Buying in the Texas Hill Country should feel exciting, not confusing. If you just received a title commitment for a home or land in 78636, you might be wondering what it actually covers and what you need to do next. You are not alone. With the right roadmap, you can read it with confidence and protect your purchase.
In this guide, you will learn what a Texas title commitment is, how to read Schedules A through D, common Hill Country exceptions explained in plain language, and the smart questions to ask before you close. You will also see local tips for Blanco County and Johnson City so you can move forward with clarity. Let’s dive in.
What a title commitment is
A title commitment is the title company’s promise to issue a title insurance policy at closing if certain listed requirements are met. It is not the policy. It outlines exactly what the title company will insure and what it will not insure unless steps are taken first.
You typically receive the commitment after your contract is executed and the title company is selected. In most transactions, it arrives during your due diligence period, often days to a few weeks before closing. The timing matters because you use this window to clear issues or request endorsements.
Two key takeaways for buyers:
- The commitment lists exceptions. These are risks the title company will exclude from coverage unless cured or endorsed.
- Many items can be resolved before closing. Others, like mineral reservations, may remain and require negotiation or acceptance.
How to read Schedules A–D
Not every title company lays out pages the same way, but the structure is widely consistent. Focus on these sections in order.
Schedule A: Core facts
Schedule A shows the commitment’s effective date, the proposed insured parties, the amount of insurance, the estate to be insured (fee simple or leasehold), vesting, and the legal description.
Why it matters: Verify your names, how title will be held, and that the legal description matches your contract. Mistakes here can delay closing and cause headaches later.
Schedule B: Requirements and exceptions
Schedule B is the section most buyers should scrutinize.
- Part I lists requirements. These are the actions or documents needed before the title company will issue the policy, such as payoffs, releases, affidavits, proof of identity, updated survey, signatures from a spouse, or probate documentation.
- Part II lists exceptions. These are recorded matters the title company will not insure against unless removed or covered by an endorsement. They commonly include easements, covenants, recorded liens, mineral reservations, and access limitations.
Why it matters: Requirements must be completed to close. Exceptions describe limitations that can affect your future use of the property and your coverage.
Schedule C and Schedule D: Supporting details
These schedules can vary by company. Schedule C is often used for additional specific exceptions or to group underlying instruments. Schedule D commonly lists the recorded documents reviewed, tax information, loan records, and a summary of the title file and fees.
Important: Because usage can differ by company, ask the issuing title officer to walk you through each line item. A short call can prevent misunderstandings.
Common Hill Country exceptions explained
Below are items buyers in Blanco County and the Johnson City area see often. For each, you will find a plain-language translation and typical buyer actions.
Recorded liens and mortgages
- What it says: “Deed of Trust recorded under instrument #XXXXX.”
- Plain language: A lender has a recorded claim on the property. It must be paid off or subordinated before you receive clear title.
- Buyer action: Require seller payoffs and recorded releases at closing. Ask the title company to confirm payoff figures and recording plans.
Tax liens and unpaid property taxes
- What it says: County tax lien or unpaid taxes for specific years.
- Plain language: Unpaid taxes create a lien that can survive closing if not resolved.
- Buyer action: Confirm tax status with the Blanco County Tax Office. Taxes are typically prorated at closing, and the title company will require tax clearance to issue the policy.
Judgments and UCC filings
- What it says: Judgment or UCC financing statement recorded.
- Plain language: A creditor has a claim that could attach to the property.
- Buyer action: Require release or payoff. If the judgment involves a prior owner, the title company may still need proof it no longer attaches.
Easements and rights of way
- What it says: Utility or access easement recorded under a specific instrument number.
- Plain language: Another party has the right to use a portion of the land for a set purpose, like power lines, drainage, or road access. Easements can limit where you can build or fence.
- Buyer action: Ask for the recorded easement document. Obtain a current survey showing the easement’s location. Request endorsements if available or negotiate a cure if it conflicts with your plans.
Restrictive covenants and HOA rules
- What it says: Covenants, conditions and restrictions recorded; HOA declarations.
- Plain language: Rules that govern land use, like setbacks or building materials. They may be enforced by an HOA or other owners.
- Buyer action: Get the current CCRs and HOA contacts. Confirm any violations or fees. Ask the seller to cure violations or escrow for compliance when needed.
Access limitations
- What it says: Access not guaranteed or a reservation of access rights.
- Plain language: There may be limited or no legal access to a public road. This can affect value and financing.
- Buyer action: Consult the title officer and consider a Texas real estate attorney if access is unclear. Obtain a survey and legal opinion or require the seller to secure an access easement before closing.
Mineral reservations
- What it says: “Mineral reservation recorded” or “excepting minerals.”
- Plain language: The surface owner may not own the minerals. Mineral owners can have significant rights to explore and access the surface subject to rules and agreements.
- Buyer action: Review the reservation instrument. Consider attorney review, a mineral-related endorsement if available, a price adjustment, or acceptance with full awareness of the risk.
Survey and the “survey exception”
- What it says: “Shortages in area,” “standard survey exception,” or “no survey provided.”
