ALTA Land Title Survey


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ALTA Land Title Survey

  1. 1. ALTA/ACSM Land Title Surveys Presented by Burk Cornelius, PLS Smith-Roberts National Corporation © Smith-Roberts National Corp.
  2. 2. 2005 Minimum Standard Detail Requirements © Smith-Roberts National Corp.
  3. 3. Parts of an ALTA Survey <ul><li>Base Requirements </li></ul><ul><ul><li>All ALTA surveys must contain these items unless specifically requested not to by the client. </li></ul></ul><ul><li>Additional Table A Items </li></ul><ul><ul><li>These are items that are negotiated between the client and the surveyor to meet the needs of the transaction. </li></ul></ul>© Smith-Roberts National Corp.
  4. 4. What is a Base ALTA? <ul><li>Dimensions of Property (5a) </li></ul><ul><li>All elements of each curve, if any (5a) </li></ul><ul><li>Difference in Record & Measured dimensions (5b) </li></ul><ul><li>Distance from parcel to nearest right of way line. 5(c) </li></ul><ul><li>Evidence of access to public streets (5c) </li></ul>© Smith-Roberts National Corp.
  5. 5. What is a Base ALTA? cont’d <ul><li>Names and recording data of adjoining landowners of non-platted lands (5d) </li></ul><ul><li>Recording Data of subdivision plats if adjoining lands are platted. </li></ul><ul><li>Contiguity, gores and overlaps along the exterior boundaries (5d) </li></ul><ul><li>Character of all evidence of possession (fences, walls hedges, etc) (5f) </li></ul><ul><li>Location of Buildings (5g) </li></ul>© Smith-Roberts National Corp.
  6. 6. Base ALTA con’t <ul><li>All record easements as provided to surveyor (5h) </li></ul><ul><li>Observable Evidence of Easements (5h) </li></ul><ul><li>ALL visible improvements within 5 feet of boundary (5i) </li></ul><ul><li>Driveways across property (5j) </li></ul><ul><li>Required ALTA certificate (8) </li></ul>© Smith-Roberts National Corp.
  7. 7. What is Table A? <ul><li>The items of Table A must be negotiated between the surveyor and client. It may be necessary for the surveyor to qualify or expand upon the description of these items, e.g., in reference to Item 6, there may be a need for an interpretation of a restriction. </li></ul><ul><li>The surveyor cannot make a certification on the basis of an interpretation or opinion of another party . </li></ul>© Smith-Roberts National Corp.
  8. 8. HUD ITEMS ONLY! <ul><li>Items 16, 17 and 18 are only for use on projects for the U.S. Department of Housing and Urban Development (HUD). </li></ul>© Smith-Roberts National Corp.
  9. 9. 1. Monuments <ul><li>Helps to locate property boundaries in the future </li></ul><ul><li>Not all states require </li></ul><ul><li>Additional costs if requested </li></ul><ul><li>Some corners cannot be set </li></ul>© Smith-Roberts National Corp.
  10. 10. 2. Vicinity Map <ul><li>Orients to major intersections </li></ul><ul><li>Can be used to show off site appurtenant easements </li></ul>© Smith-Roberts National Corp.
  11. 11. 3. Flood Zone Statement <ul><li>Determines if Flood Insurance is required </li></ul><ul><li>References the current FEMA map </li></ul><ul><li>Can be noted in the Surveyor’s Certificate </li></ul>© Smith-Roberts National Corp.
  12. 12. Flood Hazard Zones <ul><li>FEMA Flood Insurance Rate Map (FIRM) </li></ul><ul><ul><li>Depicts Special Flood Hazard Areas (SFHA) </li></ul></ul><ul><ul><li>100 year Flood? </li></ul></ul><ul><li>Zone B, SHADED X, C, and X </li></ul><ul><ul><li>Areas of moderate or minimal hazard </li></ul></ul><ul><ul><li>Flood insurance is available in participating communities but is not required </li></ul></ul><ul><li>Zone A </li></ul><ul><ul><li>Subject to inundation by the 100-year flood </li></ul></ul><ul><ul><li>Mandatory flood insurance purchase requirements apply </li></ul></ul><ul><li>Zone AE </li></ul><ul><ul><li>Subject to inundation by the 100-year flood </li></ul></ul><ul><ul><li>Base flood elevations are shown within these zones </li></ul></ul><ul><ul><li>Mandatory flood insurance purchase requirements apply </li></ul></ul>© Smith-Roberts National Corp.
  13. 13. 4. Land Area <ul><li>Helps determine if all of desired property is surveyed </li></ul><ul><li>Area requested to be determined by client </li></ul><ul><li>Typically not insurable </li></ul>© Smith-Roberts National Corp.
