Do ALTA surveys normally use parcel ID#'s for adjoiners?
In addition to name, book/page:?ÿ yes
Instead of name, book/page:?ÿ no
Name and Parcel Id only: no book/page, no lot/block/subdivision
No found pins along 19 adjoining lots.?ÿ
@mightymoe No found pins by choice?
Do ALTA surveys normally use parcel ID#'s for adjoiners?
No. Not mine. Unless highly demanded by a lender.?ÿ
I'm going with the idea that this ALTA is a preliminary drawing and was sent out to raise a red flag about the description which is lacking to say the least.
There is no signature.
I've followed this surveyor and this doesn't look like his other work..
It's when the time frame shrinks, things start to get sketchy.
@mightymoe Who is supplying you with the 'completed' ALTA? Are ALTA surveys required to be filed in your state?
?ÿ
Our policy is to place "Preliminary" on any survey map, over my stamp for any map that is plotted, either for in-house use or review or for client review.
In-house review copies can be passed on to the client by someone for review. I have even seen those copies make it back around to me as the actual survey.?ÿ?ÿ
This did not have what I would expect marking it as preliminary, however, the sale fell through, now I get to do a Record of Survey. I will "fix" all the problems with the descriptions. I already did a preliminary description for review, the existing description, one inclusion and 6 exceptions.?ÿ
The seller, I'm fairly sure it's not a completed document, only something for review, clearly there were some documents missing on the title report which I haven't seen.
@mightymoe Who is supplying you with the 'completed' ALTA? Are ALTA surveys required to be filed in your state?
I know of no State that requires ALTA surveys be filed/recorded.?ÿ ALTAS are a private survey done to benefit title companies, banks and owners.?ÿ Since no subdivision or reversion to acreage occurs they are not under the purview of State subdivision statues.
We don't require recording for ALTAs, but nearly every one triggers a record of survey.. I strip off things that don't belong, change the layout tab to ROS and file it.
I prefer to leave descriptions like that alone. When you 'fix' them you may obscure the history. When forced to do so I add the following statement:
This description is intended to include all of the property described and conveyed in instrument 'x' and no other property.
No state requires ALTA surveys to be recorded, but many ALTA surveys trigger recording requirements in many states. Often the interior improvements are removed before recording. There is no such thing as a private boundary.?ÿ
@aliquot?ÿ How does an ALTA trigger a record of survey?
Depends on the state, but a common theme is if there is a material difference between what you find and the last recorded survey.?ÿ
If Table A Item 1 is checked and monuments need to be set, that's usually a record of survey right there.
Sometimes monuments don't have to be set. Depending on state, if record information is substantially at variance with recovered monumentation, or if there are multiple possible interpretations of the description, there needs to be a record and (hopefully) a surveyor's narrative...
I'm not sure I understand, the description given to sale the property is a 1978 metes description that was partly a portion of bounds descriptions and some attempts to follow adjoining lands. Today, the description doesn't follow any property lines except for one out of 22 courses near the NE corner of the tract. Otherwise the east line, south line, west line are not where this description lies and the north property line "overlaps" the neighbor creating a 90x500 foot strip.?ÿ
If leaving it alone means re-issuing it for the sale, that's what happened and what caused the problems.?ÿ
?ÿ