Central Colorado Title & Escrow mark Central Colorado Title & Escrow
For Homebuyers · Reading Your Title Commitment

How to read your title commitment

Your title commitment is the insurer’s written commitment, issued through us as its agent, to insure you at closing once its conditions are met. Most of the work it lists is ours. Your part: check the names and the property, read the exceptions, and flag anything that touches how you’ll use the place.

Updated October 2026 · 4 min read

Download the PDF

Bottom line: your title commitment is the insurer’s written commitment, issued through us as its agent, to insure you at closing once its conditions are met. Most of the work it lists is ours. Your part: check the names and the property, read the exceptions, and flag anything that touches how you’ll use the place. If everything looks right, you don’t need to do anything.

Your commitment, part by part

The partWhat it tells youWhat to check
Schedule AThe basics: the current owner, the search date, and the policies we’ll issue. Usually two: an owner’s policy protects you, a lender’s policy protects your lender.Your name, spelled exactly as you’ll own the home, with everyone who’ll be on title. The owner’s policy amount matches your price.
Exhibit AThe legal description: what gets insured. The street address is just for reference.It matches your contract. Buying more than one parcel? Each one should be listed.
Schedule B-1Requirements: the to-do list before the policy can issue, like paying off the seller’s loans and recording the deed.Mostly ours, the seller’s, or your lender’s. Read each revision; new items reopen a short objection window.
Schedule B-2Exceptions: items the policy won’t cover, on top of its printed exclusions. You take the property subject to each unless it’s removed.Easements (others’ rights to use the land), covenants and HOA rules (limits on building and use), ditches, minerals. Ask us for the document behind any line.
Heads up — a long Schedule B-2 is normal, especially in the mountains. Old federal land-grant, mineral, and water reservations show up often and usually stay on the policy. Ask us for copies.

What happens next, and what we need from you

Example 30-day purchase: we search and send the commitment around day 3, you read it before the objection deadline around day 10, your agent handles any fix before the resolution deadline around day 15, closing on day 30, and your policy after closing.US (CCTE)YOUYOUR AGENTObjection deadlineResolution deadlineClosingSearchCommitment out, then we clear B-1Your policyRead itLooks right? Nothing to do.SignFix window, only if something needs fixingDay 0Day 5Day 10Day 15Day 20Day 25Day 30AfterExample 30-day purchase, top to bottom: we search, the commitment arrives and you read it, the objection deadline around day 10, a fix window for your agent until the resolution deadline around day 15, we clear Schedule B-1, closing on day 30, then your policy.USYOUAGENTDay 10 · Objection deadlineDay 15 · Resolution deadlineDay 30 · ClosingDay 0 · We search the recordsCommitment arrives. You read it.Looks right? Nothing to do.Something off? Your agent objectsand works out a fix.We clear Schedule B-1Payoffs, releases, seller paperwork.You sign; we record your deedAfter closing: your policy arrives
An example 30-day purchase; your contract sets your dates. Objected? With no signed fix or written withdrawal by the resolution deadline, the contract ends. Trust, LLC, power of attorney, or new lender? Tell us on day one.

What a commitment isn’t

  • Not the policyIt’s the insurer’s commitment to issue one. The policy arrives after closing.
  • Not a billThe invoice is an estimate. It’s paid at closing, as your contract says.
  • Not a sign of troubleEvery commitment has requirements and pre-printed standard exceptions.
  • Not a survey or inspectionIt shows what’s recorded at the county. Where the fence sits takes a survey.

Common questions

Do I have to do anything when my title commitment arrives?

Read it the day it arrives. Check that your name, the property, and the policy amount match your contract, and look over the exceptions in Schedule B-2. If everything looks right, you don’t need to do anything. If something looks off, tell your agent before your Record Title Objection Deadline.

Is the invoice that came with my commitment a bill?

No. It’s an estimate of the title premium and related charges. Nothing is due now. It’s collected at closing, and your purchase contract decides who pays which part.

Why does my mountain property have mineral, water, or land-grant reservations on it?

Much of central Colorado was first deeded by the federal government, and those original grants often kept rights to minerals, ditches, or water. Later owners also sold off mineral or water rights separately. These items usually stay on the policy. Ask us for copies of the documents behind them.

Who do I call about a line on my commitment?

Call us for a copy of the document behind any line. If you think something needs fixing, call your agent. They track your contract deadlines and send any objection to the seller in writing.

Educational only — not legal or tax advice. Coverage, exclusions, and premiums follow the policy issued and Colorado’s filed rates, and vary by transaction. Deadlines refer to the Colorado Real Estate Commission residential contract (2026) and are set in each contract. Exception wording varies by underwriter. Policies underwritten through First American and Westcor (WLTIC). As of October 2026.