The American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS) have jointly developed standards for land title surveys, resulting in the ALTA/NSPS Land Title Survey. This survey goes far beyond simply marking property boundaries. It’s a meticulous process requiring significant time, expertise, and resources, ensuring a thorough understanding of the property and mitigating potential risks for buyers, lenders, and title companies. This is a wrap up of our ALTA Survey series.
Here’s a glimpse into what makes the ALTA Survey so intensive:
· Table A Requirements: The ALTA survey standards include “Table A,” a list of optional items that can be added to the scope of the survey based on the specific needs of the transaction. These options address various concerns, such as encroachments, easements, zoning regulations, and access rights. Negotiating these Table A requirements is crucial for tailoring the survey to the particular property and transaction details. This discussion often involves the buyer, seller, lender, title company, and surveyor.
· Certification for All Parties: The ALTA Survey provides a certification, a critical document that verifies the thoroughness of the survey and lists all involved parties: the buyer, title company, title underwriter, and mortgage lender. This certification offers an added layer of assurance and protection for everyone involved.
· Title Commitment Integration: The survey directly addresses the title commitment, identifying and locating any easements, restrictions, or other encumbrances listed in the title report. This helps ensure clarity and minimizes the risk of future disputes or surprises.
· Detailed Depiction of Easements: Easements, which grant others the right to use a portion of the property for specific purposes (e.g., utilities, access), are clearly marked on the survey drawing. This precise depiction is essential for understanding the impact of easements on the property’s use and value.
· Vicinity Map and Other Information: The final survey drawing may also include a vicinity map, providing context by showing the property’s location relative to the surrounding area. Other information, such as building locations, fences, and other improvements, is also typically included.
While the ALTA Land Title Survey represents a significant investment of time and resources, its comprehensive nature provides invaluable peace of mind. By thoroughly examining the property and addressing potential issues upfront, this survey protects all parties involved in the transaction. It clarifies boundaries, identifies easements and encumbrances, and provides a comprehensive understanding of the land, ultimately facilitating a smoother, more secure real estate transaction. The upfront cost is a small price to pay compared to the potential costs of future legal disputes or unforeseen issues. For significant commercial real estate investments, the ALTA Land Title Survey is not just a good idea – it’s an essential component of due diligence.
Cardinal Surveying would like the opportunity to earn your business. They service the greater St. Louis Metro area, have been rated A+ with the Better Business Bureau since 2003, have surveyed over 35,000 properties and are a family-owned company who prides themselves on producing accurate results with exceptional customer service. They can be contacted via email at inbox@cardinalsurveying.com or call 636.922.1001. They look forward to working with you for all your land surveying needs.