Frequently Asked Questions

A Survey is a horizontal measurement of land, prepared by a registered land Surveyor, that shows the location of the land with reference to know monuments or point, its dimensions and the location and dimensions of any improvements, such as houses, buildings or other structures. A Title Survey is a survey of real property performed by a Registered Professional Land Surveyor to be used by a Title insuring agency for the purpose of insuring Title to real property. Title Surveys are typically required for real estate transactions. Title Surveys typically include a boundary, improvements, easements, and conforms to strict requirements of a particular land Title insuring agency.
To determine the relationship between the lines of possession and the deeded property lines. A lending institution may require a land Survey when you borrow money on it for the following reasons. Lenders want to make sure the money they lend out coincides with the value of the property. They want to make sure all the improvements within the boundaries of the properties are legally built. They want to verify that all improvements on the property are not conflicting, encroaching with building setbacks, easements, and or boundary lines. They want to protect their investment and the borrower’s investment. One less item to be liable for.
A new survey will address encroachments onto and off of the property, access to and from a public right-of-way. A current survey will identify and locate new structures, fences, walls, and additions. A new land survey will also identify recent, missing, destroyed and erroneous property corners. Flood hazard areas will also be delineated, as they relate to the subject property and the improvements.
One of the most common reasons a landowner seeks the assistance of a surveyor, the location of boundary lines and other lines of occupancy or possession is a critical piece of information to have before you build a fence, add a sunroom or pave your driveway. All too often the survey shows that you and your neighbors were operating under the wrong assumption about the placement of the boundary line between your properties. Before you have that fence erected, you want to make sure it will be built on your property, not your neighbor's. The boundary line certification will also tell you whether the legal description of your property is accurate. Fences do not define the boundary!!!!
The surveyor will usually certify that the buildings and other improvements, alterations, and repairs to your property that exist at the time of the survey are not in violation of laws or other restrictions such as those regarding height, bulk, dimension, frontage, building lines, set-backs, and parking. Of course, the surveyor will also tell you if your latest improvement is in violation of a local ordinance or other law, which will put you on notice that a change is in order. Poles and above-ground wires are obvious, but the surveyor can usually report on the existence of underground cables and drains, as well, if the information is provided to him or her by your utility companies and municipality. Such information is important for two reasons. A utility company may have the right to use a portion of your property for upkeep of utility lines, and may have a say in how tall you let your trees grow, for instance. Also, knowing the exact location of underground utilities is critical before any excavation or construction begins. CEMETERIES.
Those buyers who do not have a new land survey will be purchasing property without reliable information as to encroachments, overlaps, boundary line disputes and other matters that might be disclosed by an accurate survey of the property by a registered professional land surveyor.
House encroaching off property House encroaching into utility easements Garage encroaching off property Raised structures into easements or setbacks Fences not on property line/s and encroachments Access drive encroaches beyond subject property Driveway and fence encroachments Misc. encroachments, house, parking & driveway Access encroachments, utility line/s and driveway encroachments