Survey reviews are a vital yet often overlooked component of real estate due diligence. Whether you're an investor, developer, or buyer, understanding the survey ensures that you are aware of physical boundaries, potential encroachments, easements, and title exceptions. At Abstract Authority, we specialize in ownership and title research.
What Is a Land Survey?
A land survey is a graphic representation of a parcel’s legal boundaries, structures, easements, and improvements. It is usually conducted by a licensed surveyor and plays a key role in the title insurance process, especially in commercial transactions or those involving ALTA/NSPS standards.
Types of surveys include:
- Boundary Surveys
- ALTA/NSPS Land Title Surveys
- Topographic Surveys
- Subdivision Plats
- Location Surveys
Why Survey Review Matters in Title Research
Survey review complements the title search by identifying matters not of record, such as:
- Encroachments (e.g., fences or driveways crossing a boundary)
- Unrecorded easements
- Setback violations
- Overlapping improvements
These issues may not appear in a title commitment but can affect:
- Marketability
- Lender insurability
- Development feasibility
- Disputes with adjoining landowners
Key Elements to Review in a Survey
When performing a survey review, look for the following:
1. Legal Description Match
Ensure the legal description in the title commitment matches the one shown on the survey. Discrepancies here can invalidate title insurance or create closing delays.
2. Boundary Lines and Monuments
Verify corners and boundary markers. Missing or misplaced monuments can result in boundary disputes.
3. Easements and Rights-of-Way
Check for:
Recorded easements (utility, ingress/egress)
Unrecorded easements (visible but not in the record)
Cross-reference with Schedule B-II of the title commitment.
4. Improvements Relative to Boundaries
Assess whether improvements (buildings, fences, parking lots) are within boundary lines and meet setback requirements.
5. Encroachments and Overlaps
Look for:
Neighboring structures crossing onto the parcel
Subject parcel structures crossing over onto adjacent parcels or public rights-of-way
6. Zoning and Setback Lines
Zoning setback violations can delay construction or require costly variances. Surveys often include building restriction lines.
7. Flood Zone Designation
FEMA flood zone data may be noted. If not, it should be confirmed separately as part of risk assessment.
By identifying title and physical issues early, we help investors and attorneys avoid costly surprises at closing.