Your title commitment just arrived, and it reads like another language. You are not alone. Understanding Schedule A and Schedule B is one of the most important steps you can take to protect your purchase or sale in Norman and across Cleveland County. In the next few minutes, you will learn what each schedule means, what to watch for in Oklahoma, and how to move from commitment to a clean policy with confidence. Let’s dive in.
What a title commitment covers
A title commitment is the title insurer’s written promise to issue a policy once certain conditions are met. It is not the policy. Instead, it shows what will be insured and what must be cured before closing.
You will see the effective date, the proposed insured parties, and a list of requirements and exceptions. Buyers, sellers, and lenders use this to plan payoffs, signatures, affidavits, and releases. It is the roadmap to a smooth closing.
Schedule A at a glance
Schedule A lists the core facts behind the commitment: the effective date, proposed insureds, policy type, insured amount for a lender, current ownership, and the legal description. Every detail should match your deal terms.
- Effective Date: The last date through which records were searched. New filings after this date may not appear until an update or closing bring-down.
- Proposed Insureds: Who will be covered, such as you and your lender.
- Amount of Insurance: Usually the loan amount for a lender’s policy.
- Vesting: The current titled owner. This drives who must sign and how funds are disbursed.
- Legal Description: The precise parcel. It should align with your contract and any survey.
Why the effective date matters
If anything records after the effective date and before closing, it may affect title. Ask your title company about an updated search close to closing to catch new items.
Vesting and local ownership issues
In Oklahoma, vesting often involves trusts, estates, or deceased owners. If a seller holds title as a trustee or personal representative, expect added documents, such as trustee affidavits or court orders, to appear as requirements.
Legal description and surveys
Confirm the legal description matches your contract and any survey. Rural or older descriptions are more prone to errors. If you plan improvements, a current ALTA/NSPS survey can help clarify boundaries and support certain endorsements.
Schedule B explained
Schedule B is where most action happens. It has two parts. Part I lists requirements you must satisfy to get a policy. Part II lists exceptions the policy will not cover unless removed or insured over.
Part I: Requirements before policy
Common requirements include:
- Payoffs and releases for existing mortgages or liens.
- Correctly executed deeds and lender documents, with all required signatures.
- Proof of identity and owner affidavits, plus HOA or estoppel letters if needed.
- Payment of due or delinquent property taxes and proof of clearance.
- Premium payment and any endorsements requested by you or your lender.
Part II: Exceptions that remain
Exceptions are items the policy will not cover unless cleared. Expect to see:
- Recorded easements, utility rights-of-way, and restrictive covenants.
- Existing mortgages or judgments that remain until released.
- Tax liens or assessments if unpaid.
- Mechanic’s liens tied to recent work.
- Standard exceptions for unrecorded matters or items after the effective date.
- Mineral reservations and oil and gas leases, which are common in Oklahoma.
Mineral rights in Oklahoma: Recorded mineral deeds, reservations, or leases can separate mineral ownership from the surface. They can affect surface use and value. These often remain as exceptions unless you obtain special coverage or negotiate solutions.
Timeline from commitment to policy
Here is how the process usually flows in Norman and Cleveland County:
- Commitment issued: The title company completes a search and sets the effective date.
- Review: You, your agent, and your lender review Schedules A and B for accuracy.
- Curative work: The title company and seller clear payoffs, releases, affidavits, court orders, and other requirements.
- Bring-down search: Right before closing, the title company checks for new recordings after the effective date.
- Policy issued: Once requirements are met and funds are disbursed, the insurer issues the owner’s and lender’s policies.
Norman and Cleveland County issues
Certain title issues appear more often locally. Knowing them helps you plan ahead.
- Mineral and oil and gas interests: Watch for reservations, leases, and royalty interests. These often stay as exceptions.
- Easements and rights-of-way: Utility and access easements are common and must be respected.
- Mechanic’s liens: Recent improvements can trigger contractor claims.
- Tax matters: Unpaid taxes create liens and must be cleared with the county.
- Probate or estate sales: Court approvals or recorded orders may be required.
- Recording gaps: Items recorded after the effective date need a bring-down and possible action.
How to resolve common issues
Many items can be cured with planning and documentation. Your title officer will guide the process.
- Payoffs and releases: Order payoff statements early and confirm recorded satisfactions.
- Affidavits and indemnities: Owner affidavits can address certain gaps when records are incomplete.
- Endorsements: Ask about endorsements that may insure over certain exceptions, for an added premium.
- Surveys: A current survey can help remove general survey exceptions and clarify encroachments or easements.
- Court orders: Secure probate orders or trustee documents when estates or trusts are involved.
Buyer checklist for Norman
Use this quick list once you receive your commitment.
- Verify Schedule A: names, vesting, legal description, and effective date.
- Review Schedule B: note liens, easements, restrictions, and mineral items.
- Ask about endorsements and whether a new survey will benefit you.
- Flag concerns early with your agent and title officer.
- Confirm a bring-down search right before closing.
- Obtain an owner’s policy to protect your equity.
Seller checklist for Norman
If you are selling, prepare ahead to avoid delays.
- Order a preliminary title review as you list the home.
- Gather payoff statements and plan for timely releases after closing.
- Provide required affidavits, HOA documents, and any third-party consents.
- Address probate or trust steps, including court orders if needed.
- Respond quickly to title company requests to keep closing on track.
Who pays and which policies matter
Payment for title costs can vary by contract and local custom. It is common for borrowers to pay for the lender’s policy. The owner’s policy is a one-time premium that protects your ownership for as long as you have title. Review your contract to confirm who pays what in your Norman transaction.
Close with confidence in Cleveland County
When you read Schedule A and B with care, you protect your investment and reduce surprises. Confirm the basics, clear the requirements, and understand the exceptions that will remain in your policy. If you want hands-on guidance from a local expert who treats your transaction with discretion and detail, connect with Wyatt Poindexter for a private, white-glove consultation.
FAQs
What is Schedule A in an Oklahoma title commitment?
- It lists the effective date, proposed insureds, policy type, insured amount, current ownership, and the legal description that the insurer relied on.
What does Schedule B Part I (Requirements) mean for closing?
- It outlines the actions and documents you must complete, like payoffs, releases, correct signatures, tax clearance, and lender paperwork, before a policy can issue.
What are Schedule B Part II (Exceptions) in Norman?
- These are recorded items, such as easements, covenants, taxes, liens, and mineral interests, that will not be insured against unless cleared or insured over by endorsement.
Why is a bring-down search important in Cleveland County?
- It checks for new recordings after the effective date to prevent surprise liens or filings from slipping into your closing unnoticed.
How do mineral rights affect a home purchase in Oklahoma?
- Mineral reservations or oil and gas leases can limit surface use and remain as policy exceptions, so review them early and discuss options with your title officer.
Should I order a survey for a Norman property?
- A current ALTA/NSPS survey can clarify boundaries and easements, and it may help remove or narrow survey-related exceptions in your policy.
