Understanding a Title Commitment: Schedules A, B, C & D
A basic agent guide to reading the four schedules in a title commitment and connecting them to the contract timeline.
What the four schedules do
A title commitment is the title company’s commitment to issue title insurance if the stated requirements are satisfied. The four schedules organize the transaction facts, exceptions, requirements, and premium disclosures.
Schedule A — transaction facts
Confirm the proposed insured, policy amounts, legal description, ownership information, and lender information shown for the transaction. Agents should compare these basics with the contract and transaction file and alert the title company if something appears inconsistent.
Schedule B — exceptions
These are matters the title policy will not insure against unless changed or removed. Easements, restrictions, setback lines, and other recorded matters commonly appear here. Read the actual exceptions rather than assuming every item is routine.
Schedule C — requirements
These are items the title company requires to be resolved before it will issue the policy as proposed. Common examples can include existing liens, unpaid taxes, marital-status issues, probate/heirship requirements, or documents that must be signed or recorded.
Schedule D — disclosures
This schedule discloses information about the title insurance premium and the parties who will receive portions of it, including title agents, underwriters, or attorneys as applicable.
How an agent should use the commitment
- Confirm Schedule A matches the transaction you believe you are closing.
- Calendar the contract’s title-review and objection deadlines.
- Read Schedule B for exceptions that could affect the buyer’s use or ownership.
- Watch Schedule C for requirements that could delay closing if unresolved.
- Send legal questions about exceptions, ownership, liens, or title defects to the appropriate title professional or attorney rather than interpreting legal effect for the client.
Related resources
Built from general title-commitment education and the Independence Title “ABCs of a Title Commitment” reference used as inspiration for this plain-English Fitz & Co. guide.
View reference PDFNeed further assistance?
For transaction-specific questions, contact your broker or Broker Rochelle Fitzgerald at Fitz & Co. Real Estate.
For educational purposes only. Agents should verify current forms and consult with their broker when needed.