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Title Commitment Review

Title commitment review that reads each Schedule B exception and the document behind it, draws each easement on the survey, and drafts the objections a partner signs.

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Follow one commitment across nine screens ↓

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The problem

Schedule B gets read in one pile and the survey in another

The commitment arrives soon after the purchase agreement is signed, and the recorded documents trickle in behind it. An associate reads each exception, pulls the instrument behind it and works out what it does to the land, often from a typed or handwritten page decades old.

Then the survey is checked on its own. A note that an easement was not plotted reads like housekeeping, though that strip may run straight under the building pad. The objection letter is drafted from scratch, each objection with its recording, against a deadline that turns anything missed into a permitted exception.

Built forReal estate partnersReal estate associatesParalegalsPractice leaders

The Problem Today

Each exception is a recorded document to read, and an easement missing from the survey can sit under the building.

25–50: Schedule B items in a typical commercial commitment published
4–6 hrs: of associate time for a first pass through Schedule B published

Read and checked by hand today

Exceptions
Documents
Survey
Letter

The last document is lateIt lands days before the objection deadline
Not plotted, not noticedThe surveyor's note gets waved through

The Solution

Each document readThe instrument behind each exception summarized, its passage cited
Drawn on the surveyEasements plotted from their own legal descriptions, against the pad
Each exception classedPermitted, object, endorse or cure, against the deal and the lender
Counsel approves and signsObjections drafted with book and page; the partner decides each one

Built-in controls

Only a partner approves objections and signs
Agent plots marked apart from the surveyor's
No client file is used to train a model

What You Get

Counsel sees what touches the building before signing, and the letter leaves ahead of its deadline.

8 days: early: the signed letter is out before its deadline our estimate

Each exception linkedTied to its source, with book and page
Endorsements asked for earlyThe request and pro forma policy drafted with the letter
The seller's reply, trackedEach cure held to the purchase agreement clock

Schedule B to cure

Title commitment review, from Schedule B to the seller's cure

Each feature is one screen: the exceptions classed, their documents read, the easements plotted, then the letter, the endorsements and the cure clock.

