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What are some of the items and issues a Survey may reveal?

  1. The survey will show all existing structures, driveways, walks, walls, fences hedge row, etc., and their relationship to the property line.
  2. The survey will show recorded easements or right of way which may entitle other people to use part of your property.
  3. The Survey will show whether your property is accurately described in your deed.
  4. The Survey will show any encroachments either from your property onto your neighbor or from your neighbor onto your property.

Why obtain a new Survey when there may be an old Survey available?

The use of an old survey is not recommended since the survey probably does not reflect current existing conditions. The old survey being used may not be the latest version of the survey. The survey may have been revised to reflect some change or correct some error. Finally, the survey will not be certified to you since certifications run only to the person for whom the survey was prepared.

What is a Radius Map ?

Radius maps are required by municipalities as an integral part of a variance application. Typically shown are all properties within a specified distance (100 feet, 200 feet, etc.) of the subject property. Each property use, along with zoning it indicated along with a list of all owners’ names and addresses.

Is a property corner mark out (stake-out) included with a Title Survey and if not why?

For the new property owner, the link between the deed description and the reality of standing in his yard is the survey. When there is obvious physical possession, such as fences, walls, and hedge and tree rows (all indicated on the survey) the new owner becomes secure with the knowledge of “where his property is”. On the other hand, when there is no obvious physical possession, the owner sometimes feels that the survey he paid for should also have included a “stake-out” marking his boundaries. For this reason, there exists much misunderstanding of what exactly a survey should and should not include.
The survey taken, to assist in the conveyance of title, does not require a “stake-out”. In fact, the “stake-out” survey is a completely separate entity. Land surveying, as is with every area of our society, is burdened by the constraining factors of time and money. Given the shorter commitment time by banks recently, along with the ever rising closing costs; the “ stake-out “ survey is becoming more and more an expensive luxury unless new construction is desired or property line disputes arise.
Inclement weather combined with amount of daylight obviously are factors which weigh heavily upon the speed in which a survey may be completed. A stake-out will most certainly slow the process by requiring additional field time and possibly extra field trips. Therefore, we suggest stake-outs be arranged directly by the new property owner a convenient time after the closing.
Additionally, we have frequently encountered a problem unique to “stake-outs”. Often when the “stake-out” is done at the time of the title survey and the normal time lag before the closing occurs; the new owner moves in only to find the stakes have been removed. The surveyor performed the “stake-out”, the buyer paid for the “stake-out”, but the stakes are missing, therefore an unpleasant and expensive situation has been created by local vandalism. A simple phone call to the land surveyor will answer most questions a buyer may have regarding his survey; perhaps even indicating an expensive “stake-out” unnecessary.

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