Title commitment and title curative

How do we send the title order, read the commitment on arrival and chase the exceptions with the title company until each is cleared before closing?

Order from the loan and treat the commitment as a list. Callvu places the title order with the title company from the loan and the contract, reads the commitment when it arrives (the vested owner, the legal description, the proposed insured amount, Schedule B requirements and exceptions, the effective date), classifies each requirement and exception as standard or needing action, chases the title company and the borrower through links for each item, tracks the commitment's effective date, and clears closing only when the required exceptions are removed or accepted.

In scopeComplex: multi-party handoffsCallvu moves: chase and verify, classify, write back

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Last updated November 7, 2026.

The problem today

The commitment came in three weeks ago, and the unreleased lien on Schedule B is discovered the day before closing.

Today, without Callvu

The processor orders title by email, files the commitment when it arrives, and moves on. The closer reads Schedule B the day before closing and finds a prior mortgage never released, a name variance on the deed, and a judgment against someone with the borrower's name. Closing moves while the title company chases the payoff and the affidavit.

A title commitment is a to-do list: Schedule B-I requirements (payoffs, releases, affidavits, entity documents) that must be satisfied before the policy issues, and Schedule B-II exceptions (easements, restrictions, liens) that stay on the policy unless removed. The lender's instructions and the investor's guidelines say which exceptions are acceptable. The effective date ages and must be updated before closing.

Reading the commitment the day it arrives turns three weeks of waiting into three weeks of clearing.

How it runs

From the requestto the system of record.

The loan reaches the point for the title order (after intent to proceed, with the purchase contract or the refinance's property details). Callvu places the order and opens the title case.

Title company: Receives the order, delivers the commitment and clears requirements through links.
Processor: Sees each requirement's status and reviews only what the classification could not settle.
Borrower: Provides the items that are theirs (an affidavit, a payoff authorization, a name variance explanation).
Callvu: Orders, reads, classifies, chases, tracks the effective date and clears closing.

Prefill and order
The order is built from the loan (the property, the borrower and vesting, the loan amount for the lender's policy, the purchase contract for a purchase, the endorsements the program requires) and placed with the title company through its channel, with the due date.
Read and classify the commitment
On arrival the commitment is read: the vested owner against the seller or the borrower, the legal description against the appraisal and the contract, the proposed insured amount against the loan, the effective date, and each Schedule B-I requirement and B-II exception. Each item is classified: standard and acceptable, a requirement to satisfy (with the party that can), or an exception the lender's instructions do not accept.
Chase and verify
Each requirement and unacceptable exception is chased with the party that can resolve it (the title company for releases and searches, the borrower for affidavits and authorizations, the seller's side through the agent) through links; responses are read and the item is marked cleared or sent back. The commitment's effective date is tracked and an update is ordered before closing.
Write back and clear
The commitment, each item's resolution and the updated commitment are written to the loan in the LOS; the title condition clears when every requirement is satisfied and every exception is acceptable or removed, and the closing package process receives the final commitment and the endorsements.

Where it ends: The title commitment was read the day it arrived, every requirement and exception was chased with the right party, and closing was cleared on a current commitment with only acceptable exceptions. The Decision Trace shows each item's classification; the Audit Trace shows each request and resolution.

Runtime enforcement

What is enforcedwhile the work runs.

The regulations preloaded in Callvu Studio and the bank's own policies, applied as steps that run, not lines in a binder. A step that breaks a rule does not run, so a completed run was compliant.

Regulations

Investor and agency guidelines on title insurance (Fannie Mae Selling Guide B7-2, Freddie Mac Guide 4702): The lender obtains a title insurance policy in the loan amount with the required endorsements, and the title may be subject only to the exceptions the guidelines permit (for example, customary public utility easements, restrictions that do not impair value); unacceptable exceptions must be removed or insured over.
TRID (Reg Z 12 CFR 1026.19(e) and 1026.37(f) and (g)): Title charges are disclosed on the Loan Estimate and the Closing Disclosure under the tolerance rules; the order's charges and the shopping list determine the tolerance category.
RESPA Section 9 (12 USC 2608): A seller may not require the buyer to purchase title insurance from a particular company as a condition of sale; the order follows the borrower's choice where they may shop.

Company policies

The order is built from the loan and placed through the title company's channel with the required endorsements.
The commitment is read on arrival and every item classified; unacceptable exceptions are chased, not discovered at closing.
The effective date is tracked and updated before closing.
The LOS holds the commitment, the resolutions and the final policy.

Controls

Order built from the loan with endorsements.
Commitment reading with vesting, legal description and amount checks.
Schedule B classification per item.
Per-party chase with resolution tracking.
Effective date tracking and update order.
Closing cleared on resolution.

Clocks and deadlines

Commitment delivery: Tracked against the order's due date.
Effective date: Updated within the policy's window before closing.
Requirement resolution: Each item chased on the schedule, with the closing date in view.

Documents and checks

The title order as placed
The commitment as read, with each item's classification
Each requirement's resolution and the exception removals
The updated commitment
The final policy and endorsements after closing

In the Decision Trace

The checks on vesting, description and amount.
Each item's classification and why.
The clearance decision.

In the Audit Trace

The order and the delivery.
Each request and resolution.
The update and the clearance.

The handoff

Between the front doorand the back office.

The front door

The order to the title company from the loan; the borrower meets the process in the items that are theirs.

The back office

The processor sees item-level status; the closer receives a commitment already cleared.

The Decision Desk

An exception the lender's instructions may or may not accept, or a requirement that cannot be satisfied before closing, goes to the underwriter or the closing team in the Decision Desk with the commitment and only the allowed outcomes (accept, insure over, remove, or hold).

Proof

In scope.Proof at scale, not one process at a time.

The kind of process Callvu runs in production for customers in this industry. Ask for a reference on this exact process. The results below are the industry's published proof; each claim code links to its record on agents.callvu.com.

Bank Leumi runs its home lending workflows on Callvu.

MTG-01

Community Bank of Mississippi runs TRID loans on Callvu.

MTG-02

More than 1,000 processes are live across Callvu customers.

Across Callvu customers

Questions

What buyers ask next,answered plainly.

When is Schedule B read?

The day the commitment arrives. Every requirement and exception is classified and the unacceptable ones are chased from then, not found at closing.

Who clears the items?

The party that can: the title company for releases and searches, the borrower for affidavits and authorizations, through links, with each resolution recorded.

What about the effective date?

It is tracked and an updated commitment is ordered within the policy's window before closing.

Related processes

Closing package and settlement agent instructions Purchase contract and addenda Homeowners insurance binder Try it in the sandbox All home lending processes

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