01The commitment, classed
A commitment read into classed exceptions, with each recording cited
How it works
- Schedule A, the 9 requirements and the 31 exceptions read with each recording reference
- Each exception proposed as permitted, object, endorse or cure against the purchase agreement and the lender's list
- On this lot: 13 permitted, 5 endorse, 7 cure and 6 object
- Each exception keeps the title company's own wording
Senior associateStarts from a classed table with each recording cited, instead of a blank first pass through Schedule B.
02Recorded documents
Each recorded document read, with the passage that matters marked
How it works
- A chain-of-title timeline, colored by the class of the exception each document sits behind
- 58 documents and 312 pages, typed, scanned or handwritten, each one read
- The reader highlights the passage and sums up what the document does
- Here, the cross-dock ban in §4.3(c) of a 38-page declaration
Real estate paralegalStops chasing which instruments arrived and who has read them, even when the last one lands days before the objection date.
03Survey plat
Schedule B exceptions drawn on the survey plat against the building pad
How it works
- Easements as translucent bands, setbacks as dashed lines, encroachments and possession as diamonds
- The planned building pad and truck courts drawn from the site plan
- Layers filter by class, and blanket exceptions with no location sit in a side list
- A side panel opens each exception with what its document says
Real estate partnerSees on one drawing what touches the building before a single objection goes out under the firm's name.
04Plotted from the description
Unplotted easements traced from their legal descriptions onto the plat
How it works
- Reads the centerline call: N 50°11' W, 706.3 ft, 15 ft each side
- Ties the beginning point to the east line and traces the strip across the lot
- Measures the overlap: 9,148 sq ft (0.21 acre) inside the building pad
- Marks the line as the agent's own plot, kept apart from the surveyor's
Real estate partnerCatches the survey note that says not plotted before it is waved through, because that strip is the one that can sit under the building.
05The recorded easement
The recorded document opened at its cited page, beside the approval
How it works
- A click on Book 412, Page 288 opens the recorded document
- The strip's width, its centerline and its no-building clause are highlighted
- The summary names the holder today and finds no release of record
- Approve objection 1 sits under the page, for a partner only
Real estate partnerReads the 30-ft strip and its building ban at the source before approving the objection, with the associate's recommendation already on file.
06Survey matters
Survey and commitment matched both ways, so an unplotted item is named
How it works
- 13 items checked: 12 on both, 1 not plotted by the surveyor
- A fence 6.2 ft over the north line, cattle pens and a billboard listed as encroachments or possession
- Table A items shown, with the one that came back partial
- A drafted request asks the surveyor to plot the easement on the next revision
Senior associateNo longer reads the plat and Schedule B apart, which is where an unplotted strip slips through.
07Endorsements
Endorsements tied to the exceptions behind them, with a policy markup
How it works
- Eight forms, each linked to the exceptions behind it and to the lender's list
- The title company's quoted charge per form, $3,960 in all
- A pro forma owner's policy Schedule B with deletions struck through
- Sent to the title company before the objection letter
Senior associateHas the endorsement request and the policy markup ready alongside the objections, without a second drafting pass.
08Objection letter
The objection letter in the firm's template, cited by book and page
How it works
- Six objections addressed to seller's counsel and the escrow officer
- Each objection names the exception, what it does to the site and the cure asked
- A margin shows who drafted, reviewed and approved each one
- Only a partner can sign and send, with 8 days left on the clock
Real estate partnerSigns a letter checked objection by objection, rather than one written from scratch against the purchase agreement deadline.
09Cure responses
A cure clock that runs from the objection letter to closing
How it works
- The purchase agreement dates on one line, from the commitment to closing
- Each objection beside the cure it asks the seller for
- The seller's answers fill the table when the reply comes in
- The tracker proposes accept or hold; the partner decides
Real estate partnerKnows which objection still waits on the seller and when the buyer must elect, without a separate tickler file.

Six objections on one warehouse lot, each with the cure asked of the seller

Each one cites its exception and its recording, and a partner approved each before signing.

Exception	Recorded	What it does to the site	Cure asked
14. Power line easement	Book 412, Page 288	A 30-ft strip with no building allowed; crosses the pad's northeast corner, 9,148 sq ft	Release, or partial release within the lot, before closing
9. Oil and gas lease	Doc. 2009-018832	Surface rights to drill, build roads and lay lines anywhere on the land	Surface-use waiver confining operations off the lot, with a minerals endorsement
17. Park declaration	Doc. 2005-027716	§4.3(c) bars a cross-dock facility, the planned use	Amendment, or a recorded waiver by the declarant and the association
22. Neighbor's fence	Survey note 4	6.2 ft over the north line, about 1,480 sq ft	Removal, or a recorded boundary-line agreement
26. Drainage easement	Doc. 2021-031907	40 ft wide with no paving; the south truck court covers 0.34 acre of it	The county's recorded consent to paving
30. Grazing lease	Doc. 2019-012730	A month-to-month tenant with cattle pens in the southwest corner	Termination, with possession at closing

The commitment, its instruments, the survey and the deal papers it reads

What the title company, the surveyor and the deal team send in.

The title commitmentSchedule A, the B-I requirements and the B-II exceptions, read with their wording kept

Recorded documentsEach instrument behind a special exception, plus the chain of title, typed, scanned or handwritten

The land title surveyThe plat, its notes and its Table A items, checked against the commitment both ways

The site planThe building pad and truck courts that each plotted easement is measured against

The purchase agreementIts objection clock, its cure periods and its list of permitted exceptions

The lender's requirementsThe endorsements the loan policy calls for, matched to the owner's request

Around the letter

More of the title commitment review, from the plat to the audit

What the partner, the associate and practice support open around the objections.

