It's been a while since I did an ALTA survey but I have one to do now. My question is this:
The client has 2 pieces of property adjoining one another, prior to my involvement they treated these as separate pieces and have ALTA commitments on each. Now they want me to do an ALTA on both the parcels together. Do I just reference both of the commitments on one survey or do I need to get a commitment that covers both parcels? In the past I always have had one commitment that covers all the parcels but wondering if I have options here.
Thanks in advance for your help on this.
I see no problem either way. Just make sure you clearly state what you are doing and clearly show both parcels.
Depending on local zoning / subdivision regs you want to make sure you don't put anything on your plat that could indicate you are attempting to combine the parcels / vacate lot line that could be in violation of ordinances.
Your client may want one ALTA but I'm pretty sure that the title company is going to have another idea. I suppose that, from a surveying point of view, there is nothing that stops you from doing one ALTA on 2 commitments, but I have to assume that there is some reason the title company is splitting it up.
It's my understanding that 1 parcel has an existing building on it and has been owned by the client for sometime. The other was purchased recently for an upcoming expansion of the business. That's the reason for 2. I'm guessing the first ALTA was done as part of the financing for the purchase of the new parcel.
I believe the purpose of the ALTA Survey is to support the guarantee of clear title and identify boundary problems of the specific tract as described in that commitment. If two title policies are going to be issued then I think you need to provide two surveys.