How to Read a Title Commitment: Schedules A and B Explained

The title commitment (called a preliminary title report in some Western states) is the most important document you will receive before closing — and the one most buyers never read. It is not a policy of insurance yet. It is the title underwriter's written commitment to issue a policy subject to specific requirements (conditions that must be met) and exceptions (matters the policy will not cover). Understanding this document protects you from closing on a property with surprises in the chain of title.

Every title commitment follows a standardized structure based on ALTA (American Land Title Association) forms, though state-specific variations exist. Schedule A identifies the parties, the land, and the proposed policy. Schedule B-I lists requirements — the to-do list that must be completed before the policy issues. Schedule B-II lists exceptions — easements, restrictions, and exclusions that will appear on the final policy. Reading all three schedules takes 15–20 minutes and can save you years of regret.

TrustPro Title & Escrow, Inc. delivers title commitments within 24–48 hours of file opening on standard residential transactions, with plain-English cover letters that highlight critical items. From Clearwater, Florida, we serve 49 states with flat escrow fees and dedicated closers who walk buyers and agents through the commitment on request. Questions about your commitment? Contact your closer or see our title services.