Ludlow Engineering and Land Survey

The American Land Title Association (ALTA) is a professional trade union that has helped establish conformity and quality among boundary land surveys in the USA.

What is an ALTA Survey?

They are special boundary surveys that are specifically used for land title insurance purposes. All ALTA surveys must meet the minimum requirements as set out jointly by ALTA (American Land Title Association) and the American Congress on Surveying and Mapping (ACSM).

ALTA surveys are very complex land surveys – much more detailed than standard land surveys – and can take weeks to complete.

What are they used for?

They are generally created for title companies, lenders and title insurance companies. The ALTA survey provides detailed information for the lender, buyer and title insurer about the present and future situation of the land in question.

They can cost thousands of dollars, and because of this they are usually only conducted on commercial properties that can’t afford not to have the legal benefits of an ALTA survey.

If a buyer of property or land wants to apply for extended coverage owner’s title policy then they must provide the insurer with an ALTA survey so that standard exceptions can be deleted from their policy. This includes easements and claims of easements not shown on public records and encroachments, overlaps, boundary line disputes and other things that would not be disclosed by a standard survey and inspection.

What does it show?

ALTA surveys are the most detailed type of survey you can obtain and so they show a lot of different information on the one map.

Surveys that conform to ALTA standards show information that a standard land survey may not. This includes: fences, trails, roads, utility lines as well as detailed legal descriptions that might mention a suggestion for further investigation into a particular matter.

While a standard boundary survey may show the precise boundary lines between different parcels of land, it doesn’t necessarily indicate any improvements that have been made to the land. Additionally, standard land surveys do not need to confirm to any minimum detail requirements unlike ALTA surveys. This intense detail is essential for valuable commercial buildings.

ALTA standards are applied to all  surveys so that each one shows the same level of detail and information.

ALTA surveys must include the names of the affected parties, such as the buyer, lender, title company etc. Plus, the surveyor must work closely with the land title insurance company when creating the map to ensure that all the necessary details are covered.

How to get it?

ALTA surveys can be very expensive and time consuming – but very worthwhile. To get one done you will need to contact a land surveyor that is a member of the American Land Title Association (ALTA), as these are the only ones who are licensed to conduct an ALTA survey.

There are several items of information you need to have before getting a survey. Firstly, the land surveyor will require the names of the parties to whom the survey will be certified; next, a copy of the current title commitment (and supporting documentation); and finally, a range of documents as agreed between you and the land surveyor regarding the terms of the real estate contract.

There are hundreds of land surveyors that can conduct surveys across the USA, so it is easy to get hold of one. You can find them either on the internet, in your local directory or by asking for a recommendation from friends or colleagues.

To learn more about ALTA surveys and various other land and property surveys, be sure to visit the all new Land Surveyors website.

Residential Land Surveying

There are many different types of land surveys. Residential land surveys are among the most common, and are the type of survey most likely to be encountered by the general public. Residential land surveying involves the precise measurements of the boundaries of a certain piece of real estate. This may also be called a boundary survey. Land surveys may be used in the case of property disputes or before you build on the land; title and lending companies may also require a land survey showing structures on the property.

Residential land surveying is much more complicated than simply measuring the boundaries of your land according to the property deed. Land surveyors actually research and then plot the true boundaries of the property. One step that is often forgotten about by those considering a survey of their land is the research that begins before the actual measurements may be taken.

The first step of a land survey is to search for any records concerning the property. These include title certificates, deeds, and other papers. Then, the land surveyor researches past surveys, easements, and other records which may influence his findings. Most of today’s homes are built on property that was sold after dividing up a larger piece of property; this can make the survey’s job more challenging, especially if this division was not surveyed or recorded properly.

Once the surveyor understands the historic boundaries of the property, the land surveyor will take the measurements of your land, determining whether the in-use boundaries conflict with the boundaries recorded in records or past surveys. Various points are marked, usually using stakes, to make re-surveying the land easier at some point in the future.

The measurements may be taken using a transit and tape measure, or an electronic tool known as an EDM. Today, GPS may also be used for land surveys, though not usually in areas that are heavily wooded. Newer technology is allowing residential land surveying to be undertaken with very accurate results.

Usually, a land surveyor will measure each location multiple times, averaging these results to determine the true position of the point. The location of boundaries and easements will then be marked on your land. After the measurements are complete and have been marked on your land, the land surveyor will generally walk the property with you, pointing out the landmarks measuring each point, such as a plastic or metal stake. Then, the surveyor will advise you on any differences between the current survey and previous surveys or records of the land, including any areas where neighboring property owners have encroached on the land.

When a professional land survey is complete, the property lines as stated by the licensed surveyor become the legal boundaries of the property. Usually, these boundary lines do not differ significantly from the previously accepted land boundaries, but this is not always the case. In some situations, your neighbors will also need to have a residential land survey conducted as well, if there is a boundary dispute. Having your property surveyed by a residential land surveyor can give you peace of mind as you gain certainty about the exact boundaries of your property.

We at Point to Point Land Surveyors pride ourselves on accuracy, customer service and quality work delivered on time, guaranteed. Residential land surveys are a specialty.

Incorporated in 1981, Smith-Roberts has become a nationwide leader in the Land Survey industry with exceptional service, timely deliveries and reasonable fees. Smith-Roberts is a nationwide ALTA Land Survey coordinator and the originator of the DesignReady Survey®.
Smith-Roberts is a land survey coordination firm that specializes in coordinating Land Title Surveys for multi-site, multi-state real estate transactions.
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