A key service offered by MXP Consulting, Inc. is the preparation of ALTA/ACSM surveys. These acronyms represent American Land Title Association and American Congress on Surveying and Mapping. These two agencies have jointly prepared and adopted a set of minimum standards regarding the preparation of boundary surveys and as-builts. An ALTA survey illustrates property improvements, easements, rights-of-way, and any other elements impacting the ownership of land.
An ALTA Survey is most often prepared for commercial properties although many more residential property owners are electing to obtain extended title coverage. The purpose is to provide the title company with the information required to insure the title to the land and improvements to the high degree that a commercial development may require. In addition to the minimum standards set forth, a table of optional elements is included in the ALTA/ACSM standards. A careful review of the elements from the optional "Table A" is helpful in delineating a clear scope of the land surveyor's services.
A current title commitment is required before an ALTA Survey can be completed. The surveyor will refer to the title commitment for the legal description of the property and for the legal description of any encumbrances (exceptions). Areas of ownership, improvements and encumbrances will be shown graphically. If the survey discovers any encroachments, they should be shown graphically, and a note indicating the nature of the encroachment may also be added. The certification language of the ALTA Survey should include the names of the affected parties, including as appropriate the buyer, seller, title company, and lender. The surveyor must work in close association with the title insurance company or real estate attorney, as the surveyor and the title company are relying on each other’s work to show the matters affecting the ownership of the land and improvements in a comprehensive manner.
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SAMPLE SURVEY