A SURVEY GUIDE FOR HOME AND LANDOWNERS
Surveying is the science or art of making measurements to determine or establish the relative position of points above, on, or beneath the surface of the earth. Surveys are generally divided into classes according to the type of data obtained, the methods and instruments used, and the purposes of the survey. Some examples of surveys include: geodetic surveys, topographic surveys, aerial or photogrammetric surveys, soil and wetland surveys, geologic surveys, engineering surveys, and land surveys.
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For the purchase and sale of residential or commercial land and buildings, surveys are commonly classified as follows:
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| Mortgage Survey or Inspection |
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An inexpensive survey or inspection designed strictly to satisfy the requirements of banks or mortgage lenders for residential properties. These inspections usually confirm basic information such as verifying that the building(s) is situated on the land in question. The inspection usually results in a plan included as a document at a real estate closing, but not recorded in the Registry of Deeds or relied upon for legal descriptions. The quality and level of detail shown on Mortgage Inspection Plans vary considerably among different surveyors.
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An accurate survey of one or more parcels of land made to establish or to reestablish boundary lines on the ground, or to obtain data for preparation of a map or plan. Plans will usually show boundary lines and evidence of the buildings, monuments found or set, easements and rights of way, encroachments and lines of occupation, and other items affecting the real property being surveyed.
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Title insurance protects the property owner against any flaws that may not have been found by the title searcher when the land and/or home was purchased. Title insurance surveys and plans provide information for the title insurance company to insure the title of the real property to be free and clear of survey matters, except those disclosed by the survey and indicated on the plan. Since title insurance policies often include a survey exception for residential properties, title insurance surveys are usually required only for commercial properties.
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| Finding a Qualified Surveyor |
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Surveying is a highly technical profession requiring special knowledge of the principals of mathematics, the related physical and applied sciences, and the relevant requirements of state law. As with most professions, the qualifications and experience level of surveyors vary considerably.
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| Selecting a Skilled Surveyor |
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Choose a surveyor with an established reputation, skill, and good judgment, you may want to consult with other homeowners for referrals, consult an attorney, or a real estate representative.
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| Legal Requirements for Surveys |
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Survey plans must include the stamp or seal of the surveyor performing or directly supervising the work performed. Each state has established procedures and standards for the practice of surveying.
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A survey helps to establish the basis for an investment in real estate. If properly performed, a survey can uncover discrepancies and encroachments if they exist, eliminate future questions as to the location of boundaries, and serve as a benefit to the owner as well as the mortgage lender and title insurance company.
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| Establishing Survey Cost(s) |
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The cost for a mortgage survey or inspection for residential lots usually range depending on lot size, the complexity of the survey, and other factors. Costs will be greater for commercial properties, larger parcels, or locations requiring extensive travel time. If a problem or discrepancy should be found, additional survey work may be necessary to resolve the problem.
A direct discussion between the surveyor and the client should enable a scope of services to be defined. If the scope can be generally determined in advance of the survey, an estimated cost or range of costs can usually be provided. A written agreement reflecting the cost and scope of services should be executed between the surveyor and the owner or owner's agent.
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