  14. 14. 5. Contours & Datum <ul><li>Typically requested on Design Ready © Surveys for construction </li></ul><ul><li>NOT necessary for most transactions </li></ul>© Smith-Roberts National Corp.
  15. 15. 6. Zoning Restrictions, etc <ul><li>List current setbacks </li></ul><ul><li>List height Restrictions </li></ul><ul><li>List Floor Space Restrictions (bulk) </li></ul><ul><li>Setbacks from recorded plat </li></ul><ul><li>Surveyors cannot certify to compliance </li></ul>© Smith-Roberts National Corp.
  16. 16. 7(a) Exterior Dimensions of Buildings <ul><li>Without this item, buildings are only shown visually, not dimensioned </li></ul><ul><li>In some cases an overall length and width will suffice (very intricate buildings) </li></ul>© Smith-Roberts National Corp.
  17. 17. 7(b) Square Footage <ul><li>If this item is checked, there are up to three (3) subcategories that should be specified </li></ul>© Smith-Roberts National Corp.
  18. 18. 7 (b)(1) Exterior Footprint <ul><li>This is the area that the building occupies on the property </li></ul><ul><li>Used for bulk density calculations </li></ul><ul><li>NOT the same as square footage from rent rolls </li></ul>© Smith-Roberts National Corp.
  19. 19. 7 (b)(2) Gross Floor Area <ul><li>Surveyor must be provided with floor plans </li></ul><ul><li>Used for calculation of parking space requirements </li></ul><ul><li>Should correspond with the rent rolls </li></ul><ul><li>Typically addressed by Zoning analyst </li></ul>© Smith-Roberts National Corp.
  20. 20. 7 (b)(3) Other Areas <ul><li>Landscaped area, if required by restrictive covenant </li></ul><ul><li>Permeable area, if specified in the zoning </li></ul><ul><li>Be specific if you check this item </li></ul>© Smith-Roberts National Corp.
  21. 21. 7(c) Height of Buildings <ul><li>Used mainly for zoning compliance </li></ul><ul><li>Feet AND number of stories </li></ul>© Smith-Roberts National Corp.
  22. 22. 8. Visible Improvements <ul><li>Without Item 8, only buildings are required to be shown </li></ul><ul><li>Paved areas, signs, swimming pools, etc. </li></ul>© Smith-Roberts National Corp.
  23. 23. 9. Parking Areas <ul><li>Used mainly for zoning compliance </li></ul><ul><li>Parking Stripes </li></ul><ul><li>Required Number NOT required? </li></ul>© Smith-Roberts National Corp.
  24. 24. 10. Access to Public Road <ul><li>Allows title company to insure access </li></ul><ul><li>Direct or Indirect access </li></ul><ul><li>Physical access vs. legal access </li></ul>© Smith-Roberts National Corp.
  25. 25. 11. Location of Utilities <ul><li>Confirms that property has access to public utilities </li></ul><ul><li>Confirms that visible utilities enter or exit though public easements or rights of way </li></ul><ul><li>Is there a need for appurtenant easement across others? </li></ul><ul><li>Indication of unrecorded easements </li></ul><ul><li>Two subcategories of Item 11 to be specified </li></ul>© Smith-Roberts National Corp.
  26. 26. 11 (a) Observed Evidence. <ul><li>Only visible evidence of utilities: </li></ul><ul><li>Manholes, power poles, transformers, fire hydrants, drain inlets, etc. </li></ul><ul><li>For example, location of sewer lines between manholes will not be shown. </li></ul>© Smith-Roberts National Corp.
  27. 27. 11 (b) Observed Evidence & Plans. <ul><li>Plans provided by client, utility companies and other appropriate sources. </li></ul><ul><li>For example, city utility plans (WHEN AVAILABLE) </li></ul><ul><li>Does not require surveyor to utilize the “One Call” system </li></ul>© Smith-Roberts National Corp.
  28. 28. 12. Governmental Agency Requirements. <ul><li>HUD Requirements beyond 16, 17 and 18 </li></ul><ul><li>Additional FANNIE MAE Requirements not otherwise covered in Table A </li></ul><ul><li>Usually not requested </li></ul>© Smith-Roberts National Corp.
  29. 29. 13. Names of Adjoiners / Platted. <ul><li>Non-Platted adjoiners are already required by base ALTA. </li></ul><ul><li>Adjoiner deed information to be provided by client. </li></ul><ul><li>Needs to be negotiated in original survey order. </li></ul>© Smith-Roberts National Corp.
  30. 30. 14. Distance to Nearest Intersecting Street <ul><li>Specific street intersection request to be specified by client. </li></ul><ul><li>Different that Base requirement 5(c) which is the nearest right of way. </li></ul>© Smith-Roberts National Corp.
