What Is a Title Commitment and What Should I Look For in Florida?

The title commitment is the title company's formal promise to issue title insurance after closing, subject to specific conditions. It is one of the most important documents in a Florida real estate transaction — and one that most buyers never read carefully.

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What a Title Commitment Contains

A title commitment is organized into schedules:

Schedule A — Basic Transaction Information:

• The effective date of the commitment
• The type of policy to be issued (owner's policy, lender's policy, or both)
• The proposed insured (buyer and/or lender)
• The amount of insurance
• The legal description of the property

Schedule B-I — Requirements: The conditions that must be satisfied before the title company will issue the policy. These typically include:

• Payment of the purchase price
• Execution and delivery of the deed
• Payoff of existing mortgages and liens
• Payment of outstanding taxes
• Any other conditions specific to the transaction

Schedule B-II — Exceptions: The matters that the title insurance policy will NOT cover. These are items that appear in the public record and affect the property. Common exceptions include:

• Easements (utility easements, access easements)
• Deed restrictions and covenants
• Survey matters
• Rights of parties in possession

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What to Look For

Review Schedule B-II exceptions carefully. These are the items that will not be covered by your title insurance. You need to understand what easements, restrictions, and other encumbrances affect the property.

Check for unusual requirements in Schedule B-I. If there are unusual conditions that must be satisfied before closing, make sure they can be met within your contract timeline.

Verify the legal description. Confirm that the legal description in the commitment matches the property you are buying.

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Common Issues Found in Title Commitments

• Utility easements — typically not a problem, but worth knowing about
• Access easements — shared driveways or access paths that affect how you can use the property
• Deed restrictions — restrictions on use, building size, or other matters
• HOA covenants — recorded restrictions that govern the community
• Prior mortgages — must be paid off before or at closing

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FAQ

When do I receive the title commitment?

The title company typically issues the commitment within 1–2 weeks of the contract being executed.

Do I need an attorney to review the title commitment?

You are not required to have an attorney review it, but it is advisable for complex transactions or if you have questions about the exceptions.

What is the difference between the title commitment and the title policy?

The title commitment is issued before closing and describes what the policy will cover. The title policy is issued after closing and is the actual insurance contract.

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Questions about the title commitment for your Emerald Coast purchase? I can walk you through what to look for.

— Kinsey Haddock P.A., Broker Associate | Coldwell Banker Realty — Panhandle | License #BK3253849