How to Read a Title Commitment: A Realtor’s Guide

The title commitment is one of the most important documents in a transaction, yet many agents only skim it. Knowing how to read it helps you spot problems early, answer client questions, and protect your closing date.

Schedule A: the basics

Schedule A shows the effective date of the search, the proposed policy amounts (owner’s and lender’s), the proposed insured parties, who currently holds title, and the legal description. Check that names, the property address, the sales price, and the loan amount match the contract and lender.

Schedule B, Part I: requirements

These are items that must be satisfied before the policy can be issued. Typical requirements include:

• Payoff and release of the seller’s mortgage(s)
• Payment of delinquent taxes or liens
• Recording of the new deed and deed of trust
• Probate documents, powers of attorney, or entity authority documents
• Signatures from a non-titled spouse, where required

Agent tip: anything unusual here — estates, judgments, LLC sellers, powers of attorney — is your early warning sign. Ask the title team what’s needed and set expectations with your client right away.

Schedule B, Part II: exceptions

Exceptions are items the policy will not cover. Standard exceptions often include matters a survey would reveal, rights of parties in possession, and current-year taxes. Specific exceptions list recorded easements, restrictive covenants, HOA declarations, and setback lines. Buyers should understand these, especially if they plan to add a pool, fence, or addition.

Red flags to call about

• A seller name that doesn’t match your listing agreement
• Lis pendens or pending litigation
• Multiple mortgages or old open liens
• Easements running through the buildable area
• A legal description that doesn’t match the plat

Use the portal

Sure Title partners can view the commitment and file milestones in Qualia Connect, so you’re never waiting on an emailed PDF to know where things stand.

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This article is general information, not legal, tax, or financial advice. Every transaction is different — consult your attorney, lender, or tax professional about your situation.