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ALTA/ACSM Land Title Surveys


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ALTA Land Title Survey
ACSM Land Title Survey
National Survey
Commercial Survey
Boundary Survey
Condominium Plats
Subdivision Plats
Flood Elevation Certificates
Topographical Survey
Lot Line Adjustments
Boundary Line Agreements
Site Planning
Site Design
Construction Staking
Survey Consulting
ALTA Consulting
ACSM Consulting
Legal Descriptions
Subdivision Amendments
Slope Analysis
Volume Calculations
Interior Floorplan Measurements
As-Built Surveys
City Lot Surveys
Claim Surveys
Control Network Engineering
Civil Engineering
Sewer and Water Design
Residential Structure Engineering
Commercial Structure Engineering
Commercial Engineer
Subdivision Design Engineering
Site Plans
Road Design Engineering
Irrigation Systems
Solid Waste and Environmental Services
Site Grading
Storm Water Drainage and Flood Control
Water Supply, Distribution and Treatment
Municipal Infrastructure Design
Land Development Services
Construction Management and Observation
Traffic Analysis
Land Use Constraint Mapping
Dams and Reservoirs
Zoning Analysis
Zoning Reports
Zoning Letters
Preliminary Land Title Coordination
Final Land Title Coordination
Phase One Environmental Coordination
Phase 1 Environmental Site Assessments
Property Condition Assessments
Seismic Reports
Cost Segregation Studies
Aerial Surveys
National Commercial Surveying
Survey Consulting and Coordination
Design Ready Surveys
Easement Surveys
Right-of-Way Surveys
Wind Power and Communication Surveys
Pipeline Surveys
Site Information Reports (SIR)
CLE Classes
Accident Reconstruction
Property Improvement Survey
Property Boundary Survey
Improvement Location Certifcate
Civil Engineering Design
Foundation and Spot Survey
Final Survey
Mortgage and Lot Survey
Topographical Survey
Tree Survey
Route Survey
Volumetric Survey
Construction Survey
Legal Description
F.E.M.A. Certificate
Elevation Certificates
FEMA Floodplain Surveys
Global Positioning Systems
Section Corner Restoration
Wireless Tower Sites
Wind Energy Surveying
Transmission Surveying
Section Corner Restoration
Industrial Plant Drawings
Industrial Plant Data Stakeout
AutoCAD Drafting Services

