Staring at a title report and feeling unsure what it means for your Kirkland purchase? You are not alone. Title language can feel technical, especially when you are trying to hit deadlines and plan a move. In this guide, you will learn how to read a Washington preliminary title report, what matters most on the Eastside, and what to do next if you spot issues. Let’s dive in.

What a title report is

A preliminary title report, also called a title commitment, is the title company’s snapshot of the property’s recorded history as of the report date. It lists what must be handled before closing and what the future policy will not cover. It follows a standard format used in Washington and many states. Your goal is to understand what is covered and what is excepted so you can close with confidence.

The key sections

• Cover page: Title company name, commitment date, file number, property address or parcel ID.
• Schedule A: Basic facts. You will see the current owner of record, the proposed insured (you and often your lender), the type and amount of policy, and the legal description.
• Schedule B Part I (Requirements): Items the title company needs satisfied before issuing the policy, like lien payoffs, recorded releases, affidavits, and the deed to you.
• Schedule B Part II (Exceptions): Recorded matters the policy will not cover. These often include taxes not yet due, easements, covenants and restrictions, and other recorded documents.

How to read exceptions in Kirkland

Schedule B Part II lists exceptions. Some are routine. Others can affect how you use the home, where you can build, or your ability to close on time.

Property taxes and assessments

Property taxes for the current year and future years are commonly listed as exceptions. This is normal. Delinquent taxes show up as liens and must be paid at or before closing. In King County, escrow typically pulls tax info, prorates current-year taxes, and coordinates payment.

Mortgages, judgments, and liens

You may see an existing deed of trust, a judgment lien, a federal tax lien, or a UCC filing. Existing mortgages are routine and paid off through escrow. Surprise liens can delay closing until the claimant is paid or releases the lien. Your escrow and title teams coordinate payoffs and recorded releases.

Easements and right of way

Utility, drainage, or access easements are common on the Eastside. Many Kirkland lots include utility easements along the front, side, or rear lot lines. Waterfront or steep lots often include stormwater or drainage easements. You generally cannot build permanent structures inside these areas. If you plan an addition or a new fence, review the easement documents and location. An ALTA survey can help map the easement against the lot.

CC&Rs and homeowners associations

Covenants, conditions, and restrictions apply to many Eastside plats and communities. They can include use limits and architectural rules. Unpaid HOA dues or special assessments can create recorded liens that must be cleared before closing. Ask for an HOA estoppel or payoff letter to confirm balances and whether any assessments are pending.

Survey and boundary matters

Most commitments include a survey exception for things a survey would reveal. That can include encroachments, fence lines, or structures over easements. In older Kirkland plats, sheds or fences may sit near or on the line. Your lender may require a survey. A current survey or a survey endorsement helps address this risk.

Rights of parties in possession

If there are tenants or other occupants, their rights can be excepted. Unrecorded leases or occupancy claims may continue after closing. Escrow will ask the seller for lease details and rent status. If you plan to occupy the home at closing, make sure possession timing is clear in your contract.

Mineral or patent reservations

Older deeds sometimes show reserved rights from a government patent or mineral reservation. In urban Eastside neighborhoods, these are uncommon and usually do not affect day-to-day residential use, but they remain as title exceptions.

Court, probate, or deed defects

If a prior deed missed a signature, or an estate transfer needs documentation, the title company may require corrective deeds or court orders. These items can add time. Ask for the required documents early so you can keep your closing on track.

Requirements to close and who does what

Schedule B Part I lists the steps to get your final title policy.

• Lien and mortgage payoffs: Seller provides info. Escrow obtains payoff statements and records the release.
• Taxes: Escrow orders tax certificates, prorates current-year taxes, and pays any delinquent amounts.
• Affidavits: Seller or buyer may sign items like occupancy or marital status statements.
• Deed to buyer: Seller signs, and escrow records it with the county.
• Entity or trust documents: If the seller is an LLC, trust, or estate, escrow coordinates resolution or trustee documents.
• Survey or endorsements: If needed by your lender, you or your lender order the survey. Title adds endorsements when requirements are met.

If the commitment shows complex defects, such as boundary disputes or unresolved probate, your team may suggest involving an attorney.

Timelines you can expect

Title moves fast on routine items, but some issues take longer.

