Texas Title Commitment: Schedule A & B Explained

Staring at a Texas title commitment and not sure what Schedule A or Schedule B really mean? You are not alone. These pages decide what your title insurance will cover and what risks stay with you after closing. In this guide, you will learn exactly how to read Schedules A and B for a Cibolo purchase, what to confirm, what to question, and how to keep your closing on track. Let’s dive in.

Texas title commitment basics

A title commitment is the title insurer’s written promise to issue a policy after certain conditions are met. It is not the policy. It tells you who will be insured, what property is covered, what will be excluded, and what must happen before the final policy can be issued.

In Texas, commitments and policies use state-promulgated forms regulated by the Texas Department of Insurance. For Cibolo, most properties are recorded in Guadalupe County. Some nearby parcels can lie in Bexar County, so always verify the county on your contract and with local records.

Schedule A: What to verify

Schedule A is the snapshot of the deal. It lists the proposed insureds, the type and amount of coverage, the interest in the property, the effective date, and the legal description. Review it line by line, since mistakes here can cause delays or coverage gaps later.

Names, policy type, and amounts

• Confirm that your name is listed correctly as the proposed insured for the owner’s policy.
• If you are financing, confirm your lender is shown for the lender’s policy.
• Check the policy amount. The owner’s policy amount should match the purchase price. The lender’s policy amount should match the loan amount.

Estate and effective date

• Verify the estate to be insured is fee simple unless you are buying a leasehold.
• Confirm the commitment’s effective date and time. Coverage only looks backward to that moment in time. Items recorded after that date will be handled at closing or in a later update.

Legal description and parcel ID

• Match the legal description to your contract and the Guadalupe County Appraisal District records. Confirm the parcel ID, lot and block, subdivision name, and any unit or phase.
• If anything is off, ask the title company to correct it now. Small description errors can create big problems later.

Schedule B: Exceptions to coverage

Schedule B lists what the insurer will not cover unless removed or insured over with an endorsement. You are looking for two kinds of exceptions. Printed, standard exceptions appear in most commitments. Specific exceptions are pulled from the public record for your particular property.

Standard printed exceptions

You will usually see language like:

• Taxes and assessments not shown as liens by the public records.
• Rights of parties in possession and any unrecorded agreements.
• Easements, rights of way, and restrictions of record.
• Reservations or exceptions in prior deeds, including mineral rights.

These do not always signal a problem. They are standard risk limits unless the title company agrees to narrow them with endorsements.

Specific exceptions you may see in Cibolo

• Recorded subdivision restrictions, covenants, and HOA or POA documents.
• Utility, drainage, or access easements that cross or border the lot.
• Mineral or royalty reservations, which are common in Texas and may affect surface use.
• Existing deeds of trust, judgments, or tax liens tied to the seller. These are often paid off and released at closing.
• Mechanic’s or materialman’s liens from recent construction or improvements.
• Clerical errors in prior deeds that need a corrective instrument.

Read each exception in plain English. Ask how it affects day-to-day use, future building plans, and resale. If an exception limits your intended use, discuss options to remove it or insure over it.

Why Schedule B matters

Schedule B defines the risks that survive closing. If an exception stays, you accept that risk. If the title company can remove it or issue an endorsement, you may gain protection. Work with your agent, the title officer, and your lender to decide which exceptions are routine and which need action.

Schedule C: Your closing to-do list

Many Texas commitments label requirements as Schedule C. Think of it as the closing checklist that must be completed before the final policy is issued. You will typically see payoffs for existing mortgages, a requirement for a signed and recordable deed, tax certificates, HOA status letters, and any corrective instruments needed.

Treat Schedule C like a project plan. Ask who is responsible for each item and when it will be ready. Sellers usually handle lien payoffs and releases. Buyers and lenders handle loan-related conditions and some endorsements.

Cibolo exceptions to expect

Cibolo transactions often include subdivision covenants and HOA rules, municipal or county easements for utilities and drainage, and mineral reservations from prior deeds. Taxes for the current year may not yet be liens. For newer or recently improved homes, watch for mechanic’s lien notices. For older chains of title, you may see a request for a correction deed due to a past recording or scrivener’s error.

None of these are unusual, but each one deserves a clear plan. Clarify whether an easement crosses your driveway, whether CC&Rs affect fencing or outbuildings, and whether any mineral reservation could impact surface use. If you are unsure, ask the title officer to explain the practical effect.

