Definition
A title commitment is the title insurance company's written promise to issue a policy once certain conditions are met. It is produced after a title search and is usually organized into schedules. One schedule identifies the proposed buyer, the policy amount, the current owner, and the legal description. Another lists requirements that must be satisfied before closing, such as paying off the mortgage, releasing liens, providing probate documents, or getting signatures from all owners. A further schedule lists exceptions the policy won't cover, like easements, recorded restrictions, or survey matters. For sellers, the requirements section is the to-do list: every open lien, judgment, missing heir, or unrecorded release shows up there. Reviewing it early lets you clear problems before they delay closing. If you see an item you don't recognize, such as an old judgment or a mortgage you paid off years ago, ask the title company what's needed to clear it.
Real seller example
When the Nguyen family agreed to sell their late father's home, the title commitment listed three requirements: letters testamentary for the executor, a release of a home equity line paid off years earlier, and payment of a small municipal lien. The executor sent the court documents, the bank issued the missing release after a phone call, and the municipal lien was scheduled to be paid at closing. Because they dealt with each requirement in the first week rather than at the closing table, the sale closed on the original date.
Frequently asked questions
Shortly after the title company completes its search, usually early in the contract period.
Requirements must be satisfied before closing. Exceptions are matters the policy won't cover.
Ask the lender for a recorded release or satisfaction. The title company can help request it.
Some can delay it until cleared, such as missing heirs or unreleased liens. Early review helps.
It varies by state and local custom and can be negotiated in the contract.
Our closings run through a title company, and we can often wait while common issues are cleared.