- Plain language: There may be boundary issues or encroachments, or the title company lacks an up-to-date survey.
- Buyer action: Order a current ALTA/NSPS survey. Ask for a survey endorsement and address any encroachments before closing. This is especially important on rural tracts with old fences or driveways.
Probate, guardianship, or spousal signatures
- What it says: “Subject to rights of surviving spouse” or notes about probate.
- Plain language: Ownership might involve probate or community property rights. Texas is a community property state, and a spouse or fiduciary may need to sign.
- Buyer action: Confirm the seller’s authority and required signatures early. The title company will typically require supporting documents like probate orders or spousal deeds.
Mechanic’s liens and contractor claims
- What it says: Sometimes noted as a potential risk for recent work not yet recorded.
- Plain language: Contractors who were not paid can file liens after work is completed.
- Buyer action: The title company may require seller affidavits and releases for recent work. You can request escrows or reserves for known risks.
Local notes for 78636 and Blanco County
The Hill Country has unique traits that show up in title work. Use these checkpoints as you review your commitment.
- Public records: Deeds, liens, plats, and recorded documents are handled by the Blanco County Clerk. The Blanco County Appraisal District maintains property tax accounts and exemptions, and the Blanco County Tax Office manages tax payment status. For plats and municipal easements, consult Johnson City or Blanco County planning and permit offices.
- Rural realities: Many properties have older deeds that reserve mineral rights. Access may appear on paper through old easements, but the physical route can differ. On unincorporated or remote tracts, do not assume visible access equals legal access.
- Surveys matter: On acreage or semi-rural property, older fences, driveways, and roads sometimes cross boundaries. A current survey is critical to confirm improvements and access.
- Recording gap risk: Your commitment has an effective date. Items recorded between that date and closing may not be captured. Ask your title officer whether they provide gap coverage or will update the search immediately before closing.
Smart questions to ask the title company
- Can you walk me through Schedule A and confirm how vesting will read on the deed so it matches my contract?
- What are the top Schedule B Part I requirements, and who is responsible for each item?
- Which Schedule B Part II exceptions will remain after closing, and how will they affect my use of the property?
- Are there mineral reservations or severed mineral interests? Can I get copies of the recorded instruments?
- Is there a current ALTA/NSPS survey? If not, can I order one and obtain a survey endorsement?
- Did the search find any tax delinquencies, judgments, or UCC filings?
- Who is paying for the owner’s and lender’s title policies per the contract and local custom?
- Which endorsements do you recommend for this property, such as access, survey, homestead, or HOA?
- Will you update the title search just before closing to cover the gap? If not, what protection is available?
- Are there HOA dues, CCR violations, or assessments? Can I review current CCRs and financials?
Buyer pre-closing checklist
- Read Schedule A carefully and confirm the legal description and vesting.
- Review Schedule B Part I requirements and assign responsibility with clear deadlines.
- Flag Schedule B Part II exceptions you do not understand and request copies of the underlying instruments.
- Order a current ALTA/NSPS survey. Review for encroachments, easements, and access.
- Request and read the recorded documents listed in the commitment’s document list or Schedule D. Ask your agent or a Texas real estate attorney to review complex items.
- Confirm property tax status and proration plans with the title company and tax office.
- Decide on endorsements you want for your owner’s policy and confirm costs.
- Verify who will pay for the owner’s title policy and make sure you receive the final policy after closing.
Next steps
A clear title path protects your investment and your plans for the property. If you are buying in 78636 or anywhere in Blanco County, a focused review of Schedules A through D, plus a current survey, can save you stress and money.
If you want a calm, concierge-style experience with local expertise, reach out to the Lisa Little Team. We will coordinate with your title officer, keep deadlines on track, and help you understand exactly what you are signing before you close.
FAQs
What is a Texas title commitment and how is it different from the policy?
- A title commitment is the title company’s promise to issue a policy if listed requirements are met. It previews what the company will and will not insure. The actual policy is issued after closing.
When do 78636 buyers usually receive the title commitment?
- You typically receive it after the contract is executed and the title company is chosen, usually during due diligence, often days to a few weeks before closing.
What should I check first in a title commitment for a Blanco County property?
- Start with Schedule A to confirm names, vesting, and the legal description. Then review Schedule B Part I requirements and Part II exceptions to see what must be done and what will remain.
How do mineral reservations affect Hill Country properties?
- Mineral rights are often severed in Texas. Mineral reservations can affect surface use and value. Review the reservation instrument, consider endorsements if available, negotiate as needed, or consult a Texas real estate attorney.
What is the “survey exception,” and how can I reduce the risk?
- The survey exception means the title company will not cover issues that a survey would reveal, like boundary or encroachment problems. Order a current ALTA/NSPS survey and request a survey endorsement if available.
Who usually pays for the owner’s title policy in Blanco County?
- It depends on your purchase contract and local custom. Ask your agent and title company to confirm who is responsible in your specific transaction.
What is the recording “gap,” and should I be concerned?
- The gap is the time between the commitment’s effective date and when your deed is recorded. Items recorded in that window might not be captured. Ask your title company about gap coverage or an updated search right before closing.
