Ludlow Engineering and Land Survey

Chances are you may not have heard of Japanese Knotweed. In fact you may even have it in your garden and not know it. But what’s the big deal, it’s just another weed after all – or is it? As it turns out Japanese Knotweed is a major problem. In fact it’s such a problem that it’s recognised as the most invasive non-native plant species in the United Kingdom and the plant, and any soil contaminated by Japanese Knotweed, is classed by the UK Environment Agency as controlled waste.

As the name suggests Japanese Knotweed originated in Japan where this hardy plant grew on the slopes of volcanoes. It was introduced to the United Kingdom in the 1820′s as an ornamental plant thanks to its bamboo-like stems and pretty white flowers in late summertime. However, without any natural predators in the UK, and thanks to its rapid growth, (up to 10cm a day), this plant quickly spread and prevented the native vegetation from growing. Interestingly, all Japanese Knotweed plants in the UK are female so the plants don’t spread through pollination. Instead, new outbreaks of the plant are spread via fragments of rhizome (root), which can be spread by animal and natural processes or by humans through movement of soil or even fly-tipping.

What makes Japanese Knotweed different from other weeds is the damage it can cause. Knotweed is a well recognised problem within the construction industry thanks to the damage it can cause to building foundations, walls and even tarmac and concrete. In its endless search for light, knotweed will find and expose any cracks or weaknesses in hard surfaces so as a homeowner, think driveways and patios. Boundary walls between properties are no obstacle and this where one of the other main issues surrounding Japanese Knotweed comes into play.

While it is an offence to plant or allow Japanese Knotweed to grow in the wild, as a landowner, you are not legally obliged to remove knotweed unless it’s deemed to be causing a nuisance to neighbouring property. That means that if for example, your neighbour’s driveway is damaged by knotweed which can be shown to have originated from your property e.g. under your fence, then you could be held liable.

However, there’s an even more significant problem when it comes to buying or selling a property where there is Japanese Knotweed on the land or even on adjoining land. Mortgage lenders are really wising up to the problem of knotweed and property surveyors are being instructed to lookout for the plant and mortgages are being refused as a result. Now that’s certainly a good enough reason to pay attention to this weed!

So as a property developer or homeowner what can you do to solve the problem of Japanese Knotweed. Firstly, you need to identify the plant. As a perennial, its appearance changes throughout the year but a quick search online for images of knotweed will give you some idea of what you’re looking for. Then, if you think you have knotweed, resist the urge to try and deal with the problem yourself. Over the counter weed killers don’t work. They may shock the plant into a state of dormancy which gives the impression of having killed the plant. However, up to 2 metres underground the roots will have survived and will be ready to surprise you again next spring. The bottom line is that you are going to have to call in a professional company that specialises in complete eradication. It will be well worth it in the long run.

About the Author:
Environet UK is a company which specialises in Japanese Knotweed removal. They have several tried and tested methods for different site conditions and can advise you on finding the ideal Japanese Knotweed solution to suit your particular time and budget requirements.

Land survey engineers in Pensacola are extremely familiar with ALTA standards, but their customers have probably never heard of them. ALTA, or the American Land Title Association, was founded in 1907 represents companies that deal with the abstracts of title or title insurance, and is a national organization.

ALTA memberships are very common among title insurance companies, but not strictly required. Their “Principles of Fair Conduct” that all members must follow, ensures that all companies provide a fair workplace. Some time ago, ALTA and the American Congress on Surveying and Mapping (ACSM) came together to produce a set of standards that were to be adopted across the United States promoting uniformity in all of the surveying information in America. Boundary surveys that meet the minimum requirements set forth by ALTA are considered ALTA standard surveys.

The standards were adopted to reduce or prevent the potential risk of real estate transactions. The ALTA standards are the most detailed and reliable in the USA and are therefore the most reliable. The landowner really should not be without one. ALTA standard surveys are given much more credibility than just a simple deed to the property. The land survey map itself must also conform to several rules, including specifications about the scale and symbols on the map. It must be clearly and conveniently located on the map. The graphic scale should be in feet or meters, but in the best cases, both.

The list of features that must be included on an ALTA survey standard map is quite long. Some of the things that must be included on the map are: driveways, alleyways, cemeteries, burial grounds, ponds, springs, lakes and rivers. Any walls, fences, buildings and other physical improvements five feet either side of the boundary line must be included on the survey map, and also their condition must be noted. Fire escapes, bay windows, doors that open out, cornices, steps and stoops must also be included as projections from the structure.

ALTA survey standards are very detailed and precise – and land surveyors need to spend a lot of time learning the methods required. The ALTA website and their headquarters in Washington D.C. have documents outlining the requirements for ALTA surveys, and these are updated regularly. Your survey engineer in Pensacola is fully informed about ALTA, and if you have any additional questions contact them.

About the Author:
James Parker is an Engineer in Pensacola. He specializes in writing content for various Pensacola engineer firms such as Gulf Coast Engineers.

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In this structure a Subdivision Permit is granted without a Town Planning Permit. If the block is smaller than 500m2, a building envelope is designed for the new dwelling. The difference with this as opposed to (SA) is only that the infrastructure for the granting of a tile are completed, this involves connection of services and storm water along with titles office certificate for the new lot. This type of structure is not recommended for blocks smaller the 500m2 for the same reasons mentioned previously. The purchaser still needs to obtain a Town Planning Permit and to consult with Council and neighbors. Again the profits are not at the maximum as there is still some uncertainty as to what type of Town Planning Permit relating to size and design will be granted.

This structure will ensure the Title for the new land is issued making it an easier sell in the market. There is no need for the services of a solicitor and potentially there will be more buyers interested in this type of arrangement.

NOTE not all council allow for this type of subdivision on battleaxe land and would in most case require a 173 agreement or the completion of the new dwelling (corner blocks are an exception to this rule )
This type of proposal is best suited for corner blocks or blocks over 1000m2

What’s involved?

1.Subdivision Permit approval by Council

2.Re-establishment and establishment surveys
3.Connection of Services application
Electricity – Underground power pit (completed by relevant authority)
Water – Connection, Sewer (completed by relevant authority)
Gas – Connection and pipes by a registered plumber
4.Fences – can be done after or at the same time
5.Driveways – need to be completed
6.Garage or carport – depending on the site sometimes may not need to be completed
7.Certificate of compliance issued which allows you to lodge approval at Titles Office

On completion, property can be sold with own Title to a potential builder, developer or home owner
Note: Subdivision approval might include building of garage or carport for existing dwelling, crossovers and driveways.

About the Author:
We organise the relevant permits from your council and even co ordinate and project manage the whole process for you. We have subdivided and project managed thousands of projects throughout Melbourne for the last 14 years, form dual occupancy to apartments, town houses and more call the property subdivision professional today on 1300 767 893 or visit our web site for more information on http://www.propertysubdivision.com.au/