How to Read a Title Commitment Like a Pro

It’s the document that can make or break a smooth closing, but most agents never get a proper walkthrough of it. The title commitment is packed with critical details, and understanding how to read it can give you a serious edge as a real estate professional. At Acorn Title, we believe in partnership and transparency, so we’re breaking it down for you.

The title commitment is essentially a promise. It’s issued by the title company after completing the title search and outlines the conditions under which we’re willing to issue a title insurance policy. Think of it as a preview of what’s needed to get your client to the closing table with clear title in hand.

It’s typically divided into three main sections, or “Schedules.” Let’s walk through what each one means.

Schedule A is the “snapshot.” It provides the basic facts: the proposed insured parties (usually the buyer and the lender), the type of policy being issued, the purchase price, and the legal description of the property. As an agent, you’ll want to make sure this section matches the signed contract, buyer name, seller name, and property details should all be correct.

Schedule B lists the exceptions to coverage, what the title policy will not cover. This includes standard items like utility easements, property restrictions, and HOA covenants. These aren’t necessarily red flags, but they’re worth reviewing with your client, especially if they affect how the property can be used. For example, a recorded utility easement might impact where someone can build a pool or add a structure.

Schedule C is where you’ll find the “must-do list” before the deal can close. This is where any red flags will live, like unreleased liens, unpaid taxes, judgments, or missing documents. If something is listed here, it needs to be resolved or addressed before the title company will issue the policy. This is the section that often requires the most coordination between the title company, agent, lender, and seller.

One of the most important things you can do as an agent is to review the title commitment early. Don’t wait until the week of closing to spot issues. A proactive review allows time for corrections, communication, and collaboration, and your clients will appreciate your attention to detail.

At Acorn Title, we send commitments as soon as they’re ready and we’re always available to walk you through them. You don’t have to be a title expert, we’ve got your back, but a little knowledge can go a long way in protecting your deal and strengthening your reputation.

So next time that commitment hits your inbox, don’t just forward it and forget it. Open it. Read it. And if anything seems off, give us a call. We’re here to help you close with clarity and confidence, every time.

📞 (210) 465-3033

📧 info@acorn-title.com