{"id":123,"date":"2026-10-31T09:00:00","date_gmt":"2026-10-31T15:00:00","guid":{"rendered":"https:\/\/simplyclosed.com\/blog\/?p=123"},"modified":"2026-10-29T15:09:18","modified_gmt":"2026-10-29T21:09:18","slug":"title-contingency-timeline-explained","status":"publish","type":"post","link":"https:\/\/simplyclosed.com\/blog\/title-contingency-timeline-explained\/","title":{"rendered":"The Title Contingency Timeline, Explained Step by Step"},"content":{"rendered":"

The title contingency timeline<\/strong> runs almost entirely in the background of a transaction, which is why it causes problems when nobody’s watching it. Title work starts within days of contract execution, produces a preliminary report that has to be reviewed against a specific objection deadline, and needs to clear completely before a closing date can hold.<\/p>\n

Quick answer:<\/strong> Title work generally starts within a few days of contract signing, with a preliminary title commitment issued within one to two weeks. The buyer then has a contract-specified window, commonly 5 to 10 days, to review that report and raise objections. Any liens, judgments or ownership issues found have to be resolved before closing, and the title company issues title insurance once everything is clear.<\/p>\n

When does the title company start working?<\/h2>\n

Most title companies open the file and order a title search almost immediately after receiving the signed contract, often within a day or two, well before inspection or appraisal is underway. The early start matters because title issues can take time to untangle. An old lien that was never released, a name discrepancy on a prior deed or an easement nobody disclosed is not something you want to discover the week before closing.<\/p>\n

What is a preliminary title report or commitment?<\/h2>\n

Once the search is complete, the title company issues a preliminary report (sometimes called a title commitment), typically within one to two weeks of opening the file. This document lists the current owner of record, any liens or encumbrances, easements, and the exceptions the title insurance policy will carry. It gives the buyer, and the buyer’s lender, a first look at whether the property can transfer cleanly.<\/p>\n

What is the title objection deadline for?<\/h2>\n

Most contracts give the buyer a specific window, often somewhere between 5 and 10 days depending on the form, to review the preliminary report and object to anything that isn’t acceptable. If the buyer misses that window without raising an objection, the title is generally treated as approved as-is. The deadline has consequences, and it’s easy to lose track of because it can land in the middle of inspection or appraisal activity on the same file.<\/p>\n

How do title issues get resolved?<\/h2>\n

Once an objection is raised, the seller typically has an obligation, and a timeline of their own, to cure it or respond. Common fixes include paying off an old lien at closing from sale proceeds, obtaining a release or satisfaction document, or correcting a legal description error. Some issues resolve with a phone call and a document request. Others, especially an old judgment against a prior owner or an unreleased mortgage from a refinance years ago, can take weeks and threaten the closing date if nobody starts on them early.<\/p>\n

What does clear to close mean for title?<\/h2>\n

Title is clear when every exception the buyer objected to has been resolved or accepted, and the title company is prepared to issue a policy at closing. Lenders will not fund a mortgage without a clean title commitment naming their lender’s policy. A lingering title issue can delay the closing date even if inspection, appraisal and financing are all ready.<\/p>\n

Why does title get overlooked more than other contingencies?<\/h2>\n

Inspection and appraisal deadlines involve the buyer directly, so agents tend to track them closely. Title work happens between the title company and the seller, mostly out of the buyer’s sightline. It’s easy to assume “no news is good news” right up until a closing gets pushed a week because of a lien nobody flagged in time. Someone on the file needs to open and read the preliminary report instead of filing it away, because the title contingency timeline keeps running while attention is elsewhere. For more on how the pieces of a file fit together on a shared timeline, see our how it works<\/a> page, and see guidance from ALTA<\/a> on what title insurance covers.<\/p>\n

Frequently asked questions<\/h2>\n

Who typically chooses the title company on a purchase?<\/h3>\n

This varies by local custom and negotiation. In many markets the buyer chooses, in others it’s customary for the seller to select, and either party can generally request a specific company as part of the offer.<\/p>\n

What happens if a title issue isn’t resolved before closing?<\/h3>\n

Closing typically gets delayed until it clears, since lenders generally won’t fund without a clean title commitment. In some cases, unresolved issues can also give either party contract-based grounds to terminate, depending on the language.<\/p>\n

Who pays for title insurance?<\/h3>\n

This varies by state and local custom. In some markets the seller customarily pays for the owner’s policy, in others the buyer does, and the lender’s policy is generally a buyer cost tied to financing.<\/p>\n

Title work is one more track running in parallel with everything else on a file, and it’s easy to let a review deadline slip when attention is elsewhere. Our TCs do that cross-checking on every open transaction. See pricing<\/a> or get started<\/a> to see what’s included.<\/p>\n