How to Review a Title Commitment

Reviewing a title commitment is how you confirm the buyer is getting clear ownership — without inheriting hidden "baggage." The commitment is the title company's promise to issue a policy once specific conditions are met. It's split into a few schedules; here's how to work through each.

1. Schedule A — the basic details

The "who, what, when, and where" of the transaction. Check every line against the contract.

• Parties: the seller's name exactly matches the owner of record, and the buyer is named and spelled correctly as the proposed insured.
• Property & legal description: the legal (lot, block, tract) and the address match the contract — never rely on the street address alone.
• Policy amount: the proposed coverage matches the purchase price (owner's) and loan amount (lender's).

2. Schedule B (Exceptions) — what is not covered

The most important section for the buyer. It lists restrictions, easements, and items the policy will not insure against.

• Easements & rights of way: who has legal access through the land — utilities, neighbors, shared driveways, drainage, buried pipes.
• Restrictive covenants / CC&Rs: for HOA properties, confirm the rules don't block the buyer's plans (pool, RV parking, additions).
• Mineral & water rights: whether a prior owner retained subsurface mineral or water rights.
• Property taxes: current and prior taxes show as 'not yet due and payable' or 'paid' — not as active delinquent liens.

3. Schedule B-1 / C (Requirements) — what must clear before closing

What the title company requires before it will close and issue the policy.

• Mortgage payoffs: the seller's existing mortgages and HELOCs must be paid off and released before closing.
• Judgments & liens: no active judgments, mechanics' liens, or support liens tying up the seller's ability to transfer.
• Corporate / probate authority: if the seller is an LLC, trust, or estate in probate, documents proving the signer's authority to sell.