When you’re buying a home, a lot happens behind the scenes before you ever get the keys. One of the most important documents you’ll receive during the process is the title commitment. It’s a key piece of the closing puzzle — but many buyers don’t fully understand what it is or why it matters.
This guide breaks everything down in simple terms so you can feel confident and protected during your home purchase.
What Is a Title Commitment?
A title commitment (also called a title binder or commitment for title insurance) is a document from a title company promising to issue you a title insurance policy after closing.
Think of it as a preview of the final title insurance policy. Before you officially buy the home, the title company examines the property’s legal history and identifies any issues that could affect your ownership. The title commitment outlines:
- What the title company found
- What they will insure
- Any conditions that must be resolved before the policy is issued
In short:
A title commitment is the title company’s guarantee that they will insure your ownership—if certain requirements are met.
Why Is It Important for Homebuyers?
You want your new home to be yours, fully and legally. But properties sometimes come with hidden problems:
- Unpaid taxes
- Old mortgages
- Liens from contractors
- Boundary disputes
- Ownership claims from long-lost family members
- Errors in public records
- Fraud or forgery from past transactions
A title commitment helps uncover these issues before you close. It ensures that you aren’t inheriting someone else’s debt or legal problems.
The Three Main Parts of a Title Commitment
A title commitment is usually divided into four schedules, but the three most important parts to understand are Schedule A, Schedule B, and Schedule C. Here’s what they mean in plain English:
1. Schedule A — The Basics of the Deal
Schedule A confirms the essential details of the transaction:
- The type of policy being issued
- The proposed insured (typically you and your lender)
- The purchase price and loan amount
- The legal description of the property
- The current owner of the property
You should double-check everything here. If something in Schedule A is wrong — like the spelling of your name or the legal description — your final title policy could be incorrect.
2. Schedule B — The Exceptions (What’s Not Covered)
Schedule B lists the items that will not be covered by your title insurance policy. These are known as “exceptions.”
Common exceptions include:
- Utility or access easements
- HOA rules and restrictions
- Mineral rights
- Building setbacks
- Survey matters
- Public road rights-of-way
Not every exception is a problem. For example, most neighborhoods have easements allowing utility companies access to power lines or water pipes.
But sometimes you’ll see unexpected restrictions. This section helps you understand what limitations exist on the property — so you’re not surprised later.
3. Schedule C — The Requirements to Close
If Schedule B lists what the policy won’t cover, Schedule C lists what the title company needs to fix or resolve before they can insure the property.
This is the section that most often affects closing timelines. Typical requirements include:
- Paying off an existing mortgage
- Clearing property tax balances
- Removing liens
- Correcting a deed or legal description
- Getting a missing signature
- Obtaining probate documents if the owner has passed away
If the seller has unresolved title issues, Schedule C tells you exactly what they are—and what must be done before you can safely close.
How a Title Commitment Protects You
A title commitment protects homebuyers in three major ways:
1. It Reveals Problems Early
Instead of discovering an issue after you’ve bought the home, you see it up front.
If something looks off — like an old lien or unclear ownership — you and your agent can address it right away.
2. It Ensures a Clean Title before Closing
Sellers must resolve Schedule C items before the title company will issue insurance.
That means you close on a home with a legally clean title.
3. It Sets Up Your Final Title Insurance Policy
After closing, the title commitment becomes your actual title insurance policy.
This protects you against:
- Unknown liens
- Forged documents
- Recording errors
- Boundary disputes
- Hidden heirs
- Fraud by previous owners
- Undiscovered claims
Your policy remains in force for as long as you own the property.
When Do You Receive the Title Commitment?
Typically, you will get the title commitment:
- Within 7–10 days after opening escrow or ordering title work
- Before the closing date
- After the title search has been completed
This gives you time to review the document with your real estate agent or attorney.
What Should Homebuyers Look for When Reviewing the Title Commitment?
Here’s a quick checklist:
?? Confirm that your name and the property details are accurate
(Mistakes happen more often than you think.)
?? Review all liens, mortgages, and debts listed
If something is unfamiliar, ask questions.
?? Pay attention to easements and restrictions
A shared driveway or utility easement could affect how you use the property.
?? Make sure the seller is the rightful owner
Schedule A should match the seller’s name on the deed.
?? Watch for red flags
Unpaid taxes, liens, or unresolved legal claims need to be addressed before closing.
Can a Title Commitment Delay Closing?
Yes — and this is more common than many buyers realize.
You might see delays if:
- A seller has a mortgage that wasn’t properly recorded.
- A contractor filed a lien for unpaid work.
- The property is in probate.
- Divorce or inheritance documents are incomplete.
- There are disputed boundaries or encroachments.
The title company will require these issues to be fixed to protect your ownership and issue the final insurance policy.
Do Homebuyers Need to Do Anything with the Title Commitment?
Usually, you don’t need to take action — the title company, lender, and seller typically handle everything.
But you should read the document and ask questions. Your agent or attorney can walk you through it.
This is your investment, and understanding your title commitment helps you protect it.
Final Thoughts
A title commitment is one of the most important documents in your home-buying journey. It uncovers issues, outlines protections, and ensures you’ll receive a clean, insurable title before closing.
By taking a few minutes to understand the schedules and ask questions, you’ll be better prepared — and far more confident — as you move toward owning your new home.
Learn more about our comprehensive title insurance services here.
Thank you for reading! If you enjoyed this article and want to explore more content on similar topics, check out our other blogs at Sonic Loans, Sonic Realty, and Sonic Title. We have a wealth of information designed to help you navigate the world of real estate and finance. Happy reading!
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