What Is a Title Commitment? The Document Every Indiana & Ohio Home Buyer Must Read
Missy Horner
President, Empire Title Services | 20+ Years Experience
Quick Answer: What Is a Title Commitment?
Definition: A commitment by your title company to issue title insurance once specific conditions are met before closing.
Three parts: Schedule A (transaction details), Schedule B-I (requirements to clear), Schedule B-II (policy exceptions).
When you get it: After the title search is complete - typically 5–15 days before closing.
What to do: Read it carefully, especially B-I requirements. Contact your title company with any questions.
If you've purchased a home in Indiana or Ohio, you've probably received a title commitment and wondered what to do with it. It's one of the most important pre-closing documents you'll receive - and one of the least explained. Here's what every buyer needs to know.
What a Title Commitment Actually Is
A title commitment (sometimes called a title binder or preliminary title report) is a formal promise from your title insurance company. It says: "Once these listed conditions are satisfied, we commit to insure the title to this property."
It is issued after the title company completes a title search - a deep examination of public records going back 40+ years to verify the chain of ownership and identify any liens, encumbrances, or legal issues. The commitment documents what was found and what the insurance policy will and won't cover.
Title Commitment vs. Title Insurance Policy
The title commitment comes before closing. The title insurance policy is issued after closing, once all commitment requirements have been met. Think of the commitment as the "I will insure you if…" document and the policy as "I am insuring you."
The Three Schedules Explained
Schedule A - The Basics
Schedule A contains the foundational details of the transaction:
- Effective date of the commitment
- Policy type being issued (Owner's and/or Lender's)
- Policy amount (purchase price or loan amount)
- Name of the proposed insured (buyer and/or lender)
- Legal description of the property
- How title is currently held (the current owner)
✓ Review this for accuracy - errors in the legal description or your name must be corrected before closing.
Schedule B-I - Requirements (Action Required)
This is the most important schedule for buyers and sellers. Schedule B-I lists conditions that must be satisfied before the title company will issue the policy. Common requirements include:
- Payoff and release of the seller's existing mortgage
- Release of recorded judgment liens against the seller
- Payment of delinquent property taxes
- Evidence of legal authority (e.g., letters testamentary for an estate)
- Survey or survey affidavit confirming boundary lines
- Execution and delivery of the new deed
âš Every item in B-I must be resolved before or at closing. Your Empire Title closer will walk you through each one.
Schedule B-II - Exceptions (What's Not Covered)
Schedule B-II lists exceptions from coverage - things the title insurance policy will not protect you against. These are divided into standard and specific exceptions:
Standard Exceptions (most policies):
- Rights of parties in possession
- Facts a survey would show
- Unrecorded mechanic's liens
- Taxes not yet due
Specific Exceptions (this property):
- Recorded easements (utilities, access)
- HOA restrictions and covenants
- Plat restrictions
- Mineral rights reservations
💡 Some standard exceptions can be removed with a survey or affidavit. Ask your Empire Title closer about your options.
Red Flags to Watch For in Your Commitment
These must be paid before closing. Confirm the seller is addressing them - don't assume.
The legal description in Schedule A must exactly match the deed. Errors can void your insurance.
If a corporation or estate is selling, proper authority documents must appear in B-I.
Easements for utilities are normal. Pipeline easements, drainage easements, or access easements for neighbors may affect your use of the land.
Title commitments expire (typically 6 months). If your closing is delayed, confirm the commitment is still valid.
Frequently Asked Questions
What is a title commitment?
A title commitment is a document issued by a title company after the title search, committing to insure the title once specific conditions are met. It has three schedules: A (transaction details), B-I (requirements to satisfy before closing), and B-II (exceptions from coverage).
When do I receive my title commitment?
After the title search is complete - typically 5–15 days before your closing date. Many Indiana and Ohio purchase contracts require the seller to provide a title commitment within a set number of days after contract acceptance.
What is Schedule B-II in a title commitment?
Schedule B-II lists exceptions to coverage - things the title insurance policy will not insure against. Standard exceptions include easements and survey matters. Specific exceptions are unique to your property, such as recorded HOA restrictions or utility easements.
What should I do if I see a problem in my title commitment?
Call your title company immediately. Items in Schedule B-I must be resolved before closing. Your Empire Title closer will explain each requirement and help coordinate resolution with the buyer, seller, and their agents.