An ALTA/NSPS Land Title Survey is a comprehensive survey that adheres to the standards set by the American Land Title Association and the National Society of Professional Surveyors. It includes detailed information about property boundaries, easements, encroachments, and other significant features affecting property ownership. You typically need an ALTA survey during property transactions, refinancing, and for commercial real estate developments to provide a clear understanding of the property’s condition and boundaries.

A boundary survey and a mortgage location survey serve different purposes and offer varying levels of detail and precision:

Boundary Survey: This survey is highly detailed and precise, aimed at formally establishing property lines. It involves thorough research of historical records, detailed measurements, and often includes placing monuments or markers at property corners. Boundary surveys are used for resolving disputes, legal documentation, and ensuring compliance with zoning and land-use regulations. They must adhere to stringent standards set by the Ohio Revised Code (ORC) and the Ohio Administrative Code (OAC).

Mortgage Location Survey: This survey is less detailed and is primarily intended for the lender and title company involved in a real estate transaction. It verifies that the structures and improvements on the property are within the boundaries described in the mortgage but does not establish precise property lines. It is mainly used to assist the title insurance company in issuing the lender's and homeowner's title insurance policies and complies with less stringent standards compared to boundary surveys (MLS vs Bndy).

Lot consolidation involves combining two or more adjacent parcels into a single, larger lot. This process can benefit property owners by simplifying land management, reducing property taxes, increasing the usable space for development, and enhancing the property's overall value. It is particularly useful for expanding residential or commercial spaces and complying with zoning regulations.

An accurate legal description is crucial for defining the exact boundaries and features of a property in legal documents. It ensures clarity in property transactions, ownership, and development. At Campbell and Associates, we ensure accuracy by conducting thorough surveys using advanced equipment and technology, cross-referencing historical records, and meticulously verifying all data to provide precise legal descriptions.

The time required to complete a survey depends on the type of survey, the size and complexity of the property, and the specific project requirements. For example, a boundary survey for a small residential lot may take a few weeks, while a large-scale ALTA survey for a commercial property can take several weeks. Factors affecting the timeline include the availability of property records, weather conditions, and any unique site challenges.

At Campbell and Associates, we utilize state-of-the-art surveying equipment and technology to ensure the highest accuracy in our surveys. This includes GPS (Global Positioning System) equipment, total stations, Drone LiDAR scans, and advanced software for data analysis and mapping. Our team of experienced professionals follows rigorous standards and methodologies to provide precise and reliable survey results.