Good comments, Robert. 

Unfortunately, the title agent that gave a commitment "subject to all restrictions of record and all unrecorded easements or easements of record,  removed  all the standard exceptions from the policy without even looking for them. That satisfied the buyer's Attorney, and the deal closed.   

Now the title underwriter will be on the hook when the buyer goes to put up that new building he wants. Who knows if there are any restrictions that might be violated, where the easements are, etc. It will serve the underwriter right if there are claims to follow. But I feel most sorry for the consumer, who bought an "empty" policy.