Published in: Real Estate, Technology, Business

ALTA/ACSM Land Title Surveys

  1. 1. ALTA/ACSM Land Title Surveys What you get and what you don’t get! Smith-Roberts National Corp.
  2. 2. What is a Land Surveyor? <ul><li>Every state requires that surveyors be licensed. </li></ul><ul><ul><li>8 hour Fundamental Examination </li></ul></ul><ul><ul><li>6 hour Principles and Practices Exam </li></ul></ul><ul><ul><li>2 hour State Law specific exam </li></ul></ul><ul><li>Each state has independent regulatory board which oversees the profession </li></ul><ul><li>NCEES is the National Examination Board </li></ul><ul><li> </li></ul>Smith-Roberts National Corp.
  3. 3. Standard of Care & Liability <ul><li>… &quot;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 </li></ul><ul><li>  Liability Insurance </li></ul><ul><ul><li>policies contain exclusions for claims arising out of express guaranties or warranties </li></ul></ul><ul><ul><li>“ true and correct&quot; or &quot;true and accurate&quot; are comparable in meaning to guaranty </li></ul></ul><ul><ul><li>problems arise when a surveyor executes a certificate which contains statements beyond his/her professional knowledge </li></ul></ul>Smith-Roberts National Corp.
  4. 4. Legal Descriptions <ul><li>United States Public Land Survey System </li></ul><ul><ul><li>Rectangular/Grid System </li></ul></ul><ul><li>Metes and Bounds System </li></ul><ul><ul><li>Original 13 Colonies </li></ul></ul><ul><ul><li>Some Southern States </li></ul></ul><ul><ul><li>Texas </li></ul></ul><ul><li>Platted Subdivisions – Lot & Block </li></ul><ul><ul><li>Simultaneous Conveyance </li></ul></ul>Smith-Roberts National Corp.
  5. 5. Bearings & Dimensions <ul><li>360 degrees ( °) in a full circle </li></ul><ul><li>60 minutes (‘) in a degree </li></ul><ul><li>60 seconds (“) in a minute </li></ul><ul><li>Full circle is divided into 4 quadrants </li></ul><ul><li>First part of Bearing (N or S) is the starting direction </li></ul><ul><li>The last part of the bearing is the direction you turn (E or W) </li></ul>Smith-Roberts National Corp.
  6. 6. Bearing Rules <ul><li>The closer the line is to Due North or South the closer the bearing will be to 00 °00’00” </li></ul><ul><li>The closer the line is to Due East or West the closer the bearing will be to 90 °00’00” </li></ul><ul><li>The number of degrees ( °) cannot exceed 90 </li></ul><ul><li>The number of minutes (‘) or seconds (“) cannot exceed 59 </li></ul><ul><li>For example: </li></ul><ul><li>There is no such thing as N95 °21’63”E </li></ul>Smith-Roberts National Corp.
  7. 7. 1999 Minimum Standard Detail Requirements Smith-Roberts National Corp.
  8. 8. 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>Evidence of access to public streets (5c) </li></ul><ul><li>Names and recording data of adjoining landowners of non-platted lands (5d) </li></ul><ul><li>Contiguity, gores and overlaps along the exterior boundaries (5d) </li></ul>Smith-Roberts National Corp.
  9. 9. What is a Base ALTA? cont’d <ul><li>Character of all evidence of possession (fences, walls hedges, etc) (5f) </li></ul><ul><li>Location of Buildings (5g) </li></ul><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.
  10. 10. 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.
  11. 11. 2. Vicinity Map <ul><li>Orients to major intersections </li></ul><ul><li>Can show off site easements </li></ul>Smith-Roberts National Corp.
  12. 12. 3. Flood Zone Statement <ul><li>Determines if Flood Insurance is required </li></ul><ul><li>References the FEMA map </li></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 to be determined by client </li></ul><ul><li>Usually not insurable </li></ul>Smith-Roberts National Corp.
  14. 14. 5. Contours & Datum <ul><li>ONLY needed for Elevation Certificates </li></ul><ul><li>NOT necessary for most transactions </li></ul><ul><li>Usually NOT requested </li></ul>Smith-Roberts National Corp.
  15. 15. 6. Zoning Restrictions, etc <ul><li>Show current setbacks </li></ul><ul><li>Show height Restrictions </li></ul><ul><li>Show Floor Space Restrictions (bulk) </li></ul><ul><li>Setbacks from recorded plat </li></ul><ul><li>SURVEYORS CANNOT CERTIFY 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 requested </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>Usually not requested </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><ul><li>Indicates use by others </li></ul><ul><li>Billboard Signs </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 ? </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 </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>This 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 </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. Earth Moving and Construction <ul><li>Evidence of possible lien rights </li></ul><ul><li>Usually not requested </li></ul>Smith-Roberts National Corp.
  31. 31. 15. 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>Smith-Roberts National Corp.
  32. 32. 16. Solid Waste Dump <ul><li>Only visible evidence can be located </li></ul><ul><li>Usually not requested </li></ul>Smith-Roberts National Corp.
  33. 33. 17. Other <ul><li>Client specific requests </li></ul><ul><li>Usually not requested </li></ul>Smith-Roberts National Corp.
  34. 34. 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.
  35. 35. <ul><li>Smith-Roberts National Corporation </li></ul><ul><li>25 South Oklahoma Avenue </li></ul><ul><li>Suite 400 </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.