• Routine clearances: Title commitments typically arrive within 1 to 5 business days after opening escrow. Mortgage payoffs and standard releases are handled at closing. Tax certificates are usually obtained within days.
• Non-routine items: Judgment or tax liens can add days to weeks, depending on payoff authority. Probate or corrective deeds can take weeks or months. Surveys often take 2 to 4 weeks, and resolving an encroachment may require negotiations or a recorded easement.

Build a little cushion in your timeline, especially if you see judgments, probate notes, or survey red flags.

Local records you can use

When a commitment lists a recorded document, it is smart to read it yourself.

• King County Department of Assessments: Confirm owner names, parcel numbers, and the legal description.
• King County Recorder: Pull copies of deeds, easements, CC&Rs, and liens referenced in Schedule B.
• King County GIS and parcel viewers: Review parcel boundaries and plats. Some plats show easements that affect yard and driveway planning.
• King County Treasurer: Review tax status and payments. Escrow will also confirm this.
• City of Kirkland: Check zoning, permits, and critical areas like shoreline or steep slopes. City rules are not title defects, but they affect how you can use or improve the property.

Quick checklist for your review

Use this list the first time you open the commitment.

• Schedule A: Confirm the seller matches the contract and the legal description matches the assessor.
• Schedule B Part II: Flag easements, CC&Rs, HOA liens, tax liens, judgments, or survey exceptions.
• Schedule B Part I: Note everything the seller must provide and anything your lender requires.
• Ask for copies: Request the actual documents for any easements, CC&Rs, or liens.
• Survey: Decide with your lender and title whether to order a current ALTA survey or a survey endorsement.
• HOA: Request an estoppel or payoff letter to confirm dues and assessments.

Eastside examples to watch

Here are common situations we see around Kirkland and nearby cities.

• Utility easement through the backyard: This can limit decks, pools, or structures. Review the recorded easement to confirm rights and whether relocation is possible.
• HOA special assessment: An unpaid assessment can become an HOA lien. The seller must clear it at closing. Ask the HOA if any new assessments are being discussed.
• Old mechanics’ lien: A contractor claim from years ago can still appear. Title will require a recorded release or payoff before issuing the final policy.
• Probate paperwork: If the owner recently passed away, the title company will likely ask for certified court documents or a corrective deed. Start early to avoid delays.

What title insurance covers

Owner’s title insurance protects you against covered title defects that were unknown and later surface, subject to policy exceptions. A lender’s policy protects the lender’s interest in the property. Items listed as exceptions in Schedule B are generally not covered. You can sometimes add endorsements that improve coverage, such as a survey-related endorsement. Ask your title company which options fit your situation.

Smart next steps

• Read Schedule A and both parts of Schedule B. Focus on exceptions and requirements.
• Request copies of any easements, CC&Rs, liens, or court documents noted in the report.
• Confirm parcel details with county resources and check for city permit or zoning considerations.
• Talk with your lender about survey needs and any title endorsements required by the loan.
• If you see probate, judgments, or boundary issues, alert your agent and escrow right away. Consider legal counsel when items are complex or disputed.

When you have a thoughtful plan and the right team, a title report becomes a road map to a smooth Kirkland closing. If you want a calm, well-managed process from offer to recording, connect with Shane Coulter & Anne Welch for local, hands-on guidance.

FAQs

What is a Washington preliminary title report?

• It is a title company’s commitment that summarizes the property’s recorded history and lists conditions to meet before issuing a title insurance policy.

How is a title report different from a title policy in Washington?

• The report is a preview of what will be insured and what will be excluded; the policy is issued after closing once all requirements are satisfied.

How do easements affect a Kirkland home purchase?

• Easements can limit where you build or place structures and may control access or utilities, so review the recorded easement and consider a survey to confirm location.

Who clears liens on a King County home before closing?

• The seller typically clears and pays off liens through escrow, which obtains payoff statements and records releases as part of closing.

Do I need a survey for an Eastside property?

• Many lenders recommend or require a current survey or a survey endorsement to address boundary, encroachment, and easement-location concerns.

Are HOA assessments covered by title insurance in Washington?

• Unpaid HOA assessments can become liens and are usually listed as exceptions, which means they must be paid or released before coverage applies.

Where can I verify recorded documents in King County?

• Use the King County Recorder to pull deeds, easements, and liens referenced in your commitment, and confirm parcel details with the Department of Assessments.