ALTA/ACSM Land Title Surveys

ALTA/ACSM Land Title Surveys What you get and what you don’t get! Smith-Roberts National Corp.

What is a Land Surveyor?
Every state requires that surveyors be licensed.
8 hour Fundamental Examination
6 hour Principles and Practices Exam
2 hour State Law specific exam
Each state has independent regulatory board which oversees the profession
NCEES is the National Examination Board
www.ncees.org
Smith-Roberts National Corp.

Standard of Care & Liability
… "the degree of care a reasonable prudent practitioner should exercise in the locality of practice.“ 1 Surveying and Land Information Systems, Volume 50, No. 4, 1990, pp. 267-270
Liability Insurance
policies contain exclusions for claims arising out of express guaranties or warranties
“ true and correct" or "true and accurate" are comparable in meaning to guaranty
problems arise when a surveyor executes a certificate which contains statements beyond his/her professional knowledge

Legal Descriptions
United States Public Land Survey System
Rectangular/Grid System
Metes and Bounds System
Original 13 Colonies
Some Southern States
Texas
Platted Subdivisions – Lot & Block
Simultaneous Conveyance

Bearings & Dimensions
360 degrees ( °) in a full circle
60 minutes (‘) in a degree
60 seconds (“) in a minute
Full circle is divided into 4 quadrants
First part of Bearing (N or S) is the starting direction
The last part of the bearing is the direction you turn (E or W)

Bearing Rules
The closer the line is to Due North or South the closer the bearing will be to 00 °00’00”
The closer the line is to Due East or West the closer the bearing will be to 90 °00’00”
The number of degrees ( °) cannot exceed 90
The number of minutes (‘) or seconds (“) cannot exceed 59
For example:
There is no such thing as N95 °21’63”E

1999 Minimum Standard Detail Requirements Smith-Roberts National Corp.

What is a Base ALTA?
Dimensions of Property (5a)
All elements of each curve, if any (5a)
Difference in Record & Measured dimensions (5b)
Evidence of access to public streets (5c)
Names and recording data of adjoining landowners of non-platted lands (5d)
Contiguity, gores and overlaps along the exterior boundaries (5d)

What is a Base ALTA? cont’d
Character of all evidence of possession (fences, walls hedges, etc) (5f)
Location of Buildings (5g)
All record easements as provided to surveyor (5h)
Observable Evidence of Easements (5h)
ALL visible improvements within 5 feet of boundary (5i)
Driveways across property (5j)
Required ALTA certificate (8)

1. Monuments
Helps to locate property boundaries in the future
Not all states require
Additional costs if requested
Some corners cannot be set

2. Vicinity Map
Orients to major intersections
Can show off site easements

3. Flood Zone Statement
Determines if Flood Insurance is required
References the FEMA map

4. Land Area
Helps determine if all of desired property is surveyed
Area to be determined by client
Usually not insurable

5. Contours & Datum
ONLY needed for Elevation Certificates
NOT necessary for most transactions
Usually NOT requested

6. Zoning Restrictions, etc
Show current setbacks
Show height Restrictions
Show Floor Space Restrictions (bulk)
Setbacks from recorded plat
SURVEYORS CANNOT CERTIFY COMPLIANCE

7(a) Exterior Dimensions of Buildings
Without this item, buildings are only shown visually, not dimensioned
In some cases an overall length and width will suffice (very intricate buildings)

7(b) Square Footage
If this item is checked, there are up to three (3) subcategories that should be requested

7 (b)(1) Exterior Footprint
This is the area that the building occupies on the property
Used for bulk density calculations
NOT the same as square footage from rent rolls

7 (b)(2) Gross Floor Area
Surveyor must be provided with floor plans
Used for calculation of parking space requirements
Should correspond with the rent rolls
Usually not requested

7 (b)(3) Other Areas
Landscaped area, if required by restrictive covenant
Permeable area, if specified in the zoning
Be specific if you check this item

7(c) Height of Buildings
Used mainly for zoning compliance
Feet AND number of stories

8. Visible Improvements
Without Item 8, only buildings are required to be shown
Paved areas, signs, swimming pools, etc.
Indicates use by others
Billboard Signs

9. Parking Areas
Used mainly for zoning compliance
Parking Stripes
Required Number ?

10. Access to Public Road
Allows title company to insure access
Direct or Indirect access
Physical access vs. legal access

11. Location of Utilities
Confirms that property has access to public utilities
Confirms that visible utilities enter or exit though public easements or rights of way
Is there a need for appurtenant easement across others?
Indication of unrecorded easements
Two subcategories of Item 11

11 (a) Observed Evidence.
Only visible evidence of utilities:
Manholes, power poles, transformers, fire hydrants, drain inlets, etc.
For example, location of sewer lines between manholes will not be shown.

11 (b) Observed Evidence & Plans.
Plans provided by client, utility companies and other appropriate sources.
For example, city utility plans (WHEN AVAILABLE)
This does not require surveyor to utilize the “One Call” system

12. Governmental Agency Requirements.
HUD Requirements
Additional FANNIE MAE Requirements not otherwise covered in Table A

13. Names of Adjoiners / Platted.
Non-Platted adjoiners are already required by base ALTA.
Adjoiner deed information to be provided by client.
Needs to be negotiated in original survey order.

14. Earth Moving and Construction
Evidence of possible lien rights

15. Changes in Street Rights-of-Way
Completed OR proposed
Indicates possible additional right-of-way takings
Documents are typically not of record

16. Solid Waste Dump
Only visible evidence can be located

17. Other
Client specific requests

Flood Hazard Zones
FEMA Flood Insurance Rate Map (FIRM)
Depicts Special Flood Hazard Areas (SFHA)
100 year Flood?
Zone B, SHADED X, C, and X
Areas of moderate or minimal hazard
Flood insurance is available in participating communities but is not required
Zone A
Subject to inundation by the 100-year flood
Mandatory flood insurance purchase requirements apply
Zone AE
Subject to inundation by the 100-year flood
Base flood elevations are shown within these zones
Mandatory flood insurance purchase requirements apply

www.smith-roberts.com
Smith-Roberts National Corporation
25 South Oklahoma Avenue
Suite 400
Oklahoma City, OK 73104
Ph 800-411-2010
Fx 405-840-9116

ALTA/ACSM Land Title Surveys

by Smith-Roberts National Survey on Dec 30, 2010

Accessibility

Categories

Tags

Upload Details

Usage Rights

3 Embeds 8

Statistics

ALTA/ACSM Land Title Surveys — Presentation Transcript

https://usm.blackboard.com	5
https://webcourses.niu.edu	2
http://twitter.com	1