An ALTA/NSPS Land Title Survey is a detailed survey performed in conformance with standards set forth by the American Land Title Association and the American Congress on Surveying and Mapping. They are often required for real estate transactions involving high value properties. The standard specifies accuracy and what is to be included in the survey. The “Optional Table A Requirements” is a list of optional items the client may want to include in the survey. The client provides a title report which identifies matters of record which affect title to the property. These matters are listed as “Schedule B Exceptions” within the “Commitment for Title Insurance” issued by a title company. We will review the commitment and provide an opinion on the face of the survey as to how the exceptions and other matters affect the property then we certify that the survey was performed in conformance with the standard.
Boundary Surveys are undertaken to determine the location of property lines and the actual physical extent of property ownership, typically witnessed by monuments or markers. We perform courthouse research to obtain deeds for the subject and adjoining properties which represent ownership, easements and other interests. We then perform fieldwork to locate property monuments such as iron pins, blazes in trees, piled stone corners or other types of monuments and also note encroachments and other occupations of the property which may affect ownership. A map or plat, which represents the completed survey, is then drawn from the data showing all property lines, dimensions and measurements.
A Topographic Survey determines the positions of natural and man-made features and configuration of the terrain on a particular piece of land. The elevations of the measured points are represented as contours and spot elevations on a drawing. The finished drawing shows the location of all visible improvements such as roads, driveways, buildings, walls, fences and sidewalks. The survey also shows any above ground evidence of utilities such as manholes, valves and fire hydrants. The inverts of all sanitary sewer and storm drainage structures are also measured and shown on the survey. The scope of survey can be broadened to include a more intensive Utility Survey. Trees are generally not located unless a Tree Survey is specified by the client.
An As-built or Record Survey is the location and measurement of improvements as constructed. They are often required by lenders or authorities to confirm that new construction conforms substantially to the design or construction drawings and specifications.
Subdivisions and platting are when an existing parcel is subdivided into smaller lots or multiple tracts and also when multiple parcels are combined into a larger tract. The process varies with jurisdiction and involves a process of reviews, hearings and approvals by the local planning departments and recording at County Register of Deeds.
Construction Staking is the process of interpreting an engineer’s or architect’s design drawings and locating or laying out the proposed improvements on the ground with stakes for contractors to use for subsequent construction. We lay out buildings, walls, curb, roads, utilities and any other proposed structure whose location or elevation is critical.
Buying or Selling Property Survey:
Boundary, Topographic & Tree Location Surveys may be required for Site Plans, as required by Local Governments for property improvements such as new construction or additions. Newcomb Land Surveyors is familiar with the local city and county requirements with regard to Site Plan requirements.
A Lot Survey depicts or notes the position of boundaries with respect to:
We perform courthouse research to obtain deeds for the subject and adjoining properties which represent ownership, easements and other interests. We then perform fieldwork to locate property monuments such as iron pins, blazes in trees, piled stone corners or other types of monuments. We also note encroachments and other occupations of the property which may affect ownership. A map or plat, which represents the completed survey, is then drawn from the data showing all property lines, dimensions and measurements.
A plot plan is an architectural drawing that shows all the major features and structures on a piece of property. The information on a plot plan will generally include the following:
Plot plans are typically required with all permit and zoning applications submitted to local permitting agencies. They may be used during zoning reviews or as part of the construction permit review process to help ensure there are no conflicts with building codes before a permit is issued. Plot plans are also used to help plan landscaping and hardscaping designs.