subject: Information About Boundary Surveying [print this page] A Boundary Survey may be defined as the process of identifying, measuring, and confirming the boundary lines of a piece of land. A Boundary Survey is also expected to reveal the extent of any easements, such as a utility line easement crossing the subject property to a neighboring property or appurtenant like the right to cross another property for access to a public road.
A Boundary Survey should also report any encroachments. The use of a piece of land by an individual other than the owner unaccompanied by an authority to do so is generally termed as encroachment. The neighbors might be encroaching on the piece of land or vice versa. Either occurrence will be reflected in the Boundary Survey. In short, a boundary survey determines the property lines of a parcel of land described in a deed. It will also indicate the extent of any easements or encroachments and may show the limitations imposed on the property by state or local regulations.
Boundary, or cadastral surveyors measure, mark, and map the boundary lines of land ownership. Cadastre is a Latin word to denote a public record or map for tax purposes. These surveyors trace deeds and other public records to verify the measurements of a piece of property for which the original survey could date back to several years. Nearly every piece of property has been surveyed in the United States. A survey is required prior to buying, subdividing, improving or building on land. Surveying the parcel before these activities ensures avoidance of future disputes, the expense and frustration of defending a lawsuit, moving a building, or resolving a boundary problem.
It is best not to confuse a mortgage inspection with a boundary survey. It is merely a surveyor's opinion that the buildings and major improvements seem to be located on the property described in the deed. Many lending institutions require this inspection to avoid problems such as encroachments, zoning violations and the need for flood insurance, but it does not determine whether the boundaries described in the deed are correct. A clear title obviously means that the owner has a lawful right to sell the property. It does not however guarantee that the area measurement is correct. In addition, title insurance policies do not insure the buyer against defects that would be discovered if a full boundary survey had been preformed.
The surveyor thoroughly examines the historical records relating to the land he is about to survey as also all lands adjoining it on all sides. Apart from the Registry of Deeds this research may also include the Registry of Probate, county commissioners' offices, town offices, historical associations and the department of transportation. The surveyor may also hold consultations with prior owners and ad joiners.
The surveyor does the necessary field work after the research and it involves establishing a network of known points called a traverse. The points are useful to search and locate existing monuments and other evidence of the boundaries. The results of the field work are then compared with the research and the surveyor then coordinates all the information to arrive at a final finding about the boundaries. A second field trip may be needed to set the new monuments. Finally, the surveyor will draft a plan, prepare a legal description and submit a written report.
The actual cost of a boundary survey depends on many variables, some of which can be known only after commencing the work. The size, terrain, vegetation, location and season influence the cost. However, the surveyor will not know if deeded monuments are missing or if they conflict with the description until he goes well ahead into the survey.
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