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What are the certificates of locations and what do they show?
Certificates of locations serve as vital documentation in real estate transactions, offering a detailed depiction of a property’s boundaries, improvements, and encumbrances. These plans, crafted and endorsed by qualified land surveyors, provide essential information regarding the spatial relationship between structures or enhancements and the property lines. Such certificates often include delineations of statutory rights of way, easements, or restrictive covenants burdening specific portions of the land.
When would they be needed?
Primarily, certificates of location are generated during pivotal phases in property development or transaction processes. They are frequently commissioned during the construction of new residences to comply with municipal regulations, ensuring adherence to building requirements. Additionally, these certificates play a crucial role in property sales and financing endeavors, aiding solicitors, notaries, and financial institutions in evaluating the property’s attributes and encumbrances. The contents of certificates of location are not standardized by law but are tailored to meet the distinct needs of various stakeholders. Municipal authorities, financial institutions, legal professionals, or private individuals may specify particular requirements for these plans, emphasizing the importance of accuracy and compliance with relevant criteria.
What is excluded?
Certain elements that are typically excluded from the scope of work. These exclusions can vary depending on the specific requirements of the survey and the preferences of the client. Here are some common exclusions:
Title Examination: A survey certificate generally does not include a detailed examination of the property’s title documents. While the surveyor may identify encroachments or easements affecting the property, they typically do not delve into the legal aspects of title ownership.
Legal Advice: Surveyors do not provide legal advice or opinions on property rights, boundary disputes, or other legal matters. If legal issues arise during the survey process, it’s essential to consult with a qualified attorney for guidance.
Zoning Compliance: Survey certificates generally do not verify compliance with zoning regulations or other land use restrictions. Determining zoning classification or permissible land uses would involve reviewing municipal zoning ordinances and regulations.
Future Developments: Survey certificates provide a snapshot of the property’s existing conditions at the time of the survey. They do not anticipate or account for future developments, changes in land use, or alterations to the property that may occur after the survey is completed.
Hidden or Subsurface Features: While surveyors may identify visible improvements and features on the property’s surface, they typically do not investigate or document hidden or subsurface features such as underground utilities, pipelines, or archaeological artifacts.
Topographic data: topographic data can provide valuable insights into the land’s surface characteristics, it may be excluded from standard survey certificates unless specifically requested or required for the client’s purposes.
By clarifying these exclusions upfront and discussing any specific concerns or additional requirements, property owners can ensure that the survey meets their expectations and provides valuable insights relevant to their needs.
How about old survey certificates?
In some instances, sellers may furnish existing survey certificates to prospective buyers, accompanied by a statutory declaration affirming the certificate’s currency and the absence of alterations to the property. While this may suffice for certain buyers, particularly if no substantial changes have occurred, it does not replace the necessity of obtaining a new survey, especially
for mortgage purposes.
Survey Certificates vs. Title Insurance
Mortgage lenders often mandate the provision of a survey certificate as part of their lending criteria, although they may accept title insurance as an alternative in certain cases. Title insurance offers protection against various property-related issues, yet it does not obviate the need for a survey. A survey unveils precise details about property boundaries, structures, and
encumbrances, offering comprehensive insights crucial for informed decision-making in real estate transactions.
In essence, while title insurance facilitates expedient transaction closures and provides a degree of protection, it does not supplant the indispensable role of surveys in ascertaining the true condition and boundaries of a property. Surveys remain indispensable tools for mitigating risks and ensuring transparency in real estate transactions, safeguarding both buyers and
sellers against potential disputes or complications arising from property discrepancies.
What is the cost of a survey certificate?
Cost can very between $500 to $5000. Some of the factors that influence the cost are listed below.
Property Size and Complexity: Larger properties or those with intricate boundaries, irregular shapes, or challenging terrain typically require more time and effort to survey accurately. Complex properties may involve additional research, fieldwork, and analysis, leading to higher costs.
Accessibility and Site Conditions: Factors such as accessibility to the property and site conditions (e.g., dense vegetation, obstructions can impact surveying costs. Difficult-to-access or hazardous sites may require additional time and resources.
Timeline and Scheduling: Urgency and scheduling constraints can affect pricing, with expedited surveys often incurring higher fees. Surveyors may charge premiums for rush jobs or projects requiring work outside of normal business hours.
Regulatory Requirements: Compliance with specific regulatory requirements or standards imposed by municipal or regional authorities may influence survey costs. Additional documentation, approvals, or certifications may be necessary, adding to the overall expense.
Client Requirements: Unique client requirements, such as specific deliverables, customization of survey plans, or additional consultations, can impact costs. Tailoring the survey to meet the client’s needs may involve additional time and resources.
By working closely together and considering all these factors, we can make sure the surveying process fits your needs and stays within your budget.