The title commitment is one of the most important documents in a Texas real estate transaction—and also one of the most misunderstood.
When you’re buying a home in Frisco, Prosper, McKinney, Celina, Plano, Little Elm, or anywhere in North Texas, the title commitment tells you:
✔️ Who legally owns the property
✔️ Whether anything affects the title
✔️ Whether the title company will insure your ownership
✔️ What issues must be fixed before closing
Understanding the title commitment is crucial, and I walk you through it every time so nothing gets missed.
Here’s your buyer-friendly breakdown of Schedule A, B, C, and D.
1. What Is a Title Commitment?
A title commitment is a promise by the title company to issue a title insurance policy once all conditions are met.
It includes:
✔️ What the title company will insure
✔️ What it will not insure
✔️ What problems must be fixed before closing
It is not the same as the final title policy (that comes after closing).
2. Schedule A — The “Facts Page”
Schedule A is the simplest section.
It confirms:
✔️ Who currently owns the home
✔️ The legal description
✔️ The type of policy being issued
✔️ Who the new insured party will be (you + your lender)
✔️ The purchase price
✔️ The loan amount
This page must be accurate.
I always verify:
✔️ Correct seller names
✔️ Correct legal description
✔️ Correct purchase price
✔️ Correct loan information
If anything is wrong here, we fix it immediately.
3. Schedule B — Exceptions to Your Title Policy
Schedule B lists items the title will not insure against.
These are normal—you see them in every Texas transaction.
Common Schedule B items include:
✔️ Easements
✔️ Utility access rights
✔️ Mineral rights exceptions
✔️ HOA declarations
✔️ Recorded restrictions (CC&Rs)
✔️ Building setback lines
✔️ Encumbrances required by the city or state
These items stay with the property forever.
My job:
I help you understand whether these restrictions affect your intentions—especially things like pools, additions, fencing, or future development.
4. Schedule C — The “Problems to Fix” Section
Schedule C is the most important section for buyers.
These are items that must be cleared before title will insure the home.
Examples include:
✔️ Liens
✔️ Judgments
✔️ Child support liens
✔️ Tax liens
✔️ Bankruptcy issues
✔️ Probate / estate complications
✔️ Missing releases from previous loans
✔️ Abstract of judgment
✔️ Ownership disputes
✔️ HOA past-due balances
✔️ Mechanic’s liens
If an item appears on Schedule C, the seller (or title company) must resolve it before we can close.
This is where I get very hands-on.
My role:
I confirm that every Schedule C item is cleared on time so nothing delays your closing.
5. Schedule D — Ownership / Disclosure Information
Schedule D discloses:
✔️ Who owns the title company
✔️ Who owns the underwriter
✔️ Relationships between parties
✔️ Any affiliated business disclosures
This section is informational.
It does not affect the title directly, but it ensures compliance with RESPA.
6. What Buyers Must Focus On (My Priority List)
A) Schedule C items
These are potential deal-killers if not resolved.
B) Survey-related items
Easements and encroachments matter when planning pools, patios, sheds, or additions.
C) HOA restrictions
Certain HOAs regulate:
-
Outdoor structures
-
Short-term rentals
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Vehicle storage
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Fencing
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Landscaping
-
Exterior paint colors
I help you interpret these.
D) Easements and setbacks
These directly impact what you can build.
7. Common Title Issues in North Texas (That I Watch For Closely)
✔️ Missing Release of Lien from previous owner
Very common.
✔️ Unpaid taxes
Shows up frequently on Schedule C.
✔️ Mechanics’ liens from contractors
Especially on flips or remodeled homes.
✔️ Encroachments
Fences, driveways, patios intruding on neighbor property or easements.
✔️ HOA fines or past-due balances
Seller must resolve.
✔️ Heirship issues on inherited homes
Title must verify correct sellers.
✔️ New construction plat restrictions
Builders often have extensive easement requirements.
I review all of this with you before we proceed.
8. How I Review the Title Commitment With Buyers
When the title commitment arrives, I:
✔️ Read every line
✔️ Flag anything unusual
✔️ Verify Schedule A accuracy
✔️ Check easements on the survey
✔️ Identify potential encroachments
✔️ Review restrictions with you
✔️ Confirm Schedule C is clearable
✔️ Communicate with title + listing agent
✔️ Track deadlines for resolution
You will never have to interpret this document on your own.
9. When Title Problems Allow You to Terminate
If Schedule C includes items the seller cannot fix, you may:
✔️ Terminate the contract
✔️ Receive your earnest money back
✔️ Walk away clean
Examples include:
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Unresolvable ownership disputes
-
Large unpaid judgments
-
Probate issues that cannot be sorted in time
-
Title defects that cannot be cured
Your protection here is very strong.
10. When Title Problems Delay Closing
Some items take extra time to resolve, such as:
✔️ Liens requiring payoff statements
✔️ Incorrect legal descriptions
✔️ Errors in public records
✔️ Old loans that were never properly released
✔️ Paperwork needed from multiple heirs
I stay in constant communication with the title company so delays are minimized.
11. Why Title Insurance Is Critical
After closing, your title insurance protects you from:
✔️ Claims against your ownership
✔️ Previously unknown liens
✔️ Forged documents
✔️ Boundary disputes
✔️ Errors in public records
✔️ Heirship claims
✔️ And more
Texas is a non-disclosure state, which makes title insurance even more essential.
Bottom Line: The Title Commitment Protects You—If You Know How to Read It
Understanding Schedules A, B, C, and D is crucial to protecting your investment.
When you work with me, I:
✔️ Review the entire title commitment
✔️ Verify accuracy
✔️ Explain each section in simple terms
✔️ Ensure all Schedule C issues are cleared
✔️ Confirm restrictions won’t affect your goals
✔️ Keep title on schedule
✔️ Make sure closing is safe and smooth
Your ownership must be secure—and I take that responsibility seriously.
Want a Realtor Who Understands the Title Process Inside and Out?
If you want a smooth, well-protected buying experience in North Texas, I’d love to help.
