A boundary line or cadastral survey is the most common type of survey. A boundary line survey is required to determine the exact dimensions and location of a parcel of land. It is strongly recommended that a survey be performed prior to purchasing any property or right to property. It is a presumption of law in New York State that a property owner knows where their property lines are when they acquire the property. Having a survey performed prior to closing may disclose important facts and conditions that you, your attorney and your title company need to know in order to make informed decisions.
What you can expect from my standard residential boundary line survey:
1. A Certified Survey Map
2. Staking of the Unmarked Property Corners
3. A Suggested Legal Description
4. Delivery in Hardcopy and Electronic Form (.DOC .PDF).
The certified survey map will show visible improvements on, over and adjacent to the subject parcel. The map will be certified to the client, their Title Company and lending institution, if any. Certifications are to be provided to me in writing as soon as they are defined. The property lines will be dimensioned and any boundary line evidence either set or found will be indicated. Any deed discrepancies will be shown. Any easements or encroachments will be shown and dimensioned. The adjoining owners will be shown with their respective deed and map references. Additional details regarding existing infrastructure may be added and qualified as such using documentation provided by client. If you have existing mapping of hidden or obscured infrastructure and want it shown on the survey map you should provide it at time of proposal or additional fees may apply.
The un-staked property corners will be staked with steel rebar of appropriate length (30" standard) and witnessed by an oak lathe. Both are double flagged with long lasting artic flagging. Points set on the property lines (between corners) are a special request and should be discussed at time of proposal. Concrete monuments are available at an additional cost per point. In very rural or wooded areas it is recommended that the land owner further witness the surveyed property corner with a metal fence post or other suitable witness post. When setting a personal witness post near the surveyor's point you should stay at least 12 inches away from the iron rod or monument that you are trying to preserve.
A suggested legal description is a technical reading of a survey map describing the metes and bounds which is normally used as the description in your deed. The description is provided in hardcopy and electronic form. The title insurance company will also want the suggested legal description to "read it in" to the title policy. Their policy is subject to whatever state of facts a current and accurate survey will disclose. If you get a survey done after you purchase you can still contact your title company and have your survey description read into the title policy. It is strongly recommended that the attorney and title company use the electronic file as provided.
Hardcopies (four) and electronic files are provided. Electronic files include .DOC and .PDF. You, as a client, are entitled to everything in your file and all electronic files upon request. It is recommended that you store your survey documents in a safe and secure location, i.e. with your deed.
You can also expect to have your phone calls answered, and returned, by a licensed land surveyor and any questions or concerns addressed promptly. Your survey map and description are personal property and your information and data will be protected.
What you should not expect from a standard residential boundary line survey:
Flagging of all lines for the purpose of future posting. Staking of points on property lines (unless otherwise specified). Pre-existing mapping of any state and/or federal wetlands, critical environmental areas or known archeological sites. Delineation and location of any state and/or federal wetlands or other environmental concerns. Inspection and report of soil erosion and sediment control conditions. Topography, elevation data, zoning data, trees and landscaping will not be indicated or shown (unless otherwise specified). Interior stonewalls, seasonal streams, wet areas and minor trails (unless otherwise specified) will not be shown. Subsurface structures and/or improvements not visible or readily apparent will not be shown. Filing of the final map with the Dutchess County Clerk’s Office. These services may be performed at contract or hourly rates.
Samples of my boundary line survey work can be found here: legendlandsurveying.com/page11.php