How exceptions get cleared or insured

Title companies coordinate curative work and will list required items in Schedule C. Your purchase contract will guide who pays for what. Typical curative steps include:

• Payoffs and recorded releases for mortgages, judgments, or liens.
• HOA estoppel or a letter showing assessments are current, plus any payoff of outstanding balances.
• Correction deeds or quitclaims to fix errors in the chain of title.
• Affidavits, such as an Affidavit of Heirship when prior probate is missing, an owner’s affidavit for unrecorded contractor claims, or paperwork for manufactured homes.
• Endorsements when an exception cannot be removed but coverage can be extended. Common examples include mineral-related, survey-related, or gap coverage endorsements. Ask your title company which are available and what they cost.

When you need a faster resolution, be specific in your requests. Here are simple phrases you can use:

• “Please provide payoff statement and recorded release for the mortgage shown on Schedule B.”
• “Please order HOA estoppel for the property and confirm any outstanding assessments.”
• “Please advise whether the mineral rights exception affects surface use or if an endorsement is available.”

Timeline and who pays

The title commitment is usually issued early in escrow. Straightforward payoffs and HOA documents often clear in a few days. More complex items, such as judgments, probate issues, or lien disputes, can take weeks or longer and may delay closing.

As a general rule, sellers pay to clear their own liens and mortgages. Buyers often pay for optional endorsements or a new survey, if required. Your contract will control, so review those provisions with your agent and the title company.

Buyer checklist for Cibolo

Use this quick list right after you go under contract:

• Confirm the property is recorded in Guadalupe County. If you are near a county line, verify the parcel with the local appraisal district.
• Request the title commitment as soon as it is available. Start with Schedule A for names, policy amounts, and the legal description.
• Read Schedule B for exceptions that impact access, utilities, the building footprint, HOA rules, or mineral reservations.
• Review Schedule C for payoffs, releases, HOA status, tax certificates, and any required surveys or affidavits.
• Ask your lender if they need specific endorsements or a new survey to approve the loan.
• Set internal deadlines to raise title objections within the periods allowed by your contract. Do not wait until the week of closing.

Local records to check

Local public records help you verify what the commitment shows:

• Guadalupe County Clerk for recorded deeds, easements, liens, and judgments.
• Guadalupe County Appraisal District for the parcel ID, legal description, and tax units.
• Guadalupe County Tax Office for current and delinquent tax status and payment history.
• Subdivision HOA or POA for estoppel letters and assessment status.

Your title company will pull most of this, but it is smart to know where the information comes from and how to confirm details if questions arise.

When to bring in a specialist

Bring in a Texas real estate attorney if Schedule B shows unclear chains of title, missing heirs, unresolved probate, adverse possession claims, oil and gas leases that could affect use, or boundary disputes that require legal interpretation. Use licensed surveyors when you need to locate or resolve easements, encroachments, or boundary lines. Your title officer can advise on whether an endorsement will cover a risk or if removal is required.

Next steps

Your title commitment is the roadmap to a smooth closing. Focus first on Schedule A to confirm the basics, then work through Schedule B to identify risks that matter for your plans, and track Schedule C as your to-do list. If something is unclear, ask early, set deadlines, and document requests in writing so nothing slips through.

If you want a local team to guide you through each page and protect your timelines, reach out to Bryan Warhurst for a quick consult. We will help you spot the red flags, coordinate with the title company, and keep your Cibolo closing moving.

FAQs

What is a Texas title commitment and why do Cibolo buyers get one?

• It is the insurer’s promise to issue a policy once requirements are met, showing who and what will be insured, what is excluded, and what must be done before closing.

What should I check first on Schedule A for a Cibolo home?

• Verify your name, the policy types and amounts, the fee simple interest, the effective date and time, and the legal description that matches local appraisal district records.

What kinds of Schedule B exceptions are common in Guadalupe County?

• Expect subdivision restrictions and HOA documents, utility and drainage easements, mineral reservations, and existing liens or deeds of trust that will be paid off at closing.

Can I remove Schedule B exceptions before closing?

• Many can be cleared with payoffs, releases, or corrective documents; others may be insured over with endorsements, depending on title company options and your lender’s requirements.

Who pays to clear title issues in a Cibolo transaction?

• Sellers typically pay to remove their liens and mortgages; buyers may pay for surveys and endorsements, but the purchase contract controls who pays for each item.

How fast can title issues be cured before closing?

• Routine items such as payoffs and HOA estoppels often clear in days; judgments, probate, or disputed liens can take weeks or longer and may delay closing if not addressed early.