Commitment screen filtered to the six exceptions classed object, each with its recording, document count and proposed cure — **The six objections, filtered**One click narrows the 31 exceptions to the six classed object, each with its recording, its document count and the cure proposed.

Survey plat with the county drainage easement selected along the south line, its overlap with the truck court and the approved objection — **A drainage strip under the truck court**The county's 40-ft drainage easement bars paving without its consent, and the south truck court is paved over 0.34 acre of it.

Survey plat with the oil and gas lease selected as a blanket exception over all of the lot, beside its drafted objection — **A lease over the whole lot**The oil and gas lease has no location to plot, so the plat marks all of the lot, and the objection asks for a surface-use waiver.

Signed title objection letter with six objections and the partner's signature, the margin showing all six approved and the letter sent — **Signed, eight days early**The partner's signature under six objections, the endorsement request as Exhibit A, and the seller's reply due within ten days.

Audit of the review: time by agents, associate and partner, then each read, plot, approval, signature and send in order — **Who did what, and for how long**Agents 11 min, associate review 34 min, partner decisions 14 min: 59 minutes for all of Schedule B, each action on one record.

Classification rules for the practice: which matters propose object, cure, permitted or endorse, who set each rule, and the change history — **The rules behind each class**Any easement over the building pad proposes object; standard exceptions, liens and mortgages propose cure. Each rule shows who set it.

Behind the review

Seven agents prepare the review, and a lawyer approves each class

Each agent prepares one part of the file, and none of them signs or sends.

Commitment reader

Parses the commitment's Schedule A, the requirements and the exceptions, with each recording reference.

Never rewords an exception

Recorded document reader

Reads each recorded document, typed, scanned or handwritten, and sums up its effect with the passage cited.

Never summarizes a document it has not read
Sends missing documents to the paralegal to request

Easement plotter

Plots easements, setbacks and building lines from their legal descriptions and measures any overlap with the site plan.

Never moves a surveyor's line
Marks its plots as drawn from the description

Survey cross-checker

Matches survey items to exceptions both ways and lists encroachments, possession and flood zone.

Never certifies a survey

Exception classifier

Proposes permitted, object, endorse or cure against the purchase agreement and the lender's requirements.

Never decides: a lawyer approves each class

Objection drafter

Drafts the objection letter, the endorsement request and the pro forma markup in the firm's template.

Never sends anything

Cure tracker

Reads the seller's response, keeps the clocks and proposes accept or hold for each objection.

Never waives an objection

Questions on exceptions, easements and the objection deadline

What is title commitment review?

Title commitment review is counsel's read of a title commitment before the objection deadline: each Schedule B exception, the recorded document behind it, and what it does to the land and the planned building. Here agents read and plot, and a partner approves each objection and signs the letter.

What happens to an easement the surveyor could not plot?

The easement plotter traces its recorded legal description, the calls and the width, onto the survey and measures any overlap with the site plan. Its line is marked as the agent's plot. The cross-check also drafts a request for the surveyor to plot it on the next revision.

Does it decide which exceptions to object to?

No. The classifier proposes permitted, object, endorse or cure from the firm's rules, the purchase agreement and the lender's list. A lawyer approves each class, only a partner approves an objection, and nobody approves their own edit.

Can it read old typed or handwritten recorded documents?

Yes. The recorded document reader works through typed, scanned and handwritten instruments, sums up what each one does, and cites the passage by book and page or document number. A document it has not read gets no summary; the paralegal requests it.

How does it keep the objection deadline in view?

The purchase agreement clock runs from the later of the commitment, the survey and the last recorded document, with reminders before each date. The letter screen counts the days left, and the cure clock follows the seller's reply and the buyer's election.

Does anything reach the seller or the client without a lawyer?

No. Agents never contact the seller, the title company or the client. The partner signs and sends the letter, and the client's files stay inside the firm's workspace.

Real Estate Law & Conveyancing