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Alta Surveys

Alta Survey

American Land Title Association Surveys in Utah

Ludlow Engineers and Associates is one of the premiere ALTA survey companies in the United States. Being licensed in several states within the United States, we can complete many in-house. The rest of those, where we are not registered, act as an ALTA survey coordinator, much like other firms within the USA.

ALTA stands for American Land Title Association. The ALTA is a group that represents the land title and title insurance industry within the United States of America. When you need an American Land Title Association survey in Utah, Ludlow Engineering is here to help.

Our ALTA survey company works with our clients to ensure they get the right property line and analysis for their needs. We understand that your real estate investments must cover every possible outcome to meet their needs. Our ALTA survey coordinator can help make your next purchase your best. We serve clients throughout the state, including the following UT areas:

  • Juab County
  • Utah County
  • Millard County
  • Sanpete County
  • Sevier County
  • And Beyond!

Understanding ALTA Surveys

ALTA Surveys, otherwise known as American Land Title Association Surveys, are a widely recognized and highly respected tool used in the real estate industry for land planning and development. These surveys provide a thorough and comprehensive analysis of a given property, outlining critical aspects like boundaries, easements, and encroachments, among others. At Ludlow Engineering, we understand the immense value that an ALTA survey can offer our clients, and we are committed to providing exceptional service that meets and exceeds their expectations.

As mentioned earlier, ALTA surveys are distinct from traditional land surveys in that they adhere to specific standards established by the American Land Title Association. These standards ensure accuracy, completeness, and consistency across all ALTA surveys, thereby enhancing their value and usefulness. These surveys are often required by title insurance companies, lending institutions, and other regulatory bodies involved in the transaction of real estate, making them a vital component of any land planning or development process.

An ALTA Survey covers a wide range of features on a property, including but not limited to, the location of buildings, parking areas, driveways, fences, and utilities. Additionally, the survey details any current and potential environmental hazards, as well as the presence of any natural features like streams or bodies of water that may impact the development process. Ultimately, an ALTA Survey provides a complete picture of a property’s boundaries, features, and potential challenges, thereby facilitating informed decision-making on the part of land planners, developers, and investors.

What Do ALTA Survey Contractors Fill Out?

An ALTA survey contains a lot of information that is helpful to lenders and property buyers looking to buy a property free from issues and problems. Our ALTA land surveyors have included a standard Table A which gives an accounting of all an American Land Title Association survey in Utah contains. Here is the following breakdown of what an ALTA land surveyor documents:

  1. Monument setting – The client can determine if they want the property staked with officially surveyed corners. If they do, they must mark number 1 on the ALTA boundary survey sheet.
  2. The land surveyor has the option to add the address to the surveyor. The address can be located on the title documents, or the address can be referenced from the location itself.
  3. These types of surveys also allow adding the flood zone classification, which is helpful to identify in a variety of ways. It determines if the property is located in a flood zone. If it is, it requires that the surveyor identifies the specific map where the flood zone is identified so that it can be located.
  4. The ALTA land surveyor also can show the total gross land area, described by the title and legal descriptions.
  5. Vertical data is commonly known as a topography map or contour. This is usually required when the buyer builds new structures on the land. This helps to see the land’s general lay and the potential excavation costs.
  6. Often, the client requests a zoning letter. Knowing what zoning the land falls in within a city or county is essential. This helps answer the question, “Is this land zoned correctly?”

a) Check the exterior dimensions of buildings at the ground level

(b) Document the square footage of:

(1) The exterior footprint of all buildings at the ground level

(2) Any additional areas as specified by the client.

  1. (c) Measure the height of all buildings above grade at the location specified by the client. If no location is set, the point of measurement shall be identified.
  2. This one identifies any significant features on the ground — parking stalls, billboards, pools, landscaping, and major landmarks that would be helpful to show to the client.
  3. Our ALTA survey contractors are next to locate the number of parking stalls on the property. The information is helpful to projects because this is an important zoning requirement. It asks the surveyor to see handicapped parking or other lines associated with parking requirements.
  4. (a) Determining the relationship and location of a particular division or party walls concerning adjoining properties (client should obtain all necessary permissions).

(b) As designated by the client, determine whether particular walls are plumb (client to obtain necessary permissions).

  1. Mark the location of existing utilities on or serving the surveyed property.

Any Observed Evidence Collected According to Section 5.E.iv.

An experienced ALTA survey contractor documents evidence from the plans requested by the surveyor and obtained from utility companies or provided by the client (regarding the sources of information) and markings requested by the surveyor according to an 811 utility locate request or similar.

Representative examples of these types of utilities include, but are not limited to, the following:

Maintenance holes, catch basins, valve vaults, and other surface indications of potential subterranean uses; locate any wires and cables (designate their importance, including their function, if readily identifiable) that cross the surveyed property, along with all poles on or within ten feet of the selected surveyed property. Without expressing a legal opinion as to the ownership or nature of the potential property encroachment, the surveyor should note the dimensions of all encroaching utility pole cross members or any overhangs and utility installations on the land.

