What are ALTA/NSPS Land Title Surveys typically used for?
Typically, ALTA/NSPS Land Title Surveys are used in conjunction with property sales and usually is limited to commercial properties. We have seen more and more residential ALTA/NSPS Land Title Surveys being requested in the recent years. The common conception is that ALTA/NSPS Land Title Surveys are the Cadillac of land surveys, which is true but aren’t always the best way to get the best survey for your individual needs.
When to use ALTA/NSPS Land Title Surveys and when to not use them.
Although ALTA/NSPS Land Title Surveys are considered the Cadillac of land surveys, they are usually the most expensive land surveys. Clients are sometimes unaware that the typical ALTA/NSPS Land Title Surveys specifications may not be sufficient for their needs on a certain project. At Advance Surveying and Engineering we have encountered this issue when our clients unknowingly thought they were ordering the Cadillac of land surveys only to find out that the ALTA/NSPS Land Title Surveys specifications didn’t suffice for their project. In particular the ALTA/NSPS Land Title Surveys specifications doesn’t specify that land surveyors are supposed to show spot elevations on the survey, and sometimes that is the service our client needs for their project. Therefore, our clients end up with a land survey that doesn’t fit their needs. At Advance Surveying and Engineering we take the time to understand what our clients will be using the ALTA/NSPS Land Title Surveys for. If we discover that they are using an ALTA/NSPS Land Title Surveys for a design project, we will try and steer them to a survey that will better fit their needs and pocketbooks.
What kind of information is on an ALTA/NSPS Land Title Survey?
When we prepare an ALTA/NSPS Land Title Survey we are instructed to prepare that survey per the specifications spelled out in the ALTA/NSPS Land Title Survey specifications. Then there is a Table A where the client can specify what items they would like to see on the survey. There are about 20 additional items that the client and land surveyor can negotiate to be included on the ALTA/NSPS Land Title Survey. Aside from the main specifications the ALTA/NSPS Land Title Surveys spell out, these surveys are used in conjunction with a title commitment that is delivered to the surveyor. On the title commitment are all the encumbrances to the property, such as easements, that are to be included on the survey. There are also any undocumented encumbrances that would be shown on the survey per a very careful inspection of the land itself. Those issues are presented on the face of the survey and the title company will issue a title policy for the property addressing these issues.
At Advance Surveying and Engineering we do our best to be sure that the ALTA/NSPS Land Title Survey conforms to our clients needs. If you are in the market for an ALTA/NSPS Land Title Survey in Minnetonka, Rochester, St. Cloud, Mankato or any city in the twin cities metro, please contact Advance Surveying and Engineering and we can guide you through the process of completing one of these land surveys. To learn more about ALTA/NSPS Land Title Surveys, here is a link to a website that will help explain this type of survey. https://www.nsps.us.com/page/ALTANSPSStandards