At Land Surveying Services we specialize in providing high quality serveys. By utilizing latest technologies and software, we are able to create very detailed drawings. Our field crew has years of experience in collecting precise measurements to provide excellent results.
Types of Land Surveys
A survey locating topographic features – natural and man-made; such as buildings, improvements, fences, elevations, trees, streams, contours of the land, etc. This type of survey may be required by a governmental agency, or may be used by engineers and/or architects for design of improvements or developments on a site.
ALTA/ACSM Survey or Extended Title Insurance Coverage Survey:
A survey made for the purpose of supplying a title company and lender with survey and location data necessary for issuing American Land Title Association or Extended Coverage Title Insurance.
A survey for the purpose of locating the corners, boundary lines and/or easements of a given parcel of land. This involves record and field research, measurements, and computations to establish boundary lines in conformance with the Professional Land Surveyors Act
Site Planning Survey:
A combination of boundary and topographic surveys for preparation of a site plan to be used for designing improvements or developments.
The subdivision of a tract of land into smaller parcels, showing monumentation and survey data on a map, in conformance with local zoning regulations and subdivision regulations.
Precise location of horizontal and vertical positions of points for use in boundary determination, mapping from aerial photographs, construction staking, and other related purposes.
Court Exhibit Survey:
Analysis of various legal descriptions and survey maps; field locating of record, existing monuments, and physical features; and mapping showing this information for the purpose of presenting a visual exhibit to be used in a courtroom.
Construction staking to establish the correct location of structures shown on improvement plans for constructing roads, pipelines, building, etc.
ECs are used to determine the flood insurance premium rate and document elevation data necessary for compliance with community floodplain management regulations. ECs are used to support a request for a Letter of Map Amendment or Letter of Map Revision based on fill. Since Hurricane Sandy in 2012 many towns are requiring ECs as a condition for issuing permits. Lenders are also requiring ECs for properties located in flood zones prior to loan approval.
Factors Affecting Survey Costs
This varies by (a) the number of parcels involved, and (b) the number of past transactions. (This necessary step is complicated by the casual manner in which land transactions have been handled in the past, resulting in many vague, incomplete, and often contradictory legal descriptions and land records.)
Size and Shape of Property:
An irregularly shaped parcel has more corners to monument and a longer boundary than a rectangular parcel containing the same area.
Sectionalized Survey Work:
This could require the survey of the entire subdivision in which the land being surveyed lies, regardless of the area of the parcel. In some cases, the survey of more than one subdivision is required, depending on the location of the parcel in question in relation to adjoining subdivisions.
Terrain and Vegetation:
A level parcel of land is easier to survey than a mountainous parcel. Interference with lines of sight and accessibility complicate field work.
Amount of Existing Evidence on the Property:
Existing evidence such as iron, wood, or stone monuments, old fences, and occupation lines, witness trees, etc., aid the Surveyor. Their absence may compound difficulties involved in retracing boundaries.
Local Knowledge of Property:
Someone pointing out accepted occupation lines and monumentation is a considerable aid to the Surveyor.
When neighbors are cooperative, an otherwise difficult or impossible boundary line location may be established by boundary line agreement.
Time of Year:
In the summer, foliage may present problems making survey measurements difficult. In winter, weather may slow travel to and onsite, and sometimes conceal field evidence.
Title Company & Public Agency Requirements:
Title companies may require considerably more documentation than is normally required by the average land owner.