An important note for the client, insurer, and lender — Concerning Table A, item 11, all information from plans and markings will be combined with any empirical evidence of utilities pursuant to Section 5.E.iv. to develop a view of any underground utilities. However, lacking excavation, the exact location of these subsurface properties cannot be accurately, completely, or reliably depicted on the survey. In addition, in some jurisdictions, any 811 or other similar utility locate requests submitted by surveyors may be ignored or result in an incomplete response. In this case, the surveyor shall note on the plat or map how this development affected the surveyor’s assessment of the utilities’ locations. Where additional or more detailed information is required, the client is advised that they should conduct an excavation or a private utility locate request may be necessary.

As specified by the client, the Governmental Agency survey-related requirements (e.g., HUD surveys, any surveys intended for leases on Bureau of Land Management designated lands).

Print the names of adjoining owners according to current tax records. If there is more than one, please identify the first owner’s name as stated in the tax records, followed by “et al.”

As specified by the client, the distance to the nearest intersecting street. – This one is helpful to identify access to a particular lot or property.

Rectified orthophotography, photogrammetric mapping, remote sensing, airborne or mobile laser scanning, and any similar products, tools, or technologies that form the basis for showing the location of particular features (excluding any boundaries) where ground measurements are not necessary to locate these features to an appropriate and acceptable accuracy concerning nearby boundaries. The surveyor shall (a) discuss the ramifications of these methodologies (e.g., the potential precision and completeness of the data gathered through them) with the insurer, lender, and client before the survey and (b) take note of the survey explaining the source, date, precision, and other qualifications of any such specified data.

Evidence of recent earth-moving work, building construction, or additions observed in the survey process.

Proposed changes in the street right-of-way lines if the controlling jurisdiction makes such information available to the surveyor. Take note of any evidence of recent street or sidewalk construction or repairs observed while conducting the fieldwork.

If a field delineation of wetlands has been conducted by a qualified specialist hired by the client, the surveyor shall locate any prominent markers observed while completing the fieldwork and show them clearly on the plat or map. If no markers were observed, the surveyor should specify.

Include any plottable offsite (i.e., appurtenant) easements or servitudes disclosed in official documents provided or obtained by your surveyor as a part of the process pursuant to Sections 5 and 6 (and applicable selected Table A items.)

You need a Professional Liability Insurance policy obtained by the surveyor stating the minimum amount of $____________ to be in effect through the contract term. A certificate of Insurance is to be provided upon request, but this item shall not be addressed on the face of the plat or map.

Intentionally left blank, the buyer can add if needed or wanted.

ALTA Survey and Title Insurance

An American Land Title Association survey in Utah gives the title company the confidence to issue a title insurance policy. An insurance policy provides the buyer with the confidence to know that the land is good to close and is free from items not located in the title or on the survey.

Benefits of ALTA Surveys for Property Owners in Utah[1] 

As a property owner in Utah, it is no secret that there are many regulations, rules, and standards that you need to comply with. One of the most important things you can do as a property owner is to have an ALTA survey conducted on your property.

Here are some of the key benefits of working with a registered professional land surveyor and getting the proper legal description of your land with an ALTA survey.

Accurate Determination of Property Boundaries

Americal land title surveys provide accurate information on the location of property boundaries. This can be especially valuable if there is any discrepancy or confusion over property lines, as it can help resolve any disputes with neighboring property owners.

Identification of Easements and Encroachments

A land title survey will also identify any easements or encroachments on the property. Easements are legal rights that allow someone else to use a portion of your land for a specific purpose, such as utility or transportation access. Encroachments are when another structure or object is located on your property, which can cause issues with zoning laws or property taxes.

Comprehensive Mapping of Property Features

ALTA surveys provide a comprehensive map of all property features, including buildings, structures, fences, and topography. This can be helpful for future property development plans or renovations.

Title Insurance

Many title insurance companies require an ALTA survey for commercial properties before issuing title insurance. This can provide added protection for property owners and lenders.

Get the Top ALTA Land Surveyors in Utah

Once an American Land Title Association survey in Utah is completed, they give the confidence lenders to agree with lending policies and loans. We often call these ALTA surveys the premiere surveys, which gives all parties the confidence to proceed with the loan process. Depending on the property size, these surveys can run into thousands of dollars.

Order an American Land Title Association survey in Utah today. Ludlow Engineering has proudly served the great state of Utah, including Juab County, Utah County, Millard County, Sanpete County, and Sevier County, UT. Call today to place an order or begin the bid process of getting an ALTA survey. We can be reached at 435-210-6072, or you can contact us through our online contact form. We also provide comprehensive civil engineering and land surveying services for our clients.