  31. 31. 15. Use of Orthophotography <ul><li>Useful in certain situations where large areas are involved without many improvements. </li></ul><ul><li>Boundary is done using traditional methods. </li></ul><ul><li>Field location of Improvements varies with each situation. </li></ul><ul><li>Potential encroachments should be field verified. </li></ul>© Smith-Roberts National Corp.
  32. 32. 16. Earth Moving and Construction <ul><li>Evidence of possible lien rights </li></ul><ul><li>FOR USE ON DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT (HUD) PROJECTS ONLY </li></ul>© Smith-Roberts National Corp.
  33. 33. 17. Changes in Street Rights-of-Way <ul><li>Completed OR proposed </li></ul><ul><li>Indicates possible additional right-of-way takings </li></ul><ul><li>Documents are typically not of record </li></ul><ul><li>FOR USE ON DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT (HUD) PROJECTS ONLY </li></ul>© Smith-Roberts National Corp.
  34. 34. 18. Solid Waste Dump <ul><li>Only visible evidence can be located </li></ul><ul><li>FOR USE ON DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT (HUD) PROJECTS ONLY </li></ul>© Smith-Roberts National Corp.
  35. 35. 19. Other <ul><li>Client specific requests </li></ul><ul><li>Usually not requested </li></ul>© Smith-Roberts National Corp.
  36. 36. Comprehensive Certificate Language © Smith-Roberts National Corp. <ul><li>Only ONE paragraph is required by ALTA standards </li></ul><ul><li>Table A items typically cover all aspects of lender/buyer concerns </li></ul><ul><li>Additional items can be added </li></ul>
  37. 37. Comprehensive Certificate Language © Smith-Roberts National Corp. SURVEYOR'S CERTIFICATE [Insert Date] This survey is made for the benefit of: Title company, lender, seller, buyer and their respective successors and assigns I,____________________________, Professional Land Surveyor do hereby certify to the aforesaid parties, as of the date set forth above that I have made a careful survey of a tract of land described as follows: [Insert Property Description]
  38. 38. Comprehensive Certificate Language (cont’d) © Smith-Roberts National Corp. 1. This is to certify that this map or plat and the survey on which it is based were made in accordance with the &quot;Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys,&quot; jointly established and adopted by ALTA and NSPS in 2005, and includes Items 1, 2, 3, 4, 6, 7(a)(b1)(c), 8, 9, 10 and 11(a)of Table A thereof. Pursuant to the Accuracy Standards as adopted by ALTA and NSPS and in effect on the date of this certification, undersigned further certifies that in my professional opinion, as a land surveyor registered in the State of __________, the Relative Positional Accuracy of this survey does not exceed that which is specified therein.
  39. 39. Comprehensive Certificate Language (cont’d) © Smith-Roberts National Corp. 2. The accompanying survey was made on the ground and correctly shows the location of all buildings, structures and other improvements situated on the above premises; there are no visible encroachments on the subject property or upon adjacent land abutting said property except as shown hereon and was made in accordance with laws and/or Minimum Standards of the State of __________.
  40. 40. Comprehensive Certificate Language (cont’d) © Smith-Roberts National Corp. 3. The property described hereon is the same as the property described in_________ Commitment No. ___________with an effective date of ____________and that all easements, covenants and restrictions referenced in said title commitment or apparent from a physical inspection of the site or otherwise known to me have been plotted hereon or otherwise noted as to their effect on the subject property.
  41. 41. Comprehensive Certificate Language (cont’d) © Smith-Roberts National Corp. 4. Said described property is located within an area having a Zone Designation _____ by the Federal Emergency Management Agency (FEMA), on Flood Insurance Rate Map No._________, with a date of identification of __________, for Community No.________________, in ____________County, State of______________, which is the current Flood Insurance Rate Map for the community in which said premises is situated.
  42. 42. Comprehensive Certificate Language (cont’d) © Smith-Roberts National Corp. <ul><li>The Property has direct access to____________________, a dedicated public street or highway. OR [indirect access to ____________, a dedicated public street or highway, by way of the Access Easement recorded in Book _______ Page_______.] </li></ul>
  43. 43. Comprehensive Certificate Language (cont’d) © Smith-Roberts National Corp. 6. The total number of striped parking spaces on the subject property is _____, including _____ designated handicap spaces.
  44. 44. <ul><li>Smith-Roberts National Corporation </li></ul><ul><li>100 N. E. 5 th Street </li></ul><ul><li>Oklahoma City, OK 73104 </li></ul><ul><li>Ph 800-411-2010 </li></ul><ul><li>Fx 405-840-9116 </li></ul>© Smith-Roberts National Corp.