Staring at a Texas title commitment and not sure what it means for your purchase in Marble Falls or greater Burnet County? You are not alone. The commitment is packed with legal terms, but it is also your roadmap to a clean closing and clear ownership. In this guide, you will learn exactly what to look for in Schedule A and Schedule B, the Hill Country exceptions that matter, and the steps to protect your interests before you sign. Let’s dive in.
What a title commitment is
A title commitment is the title company’s written promise to issue a title insurance policy at closing once certain requirements are met. It is not the policy itself. Think of it as a snapshot of the property’s current title status and a checklist of what must be cleared or accepted before you can close confidently.
In Texas, title insurance is regulated by the Texas Department of Insurance. The commitment appears early in the transaction timeline and helps you and the seller decide what to cure, what to insure over, and whether you need a new or updated survey.
Most commitments are organized into schedules. For buyers, the two that matter most are Schedule A and Schedule B. You will also see a section of “requirements,” often called Schedule C or simply Requirements, that the title company needs met before issuing your policy.
Schedule A: what to verify
What Schedule A includes
Schedule A lays out the key facts of your deal:
- Effective date of the commitment
- Proposed insured parties, usually you and your lender if you are financing
- Amount of insurance, typically the purchase price for the owner’s policy and the loan amount for the lender’s policy
- Legal description and the property address
- Current vesting or owner of record
- Instruments relied upon for vesting, such as prior deeds
- The form or type of policy the title company will issue
How to double-check Schedule A
Your goal is to confirm that every essential detail matches your contract and survey.
- Names and entities: Make sure your personal name or purchasing entity is correct and spelled accurately.
- Legal description: Compare it to your survey and contract. Note any acreage differences or typos.
- Effective date: Ask for an update if the search is older. You want late recordings captured before closing.
- Policy amounts: Confirm owner and lender coverage amounts match the deal terms.
- Current vesting: Ensure the seller shown in the records matches the seller in your contract.
Red flags in Schedule A
- Seller’s vesting does not match the contract, such as a trust or LLC selling but the contract shows an individual.
- Legal description does not match the survey or appears incomplete.
- An older effective date with no bring-down update close to closing.
Schedule B: exceptions explained
Schedule B lists what the title company will not insure against unless removed or specially insured. It typically has two parts:
- B-I: Standard exceptions that appear on most commitments
- B-II: Special exceptions tied to specific recorded documents on the property
Standard exceptions you will likely see
Most buyers will see these exceptions. They are common and often manageable.
- Real estate taxes not yet due and payable
- Rights of parties in possession, such as tenants
- Matters that an accurate survey would reveal, often called the survey exception
- Easements and rights-of-way of record
- Mechanic’s liens that could arise after the effective date
These items can often be addressed with endorsements, survey work, or seller action.
Special exceptions in Marble Falls and Burnet County
Hill Country and Highland Lakes properties often include unique recorded matters. Each of these deserves careful review and, if needed, additional steps.
Utility, powerline, and pipeline easements
- Common across rural and lakeside parcels. These can restrict where you can build or fence.
- Action: Ask for copies of the recorded easement documents and confirm the exact location on your survey.
Lake and river authority easements
- Properties around Lake Marble Falls and Lake LBJ may be subject to easements or reservations held by river or lake authorities.
- Action: Request any recorded documents that affect shoreline, docks, or bulkheads. Verify permitting requirements for docks or shoreline work.
Mineral reservations and severed mineral estate
- In Texas, the mineral estate can be separate from the surface estate. That can allow mineral owners to use the surface as reasonably necessary for development.
- Action: Ask for recorded instruments that reserve or convey minerals. Consider whether you need additional protection or a negotiation with the seller.
Access and private roads
- Many Hill Country properties use private roads or shared driveways with unclear maintenance duties.
- Action: Confirm recorded access to a public road and obtain any road maintenance agreements.
CCRs and property owners associations
- Covenants, conditions and restrictions, plus HOA or POA rules, may impact rentals, improvements, parking, or docks.
- Action: Request all CCRs and architectural guidelines. Confirm whether there are violations or pending assessments.
Special districts and assessments
- Some properties may be within special districts that levy assessments or collect taxes.
- Action: Confirm tax status and whether a special district is collecting assessments.
Tax liens, judgments, and recorded liens
- These must generally be paid or released before closing.
- Action: Require releases or payoffs for any recorded liens.
Plats, subdivision restrictions, and setbacks
- Recorded plats and restrictions can limit buildable areas and setbacks.
- Action: Obtain and review the recorded plat and verify constraints with your survey.
Floodplain and flood easements
- Proximity to the Colorado River and Highland Lakes can result in floodplain considerations.
- Action: Order a flood determination, review maps, and check for any recorded flood easements.
Septic and well records
- Rural properties often rely on on-site sewage facilities and wells.
- Action: Verify septic permits and well records and consider inspections.
