Who gets to review the commitment before closing?

Everyone with a stake — buyer, seller, agents, lender. Florida contracts give buyers a window to object to title matters shown in the commitment; the window is real leverage, but only for people who read the document. We flag anything unusual affirmatively rather than waiting to be asked.

Can exceptions be negotiated away?

Some. Standard exceptions often lift with a survey and affidavits; specific recorded instruments generally survive unless legally extinguished. The move is asking which category each exception is in — and doing it during the objection window, not at the table.

How to Read a Title Commitment — Schedule A, B-I, and B-II

Last reviewed: July 2026

What a commitment is

It's the underwriter's binding offer: 'insure this buyer/lender on this property IF these conditions are met.' Three parts matter. Schedule A states the facts — property, current record owner, proposed insured, coverage amounts. If Schedule A's owner isn't your seller, you've just learned something enormous (estate? trust? assignment?) that the whole deal now runs through.

Schedule B-I: the to-do list

Requirements are everything that must happen before the policy issues: pay off and release the existing mortgage, obtain the estoppel, record the probate order, produce the trust certification, cure the judgment. Read them as the closing's critical path — every item is either routine paperwork or an early warning. Ask your closer which B-I items are 'ordinary course' and which are 'watch this one.' The honest answer tells you your real closing date.

Schedule B-II: what the policy won't cover

Exceptions are the permanent carve-outs: recorded easements, restrictions and covenants, the association declaration, matters a survey would show. Some are removable (the 'standard exceptions' can often be deleted with a survey and seller affidavits — ask), some are livable (utility easements along the rear line), and occasionally one is a dealbreaker you want to discover now (an access easement through your planned pool). Exceptions are where 'the property comes with obligations' gets specific.

Commitment vs. policy

The commitment is the promise; the policy is the product. After closing, the recorded documents clear the requirements and the final owner's policy issues, with B-II's survivors as its exceptions. If a policy arrives with an exception you never saw in the commitment, call — that's exactly the kind of discrepancy our post-closing review exists to catch.

The title commitment: the most important document nobody reads