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What to Look for on the Title Commitment

The Commitment is a Title Insurance document and commits the company to insure. It reflects matters that appear on the record title as of the effective date and time, which may or may not appear in the final policy (i.e. mortgages, easements, liens, restrictions, etc.) as well as setting forth the requirements which must be met before the final policy is issued.

Schedule A: As soon as you receive the Title Commitment, carefully review the information on Schedule A. If you find any discrepancies contact your Real Estate Agent and Escrow Officer immediately.

  • OWNER’S POLICY. Does the type of Owner’s Policy match what is marked on the contract?
  • POLICY AMOUNT. The Owner’s Policy amount should match the purchase price on the contract or final addendum.
  • BUYERS. Are the Buyers listed on The Commitment the same as the parties who signed the contract? Are the names spelled correctly?
  • SELLERS. Are the Sellers listed on The Commitment the same as the parties who signed the contract?
  • LEGAL DESCRIPTION. Does the legal description match what is on the contract?

Schedule B-1: Lists the requirements that must be met to close and issue policy. Carefully review for matters that are expected to be resolved before or at closing.

Possible requirements may include:

  • POWER OF ATTORNEY. Are any of the parties using a Power of Attorney to close?
  • ENTITIES. Is the Seller or Buyer a Corporation, Limited Liability Company, or Partnership? Documentation such as Articles of Incorporation, Resolution of Corporate Authority, and Partnership Agreements may be required in order to close.
  • DECEASED VESTED OWNER. Proper administration of the estate of the deceased and/or appropriate documentation will be required.
  • RELEASES. Deeds of trust/trust indentures must be reconveyed. Mortgages, liens, and judgments must be satisfied and released.
  • ACCESS. If no record access is found, an easement may be required.
  • LIEN WAIVERS. New construction transactions may require lien waivers for work and/or materials.

Schedule B-2: Lists exceptions to title. An exception is a specific item set forth that is not covered by the policy – something that is excluded from coverage.

  • STANDARD EXCEPTIONS. Every Commitment has standard or regional exceptions. The Standard Owner’s Policy will not cover any defects in title, losses, or claims which fall within the standard exceptions. The number of standard exceptions will be determined by your State and the Underwriter.
  • EXCEPTIONS. Specific exceptions that affect the subject property are listed after the standard exceptions on The Commitment and may include taxes, covenants, conditions and restrictions (CC&Rs), easements, reservations, deeds of trust/trust indentures, mortgages, liens, and/or judgments. 

         Exceptions may be deleted or revised on the final policy. Examples: Payment of prior and current property taxes at closing will be amended to show             paid current on final title policy and deeds of trust and mortgages paid at closing will be removed. 

         Policy endorsements can provide added coverage for additional fees.

*For exact terms, conditions, exclusions, and limitations, please contact your local TFC of Wyoming office.