Older Texas deed quirks
Older conveyances sometimes include mineral or water reservations, ambiguous metes-and-bounds descriptions, or unreleased mortgages and vendor’s liens. These are not unusual, but they require attention and, where possible, recorded releases or curative documents before closing.
Why surveys matter
Many commitments include a survey exception, which means the title company will not insure against matters a current survey would reveal. A recent boundary or ALTA/NSPS survey can identify encroachments, easements, setback conflicts, and improvements. When you provide a current survey, the title company can often reduce or remove certain survey-related exceptions and offer endorsements that improve your coverage.
Ways to handle exceptions
- Seller cure: The seller pays off liens, obtains releases, or secures needed agreements.
- Endorsements: You purchase added protections for specific risks, like access or survey matters.
- Survey updates: A new or updated survey clarifies boundaries and encroachments.
- Negotiation: If a permanent easement affects your plans, seek price adjustments or seller concessions.
Buyer checklist for Marble Falls and Burnet County
Request these items
- The full title commitment, including Schedules A and B and any requirements
- Copies of all special exception documents, such as easements, CCRs, plats, and mineral reservations
- The exact legal description and referenced vesting instruments
- The title company’s list of requirements to issue the owner’s policy
Ask your title officer
- What is the effective date of the title search, and when will you provide a bring-down update before closing?
- Are there any mineral reservations or severed mineral interests? Please send the recorded documents.
- Do any LCRA or similar easements affect shoreline or dock placement on this property?
- Is there a survey exception in Schedule B? Do you recommend a boundary or ALTA survey here?
- Are there any outstanding liens, judgments, or delinquent taxes the seller must clear?
- Which endorsements are appropriate for this specific property type and location?
Involve the right local pros
- County records: Work with the title company to obtain recorded instruments from the county clerk.
- River or lake authority: Confirm shoreline restrictions and any dock or bulkhead permitting.
- County development and environmental: Verify septic permits and well records.
- Surveyor: Order or update a boundary or ALTA survey.
- Real estate attorney: Engage one if you encounter complex mineral, access, or easement issues.
Red flags to address quickly
- Mineral reservations without clear surface-use limits
- No recorded legal access to a public right-of-way
- Large or undefined easements across your buildable area
- Unreleased contractor or tax liens
- Lake authority easements that restrict dock or shoreline use you need
What title insurance typically covers
An owner’s policy protects you against covered title defects tied to the property’s past, excluding the exceptions listed in the commitment. Endorsements can expand coverage for specific risks, such as certain survey or access issues. Sellers commonly clear liens and provide releases. If not, insist on escrowed funds or accurate policy exceptions before closing.
Timeline tips
Title work reflects a point in time. Ask for a bring-down update just before closing. Surveys and curative work can add days or weeks, so plan contract contingencies accordingly. For lakefront improvements like docks, permitting can add time as well.
Move forward with confidence in the Hill Country
Reading a title commitment is not about becoming a lawyer. It is about confirming what you are buying, what will remain on title after closing, and how to manage any risks. In Marble Falls and across Burnet County, many exceptions are routine, and the right combination of seller action, surveys, and endorsements can resolve most issues. When something unusual appears, early coordination with your title officer, surveyor, and, when needed, an attorney keeps your purchase on track.
If you want a local, hands-on guide for your Hill Country purchase, we are here to help you review key title items, coordinate survey and due diligence, and negotiate practical solutions that fit your goals. Start a conversation with McAlister Realty.
FAQs
What is the difference between Schedule A and Schedule B on a Texas title commitment?
- Schedule A lists the who, what, and how much of your policy, while Schedule B lists exceptions that will not be insured unless removed or insured over.
Which title exceptions are common versus deal-breakers in Marble Falls?
- Taxes not yet due, general survey exceptions, and typical utility easements are common, while lack of legal access, major encroachments, or restrictive shoreline easements can be deal-breakers.
How can I tell if mineral rights were reserved on my property?
- Ask your title officer for the recorded instruments listed in Schedule B that reserve or convey minerals, then evaluate surface-use implications and available endorsements.
If there is an easement across my yard, can I still add a pool or garage?
- It depends on the easement’s location and terms; your survey and the recorded easement document will show whether building is restricted in that area.
Do I need to get a new survey for my Burnet County purchase?
- A current, accurate survey can reduce risk and may allow the title company to remove or narrow survey exceptions, which improves your coverage.
Can the title company remove Schedule B exceptions?
- Some can be removed with curative action or updated surveys, and others can be insured over with endorsements, while permanent easements or restrictions usually remain.
Who pays to clear title problems before closing?
- Sellers typically clear their liens and provide releases, but the contract controls; negotiate cures, escrows, or price adjustments when needed.
How do lake or river authority easements affect docks in the Highland Lakes?
- They can limit dock placement, shoreline work, and access; request the recorded documents and confirm permitting requirements before closing.
