The Buyer’s Guide to Title Commitments: Avoid Surprises After Closing

Buying real estate in Florida isn’t just about finding the perfect property and securing financing—it’s about making sure you actually own what you think you’re buying. One of the most important (and often overlooked) documents in this process is the title commitment. It’s essentially a promise by the title insurance company that, once certain conditions are met, they’ll issue a title insurance policy protecting your ownership rights.

But here’s the catch: title commitments can be dense, filled with legal terminology, and easy to skim past. Doing so could mean missing critical information about your property, your rights, and even future risks. That’s why breaking down the document—particularly Schedule A, Schedule B-I, and Schedule B-II—is so important.

What Is a Title Commitment?

A title commitment is not the same thing as title insurance. Instead, it’s like a preview of the insurance policy you’ll receive after closing. It spells out what the insurer is willing to cover, what conditions must be satisfied first, and which exceptions won’t be covered at all. Think of it as your chance to spot problems before money changes hands.

For Florida buyers, where issues like fraudulent deeds, surprise liens, and HOA restrictions are increasingly common, this document is a safeguard against future headaches. It can reveal:

• Who really owns the property now.
• What mortgages, taxes, or judgments need to be cleared.
• Whether there are restrictions that limit how you can use the property.

Without reviewing your title commitment carefully, you risk walking into a deal blind.

Schedule A: The Snapshot of Coverage

Schedule A is often described as the “who, what, and how much” of the deal. It provides a high-level overview, and every detail here matters. If this section contains errors, it can jeopardize your closing or even your ownership rights. You’ll typically see:

• Effective Date – The point in time when the commitment takes effect.
• Proposed Insured – The buyer or lender being protected.
• Current Owner – The party selling the property.
• Legal Description – The precise language defining the property’s boundaries (far more detailed than a street address).
• Policy Amount – Usually the purchase price or the loan amount.

Why it matters: Mistakes in Schedule A can create legal and financial disasters. For example, if the legal description doesn’t match the property you intended to buy, you could end up with a different parcel—or no clear ownership at all. Always compare these details against your contract and public records.

Schedule B-I: Requirements to Be Met Before Closing

If Schedule A is the snapshot, Schedule B-I is the checklist. This section tells you what needs to be fixed or resolved before the title insurance company will issue coverage. It’s the “clean-up” list that ensures you’ll walk away with clear title. Common requirements include:

• Paying off any existing mortgages or liens.
• Satisfying outstanding property taxes.
• Clearing up judgments or legal claims against the seller.
• Correcting clerical errors in previous deeds.
• Ensuring corporate sellers or estates have authority to transfer title.

Why it matters: If these items aren’t resolved, you don’t just risk delays—you may not be able to close at all. In Florida, where issues like unpaid condo assessments or lingering liens are frequent, Schedule B-I ensures you’re not inheriting someone else’s debt. A real estate attorney will often coordinate with the title company to confirm every box is checked before the closing table.

Schedule B-II: Exceptions to Coverage

While B-I tells you what must be done, Schedule B-II tells you what won’t be covered—even after closing. These are the exceptions, and they define the limits of your title insurance policy. Typical exceptions include:

• Easements – Utility companies or neighbors may have rights to use part of the property.
• Restrictive Covenants – HOAs or developers may limit things like fencing, rentals, or home businesses.
• Encroachments – A neighbor’s driveway or fence may cross your property line.
• Unrecorded Claims – Issues not yet filed but still enforceable.

Why it matters: Buyers often assume “ownership” means full control, but exceptions can drastically limit property rights. Imagine buying a home only to discover you can’t add a pool because of a utility easement. Reviewing B-II carefully helps you avoid these unwelcome surprises.

How to Protect Yourself When Reviewing a Title Commitment

Many buyers glance over the title commitment or assume their agent or lender has it covered. That’s a mistake. This document is your roadmap to safe ownership, and reviewing it early is critical. To protect yourself:

• Request it early – Don’t wait until the week of closing.
• Cross-check with your contract – Make sure names, amounts, and property descriptions match.
• Ask about anything unclear – Exceptions aren’t always standard; some can be resolved.
• Work with a Florida real estate attorney – Having an attorney review your title commitment ensures that problems are caught before they become expensive disputes.

Florida-Specific Risks and Considerations

Florida’s real estate market is unique—and so are its risks. Fraudulent deeds, unrecorded liens, HOA disputes, and encroachments are particularly common here. This makes understanding your title commitment even more critical.

For example, Florida has seen rising cases of deed theft, where scammers file fraudulent documents claiming ownership of properties. A careful review of title commitments and the use of property fraud alerts from local clerks can provide an extra layer of protection.

Key Takeaways

In Florida, where property disputes and fraud risks are higher, understanding your title commitment is a must.

• Schedule A shows the core details—get them right or risk ownership issues.
• Schedule B-I is the requirements list—resolve these or you may not close.
• Schedule B-II sets the boundaries—what your title insurance won’t cover.

Final Thoughts

A title commitment isn’t just paperwork—it’s the legal blueprint for your property rights. Understanding Schedules A, B-I, and B-II empowers you to spot red flags, ask the right questions, and make sure you’re truly protected when you invest in Florida real estate.

Buying property is exciting, but skipping over this step could lead to years of disputes, restrictions, or financial loss. Review your title commitment carefully, and whenever possible, have a real estate attorney guide you through it. After all, peace of mind is worth far more than signing a contract you don’t fully understand.

Ready to Protect Your Property Rights Before Closing?

Your title commitment holds the key to understanding your real estate purchase—but only if you know how to read it. At DuFault Law, we guide Florida buyers and sellers through the title commitment process, explain Schedule A, B-I, and B-II, and resolve issues before they become costly disputes.

• Call us at (239) 422-6400
• Email us at contact@dufaultlaw.com
• Or Visit our Contact Page to schedule a consultation