “yes.” The title company has searched the property records and is willing to insure the title, but first, specific requirements need to be satisfied. These might include paying off existing liens, getting a survey, or recording certain documents.

You’ll receive the title commitment during the closing process, usually 1–2 weeks before your closing date.

What’s in a Title Commitment?

Every title commitment has three sections (called “schedules”):

  • Schedule A: Basic info — property address, buyer and seller names, purchase price, proposed policy amount
  • Schedule B-I (Requirements): Conditions that must be met before the policy is issued (pay off liens, record deeds, etc.)
  • Schedule B-II (Exceptions): Items the policy will NOT cover (easements, restrictions, certain encumbrances)

On a $350K home, Schedule B-II is where you need to pay close attention. If there’s a utility easement running through the backyard or a neighborhood restriction against fences, it’ll be listed here — and your title insurance won’t cover disputes related to those items.

Watch out for: Ignoring Schedule B-II exceptions. Most buyers skim the title commitment or skip it entirely. Those exceptions are permanent — they’re baked into your ownership. An easement allowing the neighbor to cross your property or a restriction preventing a pool could affect your plans and your home’s value. Read every line, or have your attorney review it. Our buying guide covers what to look for.

What if I disagree with something in the title commitment?

You can object. If the title commitment lists a lien you believe should be cleared, or an exception you think is invalid, raise it with your agent or attorney immediately. The seller may be required to resolve it before closing. Some exceptions are standard (like local zoning laws) and can’t be removed. Others are negotiable. Don’t wait until closing day — review the commitment as soon as you receive it. Factor title-related fees into your closing costs and check our glossary for related terms.