An ALTA survey is a boundary survey specifically tailored for title companies and lenders to facilitate the issuance of title or mortgage insurance. Title companies require this survey to verify that the property in question does not present any survey-related risks. Such risks may include boundary disputes, encroachments, or unrecorded easements. When an ALTA/NSPS surveyor identifies no potential issues, the title company gains the confidence needed to proceed with providing title insurance to the property owner.
The purpose of an ALTA land title survey is to confirm that properties comply with the minimum standards of accuracy and detail laid out by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). Additionally, the American Congress on Surveying and Mapping (ACSM) is also involved in promoting these standards. ALTA/ACSM surveys represent the highest level of surveying quality and are essential during the due diligence process involved in property transactions or refinancing.
An ALTA survey outlines specific data required for comprehensive land surveying. These title surveys present essential information, including boundary lines, the positioning of the primary structure along with any improvements, the placement of additional buildings, and identification of easements, which are access rights held by utility providers like water, gas, telephone, railways, and other essential services.
Additionally, an ALTA survey may encompass various other elements, such as the locations of underground utilities, the height of structures, the total square footage of buildings, and any underground facilities. Essentially, it acts as an “x-ray” of your property, highlighting potential issues that may be overlooked.
Common concerns identified through an ALTA/NSPS survey include inconsistencies in legal descriptions, mathematical errors in those descriptions, unexpected easements or encroachments, boundary conflicts, and zoning challenges. By opting for an ALTA/NSPS survey, you are making a valuable investment in safeguarding against potential legal or financial surprises related to your property.
It is the property owner’s duty to arrange for an ALTA survey when it becomes essential. Ultimately, the owner bears the responsibility if there are disputes over property lines or if zoning laws are breached.
If you’re uncertain whether an ALTA survey suits your requirements or if an alternative survey might be more appropriate, reach out to our team of land surveyors in New York. We can evaluate your specific needs and help you decide if an ALTA survey is the best option for you.
In the realm of commercial real estate, lenders or title companies often mandate an ALTA survey during the refinancing process or when a property changes ownership. This requirement helps mitigate potential risks, including encroachments, easements, and boundary disputes.
For individuals purchasing land, while an ALTA/NSPS survey may not be obligatory, it is highly advisable. Often, surveys on vacant lots may be outdated or unavailable, leading to unforeseen issues related to boundaries or encroachments that could arise post-purchase. Conducting an ALTA survey can help identify and address these challenges beforehand, safeguarding you against costly mistakes.
The duration of an ALTA survey can vary widely based on several factors unique to each property. An accurate timeline can only be determined after a comprehensive evaluation of your specific site. You can take comfort in knowing that our ALTA land surveying professionals are committed to completing the survey efficiently while thoroughly assessing any potential issues that may arise.
All surveying firms recognize the complexities that can extend the timeframe of an ALTA survey. Given that these surveys require adherence to various regulatory standards, they cannot be expedited. Nevertheless, by utilizing advanced technology, a deep understanding of ALTA/NSPS guidelines, and meticulous research, our team aims to conduct your ALTA survey in the shortest time feasible without compromising quality.
An ALTA land title survey does not have a fixed expiration date. Typically, any alterations to your property—such as dividing the land or erecting new structures—invalidate earlier surveys. When an ALTA survey is requested, the requesting party expects it to be precise and current.
If no modifications have been made to your property since your last ALTA survey, you could consult with the party who requested the survey to determine if the existing survey is still acceptable or if a new one is necessary.
