Land records · Parcel maps · October 5, 2026
What Is a Title Commitment? Schedule A and B Explained
A title commitment is the title company's offer to insure, listing owners, exceptions, and requirements. How to read it against the parcel and deed.
What is a title commitment? It is the title company’s written offer to issue a title insurance policy once stated requirements are met. Sometimes called a binder or preliminary report (terminology varies), it tells you who appears to own the land, what the legal description is, and what exceptions and liens will be carved out of coverage unless cleared.
Schedule A: the basics
- Proposed insured (buyer and/or lender).
- Estate or interest to be insured (often fee simple).
- Legal description of the land.
- Current owner of record as found in the search.
Compare that legal description and owner name to the county parcel viewer from our county GIS map directory. Mismatches are a signal to pause closing until someone explains them.
Schedule B: requirements and exceptions
Requirements are items that must be satisfied for the policy to issue—payoff of a mortgage, recording of the new deed, releases of liens, and similar. Exceptions are matters the policy will not cover unless removed: easements, restrictive covenants, survey issues, taxes, and standard printed exceptions.
Many easements and plat notes first become obvious here. Walk the cited recording references with how to find easements on a property and how to find deed restrictions.
Commitment vs policy
The commitment is the offer. The final owner’s or lender’s policy is issued after closing and recording, and it may look slightly different if requirements were cleared. Keep both with your deed packet. For deed types themselves, see what is a warranty deed and what is a quitclaim deed.
What is a title commitment FAQ
Is a title commitment the same as a title policy?
No. The commitment is an offer to insure if requirements are met. The policy is issued after closing and recording.
What is Schedule B on a title commitment?
It lists requirements to clear before closing and exceptions that will not be covered unless removed, such as easements and covenants.
Should the legal description match the GIS parcel?
It should describe the same land. If the outline and description disagree, resolve that before you close.
How long is a title commitment good for?
Commitments state an effective date and often expire if closing is delayed. Ask the title company if you need an update.